04-11-2018 Community Redevelopment Authority Regular Meeting Packet
Community Redevelopment
Authority (CRA)
Wednesday, April 11, 2018
Regular Meeting Packet
Board Members:
Tom Gdowski - Chairman
Glen Murray – Vice Chairman
Sue Pirnie
Glenn Wilson
Krae Dutoit
4:00 PM
City Hall
Grand Island Regular Meeting - 4/11/2018 Page 1 / 172
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, April 11, 2018
Regular Meeting
Item A1
Agenda
Staff Contact:
Grand Island Regular Meeting - 4/11/2018 Page 3 / 172
AGENDA
Wednesday, April 11, 2018
4 p.m.
Grand Island City Hall
Open Meetings Notifications
1. Call to Order
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 March 21, 2018, Meeting.
3. Review of Financials.
4. Approval of Bills.
5. Review of Committed Projects and CRA Properties.
6. Review of 2017 Fiscal Year Audit Report – Terry Galloway
7. Redevelopment Contract for 408 E 2nd – Weinrich Developments Inc.
a. Consideration of Resolution 268
8. Redevelopment Plan Amendment for CRA Area # 12-Copper Creek.
a. Consideration of Resolution 269- Forward a Redevelopment Plan Amendment
to the Hall County Regional Planning Commission for Phase 2 of the Copper
Creek Development – Guarantee Group
b. Consideration of Resolution 270 - Resolution of Intent to enter into a Site
Specific Redevelopment Contract and Approval of related actions 30-day notice
to city council for Phase 2 of Copper Creek – Guarantee Group
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9. Director’s Report
a. LB 874
10. Adjournment
.
Next Meeting May 23, 2018
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COMMUNITY REDEVELOPMENT AUTHORITY
AGENDA MEMORANDUM
4 p.m. Wednesday, April 11, 2018
1.CALL TO ORDER. The meeting will be called to order by Chairman Tom Gdowski.
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.
2.APPROVAL OF MINUTES. The minutes of the Community Redevelopment
Authority meeting March 21, 2018 are submitted for approval. A MOTION is in
order.
3.APPROVAL OF FINANCIAL REPORTS. Financial reports for the period of March
1 through March 31, 2018 are submitted for approval. A MOTION is in order.
4.APPROVAL OF BILLS. Payment of bills in the amount of $41,519.02 is submitted
for approval. A MOTION is in order.
5.REVIEW OF COMMITTED PROJECTS AND CRA PROPERTIES.
6.PRESENTATION OF CRA AUDIT. Terry Galloway of Almquist, Maltzahn,
Galloway & Luth will be presenting results of the CRA audit for the period ended
September 30, 2017
7.REDEVELOPMENT CONTRACT –WEINRICH DEVELOPMENTS INC). The
Grand Island City Council is expected to approve Resolution 2018-103 on April 10,
2018 authorizing issuance of a contract to Weinrich Developments Inc. for up to
$164,181 in tax-increment financing to assist with acquisition, site clearance, utility,
architectural, engineering and other costs associated with building a 3 unit apartment
building at 408 E. Second Street in Grand Island’s CRA Area No. 1. A MOTION to
approve the Redevelopment Contract and Resolution 268 is in order.
8.REDEVELOPMENT PLAN AMENDMENT – GUARANTEE GROUP LLC.-
COPPER CREEK PHASE 2 . Concerning an amendment to the redevelopment plan
for CRA Area No. 12 for Phase 2 of the Copper Creek development. The request
from Guarantee Group L.L.C. calls for redevelopment of property south of the first
phase of the Copper Creek Project for 80 additional single family lots. The plan
requests $4,754,848 in tax increment financing along with associated interest on the
TIF bonds. The CRA may forward the plan to the Regional Planning Commission for
review and to the Grand Island City Council to give 30-day notice of a potential
development contract. A MOTION to approve Resolution 269 (forward to Regional
Planning Commission) and Resolution 270 (30-day intent notice to city council) is in
order.
9.
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10.DIRECTOR’S REPORT.
Report on changes to TIF and blight study processes due to the passage of LB 874.
12. ADJOURNMENT.
Chad Nabity
Director
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Community Redevelopment
Authority (CRA)
Wednesday, April 11, 2018
Regular Meeting
Item B1
Minutes of the March 21, 2018 Meeting
Staff Contact:
Grand Island Regular Meeting - 4/11/2018 Page 8 / 172
OFFICIAL PROCEEDINGS
MINUTES OF
COMMUNITY REDEVELOPMENT AUTHORITY
MEETING OF
March 21st, 2018
Pursuant to due call and notice thereof, a Meeting of the Community Redevelopment
Authority of the City of Grand Island, Nebraska was conducted on March 21st , 2018 at
City Hall, 100 E. First Street. Notice of the meeting was given in the March 14th, 2018
Grand Island Independent.
1. CALL TO ORDER.
Vice Chairman Glen Murray called the meeting to order at 4:00 p.m. The
following members were present: Krae Dutiot, Glenn Wilson, Glen Murray and
Sue Pirnie. CRA Member Tom Gdowski was absent. Also present were: Director
Chad Nabity, Planning Technician Rashad Moxey, Brian Schultz from the Grand
Island Finance Department, Interim Finance Director Billy Clingman, City
Administrator Marlan Ferguson and Council President Vaughn Minton.
Murray 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 table easily accessible to anyone who would like to read through
them.
2. APPROVAL OF MINUTES.
A motion for approval of the Minutes for the February 14th, 2018 meeting was
made by Wilson and seconded by Dutoit. Upon roll call vote, all present voted aye.
Motion carried 4-0.
3. APPROVAL OF FINANCIAL REPORTS.
Clingman reviewed the financials from February 1st to February 28th. A motion for
approval of the financial reports was made by Dutoit and seconded by Wilson.
Upon roll call vote, all present voted aye. Motion carried 4-0.
4. APPROVAL OF BILLS.
The bills were reviewed by Murray. A motion was made by Wilson and seconded
by Pirnie to approve the bills in the amount of $122,274.65. Upon roll call vote,
all present voted aye. Motion carried 4-0.
5. REVIEW OF COMMITTED PROJECTS & CRA PROPERTY.
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The committed projects and CRA properties were reviewed by Nabity. Nabity
explained that Fonner Court is expected to come off the list of project by next
month. Regarding other projects, Nabity said the Hedde Building project is still on
hold and is waiting on the tax credit. He went on to explain that the new tax law
will influence the way the project proceeds. Nabity went on to explain that the
Mendez projects still in progress. Nabity explained that the Othy’s Place project is
in a holding pattern; also the South Locust/Fonner Park BID project is expected to
start and complete its planting project during the spring (2018). Nabity went onto
say, Urban Island/Kinkaiders is making progess on its project. Nabity then spoke
about the Fire and Life Safety grants, explaining that both the Hedde Building and
Urban Island/Kinkaiders are working on their respective projects. Nabity explained
that Peaceful Root is working on fixing the sidewalk where a coal shoot vault was
found. He then stated, Take Flight is expected to move forward with life safety
funds. Nabity went on to talk about the CRA properties available. He said the CRA
is in the process of completing the sale for 408 East 2nd Street to Weinrich
Development Inc. Nabity stated that there is an offer on 604 West 3rd Street and it
is expected that it will move forward. He also stated that there has been no new
interest in the Desert Rose property but that the Nebraska Department of
Transportation has completed the appraisal for access to that site from South
Locust Street.
6. REDEVELOPMENT PLAN AMENDMENT FOR 408 E 2nd – WEINRICH
DEVELOPMENT INC.
Nabity said this is a redevelopment plan amendment that will authorize Tax
increment financing for the acquisition of the property, site clearance, sidewalk
and utilities. The Weinrich’s proposing a two story three unit apartment. Nabity
explained that the Planning Commission has held a public hearing and
recommended approval and passed a resolution (2018-06). He then introduced
Resolution 267 to the CRA. The resolution introduced covered the approval of the
project and the approval to recommend to the project moved forward to the City
Council meeting expected to be held on April 10th, 2018. Nabity finished by stating
that all parking for the proposed structure will be accessed through the alley behind
the building and all parking is also located behind the structure.
A motion was made by Dutiot and seconded by Pirnie to approve the
Redevelopment Amendment Plan and Resolution 267. Upon roll call vote, all
present voted aye. Motion carried 4-0.
7. LIFE SAFETY APPLICATION – 308 WEST 3rd STREET- TOM & LOIS
NIELSEN.
Nabity explained that the proposed development is requesting $20,000 in Life
Safety Funds to help turn the upper story of the structure in a single unit apartment
Grand Island Regular Meeting - 4/11/2018 Page 10 / 172
consisting of 2 bedrooms. Nabity stress that the developers have not requested
fund through TIF or the Façade Grant and isn’t expected to do so.
A motion was made by Wilson and seconded by Pirnie to approve the Life Safety
Application. Upon roll call vote all, voted aye. Motion carried 4-0.
8. CONSIDERATION OF APPROVING NEW DESIGN GUIDELINES FOR
FAÇADE PROJECTS WITHIN THE BOUNDARIES OF THE
DOWNTOWN IMPROVEMENT DISTRICT.
Nabity explained that the Downtown Business Improvement District has been
working on updating their guidelines for some time. He noted that the updated
guidelines were recently voted for approval by its board in October 2017 and was
forwarded to the Regional Planning Department in January 2018. Nabity clarified
that the guidelines will only apply to projects in the Business Improvement District
and applications for Façade grants funds. He stressed that it will not apply to any
other regulations.
There were two representatives from the Down Town Improvement District Cara
Lemburg (Director) and Tom Ziller. Lemburg expressed that adopting these
guidelines in reference to the façade grants will help in the reshaping of the down
town area.
Ziller explained that every item within the old guidelines was reviewed during the
updating process. He went onto add that changes were made throughout the
document. Ziller touched basis on other areas the guidelines can help particularly
sidewalks. He explained this has been an area on concern and was addressed
within the guidelines to help with the flow of the downtown area.
A motion was made by Pirnie and seconded by Dutiot to approve the new Design
Guidelines for Façade Projects within the boundaries of the Downtown
Improvement District. Upon roll call vote all, voted aye. Motion carried 4-0.
9. TIF VALUATION STUDY FINAL REPORT
Nabity stated that the conclusion of the study shows that TIF does make an impact
locally on properties in close proximity or right next to where a project was done
with TIF. He went on to stay that if there are a lot of projects using TIF
concentrated in one area, impacts can possibly be seen in blocks around the
projects. He noted that he anticipates another study being done in the future as
there are now more projects meaning more data is available compared to 2016
when the study was first introduced. Nabity suggest that a updating the study with
in the next couple of years would potentially show a greater impact of TIF on
surrounding properties as many of the projects that have been approved are just
reaching a state of completion.
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10. EXECUTIVE SESSION FOR PROPERTY NEGOTIATIONS
At 4:30pm motion was made by Dutiot and seconded by Wilson to approve the
start of an Executive Session for Property Negotiations. Upon roll call vote all,
voted aye. Motion carried 4-0.
At 4:34pm motion was made by Wilson and seconded by Pirnie to approve to end
the Executive Session for Property Negotiations. Upon roll call vote all, voted
aye. Motion carried 4-0.
11. DIRECTOR’S REPORT
Nabity said there is a LB 874 TIF bill has passed and is awaiting the signature of
the Governor. This bill as approved does make some significant changes to the
reporting and notice requirements for TIF projects and Blight and Substandard
Studies. Nabity stated that he would provide more in depth analysis at a future
meeting prior to the law going into effect.
12. ADJOURNMENT.
Murray adjourned the meeting at 4:51 p.m.
The next meeting is scheduled for 4 p.m., Wednesday, April 11th, 2018.
Respectfully submitted
Rashad Moxey
Planning Technician
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Community Redevelopment
Authority (CRA)
Wednesday, April 11, 2018
Regular Meeting
Item C1
Financial Reports from March 1 to March 31, 2018
Staff Contact:
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MONTH ENDED 2017-2018 2018 REMAINING % OF BUDGET
March-18 YEAR TO DATE BUDGET BALANCE USED
CONSOLIDATED
Beginning Cash 669,907 1,092,980
REVENUE:
Property Taxes - CRA 3,560 137,836 472,191 334,355 29.19%
Property Taxes - Lincoln Pool 14,590 41,437 198,050 156,613 20.92%
Property Taxes -TIF's 1,661 370,918 1,850,874 1,553,173 20.04%
Loan Income (Poplar Street Water Line)- - 10,500 10,500 0.00%
Interest Income - CRA 10 77 300 223 25.52%
Interest Income - TIF'S 1 9 - - #DIV/0!
Land Sales - - 100,000 100,000 0.00%
Other Revenue - CRA - 787 130,000 129,213 0.61%
Other Revenue - TIF's 1 14,837 - - #DIV/0!
TOTAL REVENUE 19,822 565,899 2,761,915 2,284,078 20.49%
TOTAL RESOURCES 689,729 565,899 3,854,895 2,284,078
EXPENSES
Auditing & Accounting - - 5,000 5,000 0.00%
Legal Services - 645 3,000 2,355 21.50%
Consulting Services - - 5,000 5,000 0.00%
Contract Services 7,658 25,369 75,000 49,631 33.83%
Printing & Binding - - 1,000 1,000 0.00%
Other Professional Services - 5,146 16,000 10,854 32.16%
General Liability Insurance - - 250 250 0.00%
Postage - - 200 200 0.00%
Life Safety - 175,000 200,000 25,000 87.50%
Legal Notices 34 104 500 396 20.84%
Travel & Training - - 1,000 1,000 0.00%
Other Expenditures - - - - #DIV/0!
Office Supplies - - 1,000 1,000 0.00%
Supplies - - 300 300 0.00%
Land - - 200,000 200,000 0.00%
Bond Principal - Lincoln Pool - 175,000 175,000 - 100.00%
Bond Interest - 10,606 20,863 10,257 50.84%
Façade Improvement - - 350,000 350,000 0.00%
Building Improvement 106,500 406,716 554,732 148,016 73.32%
Other Projects - - 150,000 150,000 0.00%
Bond Principal-TIF's - 104,113 1,882,874 1,835,980 5.53%
Bond Interest-TIF's - 6,669 - - #DIV/0!
Interest Expense - - - - #DIV/0!
TOTAL EXPENSES 114,192 910,118 3,641,719 2,796,238 24.99%
INCREASE(DECREASE) IN CASH (94,370) (344,219) (879,804)
ENDING CASH 575,537 (344,219) 213,176 -
CRA CASH 92,234
Lincoln Pool Tax Income Balance 104,863
TIF CASH 378,439
Total Cash 575,537
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF MARCH 2018
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MONTH ENDED 2017-2018 2018 REMAINING % OF BUDGET
March-18 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF MARCH 2018
GENERAL OPERATIONS:
Property Taxes - CRA 3,560 137,836 472,191 334,355 29.19%
Property Taxes - Lincoln Pool 14,590 41,437 198,050 156,613 20.92%
Interest Income 10 77 300 223 25.52%
Loan Income (Poplar Street Water Line)- 10,500 10,500 0.00%
Land Sales - 100,000 100,000 0.00%
Other Revenue & Motor Vehicle Tax 787 130,000 129,213 0.61%
TOTAL 18,160 180,136 911,041 730,905 19.77%
GENTLE DENTAL
Property Taxes - - - #DIV/0!
Interest Income 1 - - #DIV/0!
TOTAL - 1 - - #DIV/0!
PROCON TIF
Property Taxes 8,587 - - #DIV/0!
Interest Income 1 5 - - #DIV/0!
TOTAL 1 8,592 - - #DIV/0!
WALNUT HOUSING PROJECT
Property Taxes 24,720 - - #DIV/0!
Interest Income 3 - - #DIV/0!
Other Revenue 1 14,837 - -
TOTAL 1 39,561 - - #DIV/0!
BRUNS PET GROOMING
Property Taxes 7,108 - - #DIV/0!
TOTAL - 7,108 - - #DIV/0!
GIRARD VET CLINIC
Property Taxes 5,287 - - #DIV/0!
TOTAL - 5,287 - - #DIV/0!
GEDDES ST APTS-PROCON
Property Taxes 564 - - #DIV/0!
TOTAL - 564 - - #DIV/0!
SOUTHEAST CROSSING
Property Taxes 2,492 - - #DIV/0!
TOTAL - 2,492 - - #DIV/0!
POPLAR STREET WATER
Property Taxes 460 6,695 - - #DIV/0!
TOTAL 460 6,695 - - #DIV/0!
CASEY'S @ FIVE POINTS
Property Taxes 284 - - #DIV/0!
TOTAL - 284 - - #DIV/0!
SOUTH POINTE HOTEL PROJECT
Property Taxes 1,693 - - #DIV/0!
TOTAL - 1,693 - - #DIV/0!
Grand Island Regular Meeting - 4/11/2018 Page 15 / 172
MONTH ENDED 2017-2018 2018 REMAINING % OF BUDGET
March-18 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF MARCH 2018
TODD ENCK PROJECT
Property Taxes 130 - - #DIV/0!
TOTAL - 130 - - #DIV/0!
JOHN SCHULTE CONSTRUCTION
Property Taxes 3,527 - - #DIV/0!
TOTAL - 3,527 - - #DIV/0!
PHARMACY PROPERTIES INC
Property Taxes 239 - - #DIV/0!
TOTAL - 239 - - #DIV/0!
KEN-RAY LLC
Property Taxes 918 - - #DIV/0!
TOTAL - 918 - - #DIV/0!
TOKEN PROPERTIES RUBY
Property Taxes 60 - - #DIV/0!
TOTAL - 60 - - #DIV/0!
GORDMAN GRAND ISLAND
Property Taxes 1,077 - - #DIV/0!
TOTAL - 1,077 - - #DIV/0!
BAKER DEVELOPMENT INC
Property Taxes 72 - - #DIV/0!
TOTAL - 72 - - #DIV/0!
STRATFORD PLAZA INC
Property Taxes 667 - - #DIV/0!
TOTAL - 667 - - #DIV/0!
COPPER CREEK 2013 HOUSES
Property Taxes 8,646 - - #DIV/0!
TOTAL - 8,646 - - #DIV/0!
FUTURE TIF'S
Property Taxes - 1,850,874 1,850,874 0.00%
TOTAL - - 1,850,874 1,850,874 -
CHIEF INDUSTRIES AURORA COOP
Property Taxes 732 - (732) #DIV/0!
TOTAL - 732 - (732) #DIV/0!
TOKEN PROPERTIES KIMBALL ST
Property Taxes 1,303 - (1,303) #DIV/0!
TOTAL - 1,303 - (1,303) #DIV/0!
GI HABITAT OF HUMANITY
Property Taxes 83 - (83) #DIV/0!
TOTAL - 83 - (83) #DIV/0!
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MONTH ENDED 2017-2018 2018 REMAINING % OF BUDGET
March-18 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF MARCH 2018
AUTO ONE INC
Property Taxes 5,943 - (5,943) #DIV/0!
TOTAL - 5,943 - (5,943) #DIV/0!
EIG GRAND ISLAND
Property Taxes 1,444 - (1,444) #DIV/0!
TOTAL - 1,444 - (1,444) #DIV/0!
TOKEN PROPERTIES CARY ST
Property Taxes 4,163 - (4,163) #DIV/0!
TOTAL - 4,163 - (4,163) #DIV/0!
WENN HOUSING PROJECT
Property Taxes 88 - (88) #DIV/0!
TOTAL - 88 - (88) #DIV/0!
COPPER CREEK 2014 HOUSES
Property Taxes 889 23,400 - (23,400) #DIV/0!
TOTAL 889 23,400 - (23,400) #DIV/0!
TC ENCK BUILDERS
Property Taxes 273 - (273) #DIV/0!
TOTAL - 273 - (273) #DIV/0!
SUPER MARKET DEVELOPERS
Property Taxes 63,133 - (63,133) #DIV/0!
TOTAL - 63,133 - (63,133) #DIV/0!
MAINSTAY SUITES
Property Taxes 31,917 - (31,917) #DIV/0!
TOTAL - 31,917 - (31,917) #DIV/0!
TOWER 217
Property Taxes 401 - (401) #DIV/0!
TOTAL - 401 - (401) #DIV/0!
COPPER CREEK 2015 HOUSES
Property Taxes 311 25,278 - (25,278) #DIV/0!
TOTAL 311 25,278 - (25,278) #DIV/0!
NORTHWEST COMMONS
Property Taxes 139,542 - (139,542) #DIV/0!
TOTAL - 139,542 - (139,542) #DIV/0!
HABITAT - 8TH & SUPERIOR
Property Taxes 190 (190) #DIV/0!
TOTAL - 190 - (190) #DIV/0!
KAUFMAN BUILDING
Property Taxes 258 (258) #DIV/0!
TOTAL - 258 - (258) #DIV/0!
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MONTH ENDED 2017-2018 2018 REMAINING % OF BUDGET
March-18 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF MARCH 2018
TALON APARTMENTS
Property Taxes 56,941 (56,941) #DIV/0!
TOTAL - 56,941 - (56,941) #DIV/0!
VICTORY PLACE
Property Taxes 813 (813)
TOTAL - 813 - (813) #DIV/0!
TOTAL REVENUE 19,822 565,899 2,761,915 2,284,078 20.49%
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MONTH ENDED 2017-2018 2018 REMAINING % OF BUDGET
March-18 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF MARCH 2018
EXPENSES -
CRA
GENERAL OPERATIONS:
Auditing & Accounting - 5,000 5,000 0.00%
Legal Services 645 3,000 2,355 21.50%
Consulting Services - 5,000 5,000 0.00%
Contract Services 7,658 25,369 75,000 49,631 33.83%
Printing & Binding - 1,000 1,000 0.00%
Other Professional Services 5,146 16,000 10,854 32.16%
General Liability Insurance - 250 250 0.00%
Postage - 200 200 0.00%
Lifesafety Grant 175,000 200,000 25,000 87.50%
Legal Notices 34 104 500 396 20.84%
Licenses & Fees 750 - - #DIV/0!
Travel & Training - 1,000 1,000 0.00%
Office Supplies - 1,000 1,000 0.00%
Supplies - 300 300 0.00%
Land - 200,000 200,000 0.00%
Bond Principal - Lincoln Pool 175,000 175,000 - 100.00%
Bond Interest - Lincoln Pool 10,606 20,863 10,257 50.84%
PROJECTS
Façade Improvement - 350,000 350,000 0.00%
Building Improvement 106,500 406,716 554,732 148,016 0.00%
Other Projects - 150,000 150,000 0.00%
TOTAL CRA EXPENSES 114,192 799,336 1,758,845 960,259 45.45%
GENTLE DENTAL
Bond Principal 1,753 - - #DIV/0!
Bond Interest 41 - - #DIV/0!
TOTAL GENTLE DENTAL - 1,793 - - #DIV/0!
PROCON TIF
Bond Principal 8,641 - - #DIV/0!
Bond Interest 939 - - #DIV/0!
TOTAL PROCON TIF - 9,581 - - #DIV/0!
WALNUT HOUSING PROJECT
Bond Principal 31,547 - - #DIV/0!
Bond Interest 5,689 - - #DIV/0!
TOTAL - 37,236 - - #DIV/0!
BRUNS PET GROOMING
Bond Principal 6,820 - - #DIV/0!
TOTAL - 6,820 - - #DIV/0!
GIRARD VET CLINIC
Bond Principal 5,073 - - #DIV/0!
TOTAL - 5,073 - - #DIV/0!
GEDDES ST APTS - PROCON
Bond Principal - - - #DIV/0!
TOTAL - - - - #DIV/0!
Grand Island Regular Meeting - 4/11/2018 Page 19 / 172
MONTH ENDED 2017-2018 2018 REMAINING % OF BUDGET
March-18 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF MARCH 2018
SOUTHEAST CROSSINGS
Bond Principal - - - #DIV/0!
TOTAL - - - - #DIV/0!
POPLAR STREET WATER
Bond Principal - - - #DIV/0!
TOTAL - - - - #DIV/0!
CASEY'S @ FIVE POINTS
Bond Principal - - - #DIV/0!
TOTAL - - - - #DIV/0!
SOUTH POINTE HOTEL PROJECT
Bond Principal - - - #DIV/0!
TOTAL - - - - #DIV/0!
TODD ENCK PROJECT
Bond Principal - - - #DIV/0!
TOTAL - - - - #DIV/0!
JOHN SCHULTE CONSTRUCTION
Bond Principal 3,385 - - #DIV/0!
TOTAL - 3,385 - - #DIV/0!
PHARMACY PROPERTIES INC
Bond Principal - - - #DIV/0!
TOTAL - - - - #DIV/0!
KEN-RAY LLC
Bond Principal - - - #DIV/0!
TOTAL - - - - #DIV/0!
TOKEN PROPERTIES RUBY
Bond Principal - - - #DIV/0!
TOTAL - - - - #DIV/0!
GORDMAN GRAND ISLAND
Bond Principal - - - #DIV/0!
TOTAL - - - - #DIV/0!
BAKER DEVELOPMENT INC
Bond Principal - - - #DIV/0!
TOTAL - - - - #DIV/0!
STRATFORD PLAZA LLC
Bond Principal - - - #DIV/0!
TOTAL - - - - #DIV/0!
COPPER CREEK 2013 HOUSES
Bond Principal - - - #DIV/0!
TOTAL - - - - #DIV/0!
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MONTH ENDED 2017-2018 2018 REMAINING % OF BUDGET
March-18 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF MARCH 2018
CHIEF INDUSTRIES AURORA COOP
Bond Principal - - - #DIV/0!
TOTAL - - - - #DIV/0!
TOKEN PROPERTIES KIMBALL STREET
Bond Principal 1,250 - (1,250) #DIV/0!
TOTAL - 1,250 - (1,250) #DIV/0!
GI HABITAT FOR HUMANITY
Bond Principal - - - #DIV/0!
TOTAL - - - - #DIV/0!
AUTO ONE INC
Bond Principal 5,689 - (5,689) #DIV/0!
TOTAL - 5,689 - (5,689) #DIV/0!
EIG GRAND ISLAND
Bond Principal - - - #DIV/0!
TOTAL - - - - #DIV/0!
TOKEN PROPERTIES CARY STREET
Bond Principal 3,995 - (3,995) #DIV/0!
TOTAL - 3,995 - (3,995) #DIV/0!
WENN HOUSING PROJECT
Bond Principal - - - #DIV/0!
TOTAL - - - - #DIV/0!
COPPER CREEK 2014 HOUSES
Bond Principal 5,337 - (5,337) #DIV/0!
TOTAL - 5,337 - (5,337) #DIV/0!
TC ENCK BUILDERS
Bond Principal - - - #DIV/0!
TOTAL - - - - #DIV/0!
SUPER MARKET DEVELOPERS
Bond Principal - - - #DIV/0!
TOTAL - - - - #DIV/0!
MAINSTAY SUITES
Bond Principal 30,624 - (30,624) #DIV/0!
TOTAL - 30,624 - (30,624) #DIV/0!
TOWER 217
Bond Principal - - - #DIV/0!
TOTAL - - - - #DIV/0!
COPPER CREEK 2015 HOUSES
Bond Principal - - - #DIV/0!
TOTAL - - - #DIV/0!
Grand Island Regular Meeting - 4/11/2018 Page 21 / 172
MONTH ENDED 2017-2018 2018 REMAINING % OF BUDGET
March-18 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF MARCH 2018
NORTHWEST COMMONS
Bond Principal - - - #DIV/0!
TOTAL - - - #DIV/0!
HABITAT - 8TH & SUPERIOR
Bond Principal - - - #DIV/0!
TOTAL - - - #DIV/0!
KAUFMAN BUILDING
Bond Principal - - - #DIV/0!
TOTAL - - - #DIV/0!
FUTURE TIF'S
Bond Principal - - 1,882,874 1,882,874 0.00%
TOTAL - - 1,882,874 1,882,874 0.00%
TOTAL EXPENSES 114,192 910,118 3,641,719 2,796,238 24.99%
Grand Island Regular Meeting - 4/11/2018 Page 22 / 172
Community Redevelopment
Authority (CRA)
Wednesday, April 11, 2018
Regular Meeting
Item D1
Bills for April 2018
Staff Contact:
Grand Island Regular Meeting - 4/11/2018 Page 23 / 172
04.11.18
The following bills have been submitted to the Community
Redevelopment Authority Treasurer for preparation of payment.
City of Grand Island Administration fees for February 2,501.53$
Nebraska Dept of Transportation Access Purchase Desert Rose $ 39,000.00
The Grand Island Independent Legal Notices - March 17.49$
Total:41,519.02$
TO: Community Redevelopment Authority Board Members
FROM: Chad Nabity, Planning Department Director
RE: Bills Submitted for Payment
Grand Island Regular Meeting - 4/11/2018 Page 24 / 172
Community Redevelopment
Authority (CRA)
Wednesday, April 11, 2018
Regular Meeting
Item E1
Review of Committed Projects and CRA Properties
Staff Contact:
Grand Island Regular Meeting - 4/11/2018 Page 25 / 172
COMMITTED PROJECTS REMAINING
GRANT
AMOUNT
2018 FISCAL YR 2019 FISCAL YR 2020 FISCAL YR ESTIMATED
COMP
Hedde Building 201-205 W. 3rd (10-18-
17)
$ 300,000.00 $ 100,000.00 $ 100,000.00 $ 100,000.00 Spring 2020
Mendez - Personal Auto (12-13-17) $ 100,000.00 $ 100,000.00 Summer 2018
Othy's Place - 724 W. 3rd - Lindell
(10/12/16)
$ 26,961.00 $ 26,961.00 2017 sign, 2018
façade
$34,899.18 paid
March 15, 2017
South Locust/Fonner Park BID (7/13/16) $ 30,000.00 $ 30,000.00 Spring 2018
Urban Island/Kinkaider 320-322 N. Pine
(10-18-17) (façade)
$ 168,677.00 $ 100,000.00 $ 68,677.00 Spring 2018
Urban Island/Kinkaider 320-322 N. Pine
(10-18-17) other LS
$ 15,000.00 $ 15,000.00 Summer 2018
Total Committed $ 640,638.00 $ 371,961.00 $ 168,677.00 $ 100,000.00
FIRE & LIFE SAFETY GRANT TOTAL
AMOUNT
2018 FISCAL YR 2019 FISCAL YR 2020 FISCAL YR ESTIMATED
COMP
201-203 W. 3rd St. Anson (8/24/16) $ 240,000.00 $ 240,000.00 2018
Neilsen 207 W. 3rd $ 20,000.00 $ 20,000.00 Fall 2018
Peaceful Root - 112 W. 2nd St. (1/11/17) $ 50,000.00 $ 50,000.00 2018
Urban Island/Kinkaider 320-322 N. Pine
(10-18-17)
$ 90,000.00 $ 90,000.00 Summer 2018
Take Flight 209 W. 3rd (11-8-17) $ 35,000.00 $ 35,000.00 Fall 2018
Total Committed F&L Safety Grant $ 435,000.00 $ 145,000.00 $ 290,000.00 $ -
BUDGET COMMITTED LEFT
Life Safety Budgeted 2018 $ 200,000.00 $ 125,000.00 $ 75,000.00
Façade Budgeted 2018 $ 350,000.00 $ 350,000.00 $ -
Other Projects 2018 Budgeted $ 150,000.00 $ 71,500.00 $ 78,500.00
Land - Budgeted 2018 $ 200,000.00 $ - $ 200,000.00
Land Sales Budgeted 2018 $ (100,000.00) $ - $ (100,000.00)
subtotal $ 546,500.00 $ 253,500.00
Less committed ($516,961.00)($458,677.00)
Balance remaining $ 29,539.00 $ (205,177.00)
CRA PROPERTIES
Address Purchase Price Purchase Date Demo Cost Status
408 E 2nd St $4,869 11/11/2005 $7,500 Under Contract
3235 S Locust $450,000 4/2/2010 $39,764 Surplus
604-612 W 3rd $80,000 6/10/2015 Under Contract
March 31, 2018
Grand Island Regular Meeting - 4/11/2018 Page 26 / 172
Community Redevelopment
Authority (CRA)
Wednesday, April 11, 2018
Regular Meeting
Item I1
Redevelopment Plan Amendment CRA Area 12 Copper Creek
Phase 2 Resolutions 269 and 270
Staff Contact:
Grand Island Regular Meeting - 4/11/2018 Page 27 / 172
Redevelopment Plan Amendment
Grand Island CRA Area #12
April 2018
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to approve a Redevelopment Plan for Area #12 within the city, pursuant to
the Nebraska Community Development Law (the “Act”) and provide for the
financing of a specific infrastructure related project in Area #12.
Executive Summary:
Project Description
THE ORIGINAL PLAN FOR THIS DEVELOPMENT CALLED FOR THE
COSTRUCTION OF UP TO 620 UNITS OF SINGLE FAMILY HOUSING WITH UP
TO 239 WITH THE FIRST PHASE TO BE DEVELOPED AT MARKET DEMAND
ESTIMATED AT 15 TO 30 UNITS PER YEAR. THE FINAL COUNT OF THE FIRST
PHASE WILL BE 208 INSTEAD OF 239 AS THE LOT SIZES WERE INCREASED
SLIGHTLY. AS OF APRIL 1, 2018 PERMITS HAVE BEEN PULLED FOR 193
HOUSES IN THIS PROJECT, 15 MORE LOTS ARE AVAILABLE AS PART OF THE
FIRST PHASE. THE SECOND PHASE OF THIS DEVELOPMENT ANTICIPATES
THE USE OF TAX INCREMENT FINANCING FOR THE NEXT 80 UNITS OF
SINGLE FAMILY HOUSING. IT WAS ANTICIPATED AT THE BEGINNING OF
THIS PROJECT THAT THERE WOULD BE ADDITIONAL PHASES THAT WOULD
NEED APPROVAL. THE DEVELOPER HAS INDICATED THAT
THE CONSTRUCTION OF 80 UNITS OF SINGLE FAMILY HOMES. THE HOMES
TO BE CONSTRUCTED WILL HAVE AN INTIAL SALE PRICE $185,000 FOR THE
BASE LEVEL HOME IN 2018 THAT MEETS THESE MINIMUM
SPECIFICATIONS:
1300 SQUARE FEET FINISHED FIRST FLOOR, FULL UNFINISHED
BASEMENT, 2 CAR ATTACHED GARAGE, KITCHEN APPLIANCES,
CENTRAL HEATING AND AIR CONDITIONING, LANDSCAPING AND
SPRINKLED LAWN.
THE HOUSES WILL BE CONSTRUCTED WITHIN THE COPPER CREEK
SUBDIVISION LOCATED SOUTH OF OLD POTASH HIGHWAY AND EAST OF
ENGLEMAN ROAD. THE PROJECT WILL INCLUDE THE PUBLIC
IMPROVEMENTS NECESSARY TO SUPPORT THIS DEVELOPMENT
INCLUDING BUT NOT LIMITED TO INSTALLATION OF STREET,
STORMWATER FACILITIES, WATER AND SANITARY SEWER UITILITIES,
ENGINEERING, SURVENYING, LANDSCAPING AND OTHER IMPROVEMENTS
AS NECESSARY. THE CONSTRUCTION OF ADDITIONAL UNITS AND ANY AD
VALORUM REVENUE GENERATED BY THOSE ADDITIONAL UNITS SHALL BE
SUBJECT TO APPROVAL OF THE CITY AND SUBSEQUENT CONTRACTS
BETWEEN THE CRA AND THE DEVELOPER.
Grand Island Regular Meeting - 4/11/2018 Page 28 / 172
The developer intends to use Tax Increment Financing to aid in site development
including the purchase of the property, necessary site work, installation of streets, storm
sewer, sanitary sewer, water, other utilities and engineering, surveying and other
consultant costs associated with and necessary for the redevelopment of this property.
The developer intends to build single family homes ranging from 1300 to 1500 square
feet with an attached garage on each lot. The 2018 sale price of these homes will be
$185,000. The developer expects to build 80 units with five phases of development. The
original approved preliminary plat for this project anticipated 620 homes. Some changes
have been made to the proposed development. Phase 1 was reduced from 239 homes
(plus the 5 house from the first attempt at developing this property) to 213 homes by
increasing the lot sizes. Phase two anticipates 80 additional lots, the water tower site has
reduced the number of lots in the southwest corner. The current approved preliminary
plat shows plat an additional 244 lots that could be developed. The total number of lots
based on current plans in the development is 537 lots for homes, 2 lots for utility
purposes, 1 lot for detention and 1 for on-site storage of campers and boats belonging to
residents of the subdivision.
The developer intends to install the infrastructure for phase two of this project in five
intervals to create the 80 additional lots south of the existing streets. The second phase is
designed to serve the next 80 lots and set the property up for development of up to 244
additional lots in the future. The tax increment from the new home construction will be
used to make necessary site improvements and utility extensions to support this
development. This project would not be possible in an affordable manner without the use
of TIF.
The site is owned by Guarantee Group, LLC. All site work, demolition, streets and
utilities will be paid for by the developer. The developer is responsible for and will
provide evidence that they can secure adequate debt financing to cover the costs
associated with the acquisition, site work, engineering, surveying and utility and street
infrastructure. The Grand Island Community Redevelopment Authority (CRA) intends to
pledge the ad valorem taxes generated beginning January 1, 2019 towards the allowable
costs and associated financing for the acquisition, site work, streets and utility
infrastructure. The CRA also intends to continue pledging ad valorem taxes generated by
future phases of this development in future contracts for Tax Increment Financing during
the life of this project.
TAX INCREMENT FINANCING TO PAY FOR THE ACQUISTION OF THE
PROPERTY AND RELATED SITE WORK WILL COME FROM THE
FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
This property is located south of Old Potash Highway and east of Engleman Road in
northwest Grand Island. The attached map identifies the subject property and the
surrounding land uses:
Grand Island Regular Meeting - 4/11/2018 Page 29 / 172
Legal Descriptions
A TRACT LOCATED IN PART OF THE NORTHWEST QUARTER OF SECTION 23, TOWNSHIP
11 NORTH, RANGE 23 WEST OF THE 6TH PM, IN THE CITY OF GRAND ISLAND, HALL
COUNTY, NEBRASKA AND MORE PARTICULARLY DESCRIBED AS:
BEGINNING AT A POINT 1,059.29' FEET SOUTH OF THE NORTHWEST CORNER OF
SECTION 23 TOWNSHIP 11 NORTH, RANGE 10 WEST, HALL COUNTY, NEBRASKA
ALSO BEING THE SOUTHWEST CORNER OF COPPER CREEK ESTATES EIGHTH
SUBDIVS ION; THENCE EASTERLY ALONG THE SOUTH LINE OF SAID COPPER
CREEK ESTATES EIGHTH SUBDIVISION TO THE SOUTHEAST CORNER OF LOT 17,
COPPER CREEK ESTATES EIGHTH SUBDIVISION; THENCE NORTH ALONG THE
EASTERLY LINE OF SAID LOT 17 TO THE NORTHEAST CORNER OF LOT 17,
COPPER CREEK ESTATES SUBDIVISION, ALSO BEING A POINT ON THE SOUTH
LINE OF INDIAN GRASS ROAD AND THE SOUTH WEST CORNER OF COPPER
CREEK ESTATES SUBDIVISION; THENCE EAST ALONG THE SOUTH LINE OF SAID
INDIAN GRASS ROAD TO THE NORTHWEST CORNER OF LOT 1, COPPER CREEK
ESTATES SUBDIVISION; THENCE SOUTH ALONG THE WEST LINE OF SAID LOT 1,
TO THE SOUTHWEST CORNER OF LOT 1 COPPER CREEK SUBDIVISION; THENCE
EAST ALONG THE SOUTH LINE OF LOTS 1-7 OF SAID COPPER CREEK ESTATES
SUBDIVISION TO THE SOUTHEAST CORNER OF LOT 7 COPPER CREEK
SUBDIVISION; THENCE SOUTH PARALLEL AND 35' WESTERLY OF THE EAST LINE
OF THE NORHTWEST QUARTER OF SAID SECTION 23 TOWNSHIP 11 NORTH
RANGE 10 WEST TO A POINT ON THE SOUTH LINE OF SAID NORTHWEST
QUARTER AND 35' FEET WESTERLY OF THE SOUTHEAST CORNER OF SAID
NORTHWEST QUARTER; THENCE WESTERLY TO THE SOUTHEAST CORNER OF
LOT 2, COPPER CREEK ESTATES NINTH SUBDIVISION; THENCE WESTERLY
ALONG THE SOUTH LINE OF LOTS 1 & 2, COPPER CREEK ESTATES NINTH
SUBIDIVISION AND THE SOUTH LINE OF SAID NORTHWEST QUARTER TO
SOUTHWEST CORNER OF SAID NORTHWEST QUARTER OF SECTION 23; THENCE
NORTHERLY ALONG THE WESTERLY LINE OF SAID NORTHWEST QUARTER TO
THE PLACE OF BEGINNING. LESS AND EXCEPT ALL OF COPPER CREEK NINTH
SUBDIVISION.
Grand Island Regular Meeting - 4/11/2018 Page 30 / 172
Grand Island Regular Meeting - 4/11/2018 Page 31 / 172
The tax increment will be captured for the tax years the payments for which become
delinquent beginning in years 2020 and ending upon expiration of the final contract for
construction of affordable housing.
The increase will come from the development single family homes on this property.
Increases are anticipated from the next 80 houses to be building. The anticipated taxable
valuation of this project at completion of the phase two 80 homes is $18,400,000. The
actual final valuation will be subject to appreciation and inflationary forces over the
course of the development timeframe.
Statutory Pledge of Taxes.
Pursuant to Section 18-2147 of the Act, any ad valorem tax levied upon real property in
the Redevelopment Project Area shall be divided, for the period not to exceed 15 years
after the effective date of the provision, which effective date shall be January 1, 2019 and
the effective date of each subsequent contract and or contract amendment associated with
this redevelopment plan.
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.
Grand Island Regular Meeting - 4/11/2018 Page 32 / 172
Redevelopment Plan Amendment Complies with the Act:
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 May 14, 2013. [§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 purchase the property and install the required public infrastructure
needed to develop the property in a manner consistent with the comprehensive plan and
previously approved development plans.
3. The Redevelopment Plan must be sufficiently complete to address the following
items: [§18-2103(13) (b)]
a. Land Acquisition:
This amended Redevelopment Plan for Area #12 does not provide for real property
acquisition. There is no proposed acquisition by the authority. The developer acquired
the property as an expense included in the first redevelopment plan after approval of the
first TIF contract.
b. Demolition and Removal of Structures:
The project to be implemented with this plan amendment does not call for the demolition
and removal of any existing structures.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. The site is
planned for residential use consistent with R2 zoning district and the approved
preliminary and final plats for this site. [§18-2103(b) and §18-2111] The attached map
also is an accurate site plan of the area after redevelopment. [§18-2111(5)]
Grand Island Regular Meeting - 4/11/2018 Page 33 / 172
City of Grand Island Future Land Use Map
Grand Island Regular Meeting - 4/11/2018 Page 34 / 172
d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned R2 Low Density Residential. No zoning changes are anticipated with
this project. Additional streets will be constructed in a manner consistent with the
approved preliminary and final plats for the property. No changes are anticipated in street
layouts or grades. No changes are anticipated in building codes or ordinances. Nor are
any other planning changes contemplated. The single family residential is permitted in
the current zoning district. [§18-2103(b) and §18-2111]
e. Site Coverage and Intensity of Use
The R2 zoning district allows for the development of 1 dwelling unit per 6000 square
foot of lot area. The platted and proposed lots are more than 6000 square feet in size but
less than the 12,000 square feet that would be required for a 2 family dwelling. [§18-
2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
This site has full service to municipal utilities. No utilities would be impacted by the
development. Water and sewer will need to be extended throughout the site. Extension
of utilities is one of the planned uses for Tax Increment Financing.
Electric, gas, phone and cable utilities will be extended through the site as necessary to
serve the development through agreements between those providers and the developer.
No other utilities would be impacted by the development. [§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.
This property is in private ownership. This is vacant property that has been used for
agricultural purposes. No individuals or families will be relocated as a result of this
project. Additional housing will be created by the project. [§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]
Tom Gdowski a member of the CRA Board does not hold any interest in this property
but works for Equitable Bank in Grand Island and may be involved in the financing of
this project or houses sold within the project.
6. Section 18-2114 of the Act requires that the Authority consider:
Grand Island Regular Meeting - 4/11/2018 Page 35 / 172
a. Method and cost of acquisition and preparation for redevelopment and estimated
proceeds from disposal to redevelopers.
The developer owns the entire site. The developer is estimating the costs TIF eligible for
Phase 2 activities as shown below:
Cost for Tax Increment Financing Eligible Activities
Planning (Architecture and Engineering)
245,000
Land Acquired with Phase 1
Legal/Developer/Audit Fees
275,000
City Fees
2,100
Subtotal 522,100
Grading and Infrastructure Phase 2
Sanitary Sewer 732,346.5
Water Main 794,191
Paving and Storm 2,119,710.2
Fill 586,500
Subtotal
4,232,748
Total Eligible Expenses
4,754,848
The estimated costs for the eligible activities of this project are $4,754,748. Site
improvements including: utility improvements and site grading and fill of $4,232,748
Architectural and Engineering planning services of $245,000 and are included as a TIF
eligible expense. Legal, Developer and Audit Fees including a reimbursement to the City
and the CRA of $277,100 are included as TIF eligible expense. The total of eligible
expenses for this project is $4,754,748.
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 an estimated sum of $4,754,848 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
repay the original debt and associated interest after January 1, 2019 for a period that may
extend through 15 years from the date of the final contract for this project.
c. Statement of feasible method of relocating displaced families.
Grand Island Regular Meeting - 4/11/2018 Page 36 / 172
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, in
that it will allow for development consistent with the future land use plan for the City of
Grand Island and the previously approved development of this site. The development of
single family residential on this property is consistent with the property development
along the north side of Old Potash Highway. This will have the intended result of
preventing recurring elements of unsafe buildings and blighting conditions such as
incomplete infrastructure.
8. Time Frame for Development
Development of this project is anticipated to begin in June 2018. Infrastructure for this
phase of the development, including the next 80 lots is expected to be complete with the
phasing of the development. The developer expects to complete between 15 and 30
affordable single family dwelling units each year until completion of the subdivision.
Expected completion of Phase two of the project will occur sometime between 2022 and
2030. Excess valuation should be available for this project beginning with the 2019 tax
year.
9. Justification of Project
The housing vacancy rate in Grand Island has been hovering between 2% and 3% since at
least 2000 Since the late 1980’s, every housing study done in Grand Island has indicated
a lack of housing and housing options in Grand Island. The market is providing for
houses in the $220,000 plus price range and almost 300 market rate apartments have been
built in the last 2 years and there are currently plans for upwards of 250 new additional
market rate apartments. Providers of elderly housing supported by Low Income Housing
Grand Island Regular Meeting - 4/11/2018 Page 37 / 172
Tax Credits all have waiting lists and applications for new projects are submitted to NIFA
every year.
As of today (April 3, 2018), there 73 housing units (single family and condominium) on
the market based on the Multiple Listing Service, at all price ranges ($59,900 to
$499,000). Grand Island has almost 13,000 single family housing units, so less than
0.56% of the total units are currently available and on the market.
The projected price range of the houses to be built with this project puts them within the
reach of people earning a family income of $22 an hour and above. This price puts these
houses within reach of people working at JBS Swift, many of the retail stores in the
community, incoming teachers and many others that have trouble finding housing in
Grand Island. The cost to develop lots in Grand Island, even the smaller lots that are
proposed in this subdivision makes the development and sale of houses in this price range
prohibitive without some kind of public private partnership.
10. Cost Benefit Analysis Section 18-2113 of the Act, further requires the Authority
conduct a cost benefit analysis of the plan amendment in the event that Tax Increment
Financing will be used. This analysis must address specific statutory issues.
As authorized in the Nebraska Community Development Law, §18-2147, Neb. Rev. Stat.
(2012), the City of Grand Island has analyzed the costs and benefits of the proposed
Redevelopment Project, including:
Project Sources and Uses. Public funds from tax increment financing in the amount of
$4,754,848 provided by the Grand Island Community Redevelopment Authority will be
required to complete the project. This investment by the Authority will leverage
$14,852,962 in private sector financing and equity investment; a private investment of
$3.12 for every TIF dollar invested.
Use of Funds.
Description TIF Funds Private Funds Total
Site Acquisition Acquired with Phase I
Site Improvements/Utilities $4,232,747.7 $4,232,747.7
New Construction Costs $13,360,000 $13,360,000
Legal and Plan $275,000 $275,000
Engineering/Arch $245,000 $245,000
City Fees/Reimbursements $2,100 $2,100
Financing Fees $1,492,962 $1,492,962
TOTALS $4,754,848 $14,852,962 $19,607810
Tax Revenue. The property to be redeveloped has January 1, 2018, valuation of
approximately $504,382 for the 82 acres of undeveloped land. Based on the 2017 levy
this would result in a real property tax of approximately $11,360. It is anticipated that the
assessed value will increase by $18,400,000 upon full completion, as a result of the site
Grand Island Regular Meeting - 4/11/2018 Page 38 / 172
redevelopment. This development will result in an estimated tax increase of over
$414,450 annually. The tax increment gained from this Redevelopment Project Area
would not be available for use as city general tax revenues, for a period of 15 years, or
such shorter time as may be required to amortize the TIF bond, but would be used for
eligible private redevelopment costs to enable this project to be realized.
Estimated 2018 assessed value: $ 504,382
Estimated taxable value after completion $ 18,904,382
Increment value $ 18,400,000
Annual TIF generated (estimated) $ 6,217,000
TIF bond issue $ $4,754,848
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The proposed development of these houses will result in an estimated additional
$18,400,000 of taxable valuation based on an initial 2018 sale price of homes at
$185,000 including the value of the lot to bring total valuation to $230,000 per unit. No
tax shifts are anticipated from the project. The project creates additional valuation that
will support taxing entities for life of those homes after the completion of the TIF
contracts.
(b) Public infrastructure and community public service needs impacts and local tax
impacts arising from the approval of the redevelopment project;
No additional public service needs have been identified. Existing water and waste
water facilities will need to be extended through the site but have sufficient capacity to
support the development. The electric utility has sufficient capacity to support the
development. This development will have an impact on the Grand Island School
system as it will likely result in increased attendance at all grade levels. The average
number of persons per household in Grand Island for 2012 to 2016 according the
American Community Survey is 2.65. Eighty additional household would house 212
people. According to the 2010 census 19.2% of the population of Grand Island was
between the ages of 5 and 18. If the averages hold it would be expected that there would
be an additional 41 school age children generated by this development. According to the
National Center for Educational Statistics1 the 2015-16 enrollment for GIPS was 9,698
students and the cost per student in 2013-14 was $12,343 of that $5,546 is generated
locally. The Grand Island Public School system has indicated that they will not oppose
the development of this phase of the project and can accommodate the increase in
enrollment. It is likely that they would not be able to absorb additional development
without adding to school facilities. Fire and police protection are available and should
not be impacted by this development.
(c) Impacts on employers and employees of firms locating or expanding within the
boundaries of the area of the redevelopment project;
1 https://nces.ed.gov/ccd/districtsearch/district_detail.asp?ID2=3100016
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The proposed development will provide jobs for persons employed by the contractors
that will be involved with the project. In 2015 the National Association of Home
Builders estimated the impacts of each single family home built in a community at 3.94
FTE’s 2.37 of which are direct impact employees. (NAHB Housing Policy Department,
2015). Using that number and an estimated construction schedule of 15 units per year,
the direct impact of this project is the equivalent of a manufacturing facility employee
base of 35.55 FTE’s. This project will also supply housing at a price point that is
affordable to those at or below the median income in Grand Island. The median income
in Grand Island for 2016 according to the U.S. Census is $49,118.
(d) Impacts on other employers and employees within the city or village and the
immediate area that are located outside of the boundaries of the area of the
redevelopment project; and
This should not have any measurable negative impacts on other employers or
employees in the city.
(e) Any other impacts determined by the authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
This will provide housing for residents of Grand Island in a much needed price range
that is not being provided by the housing market. The 2014 housing study identified a
need for over 1,700 new housing units including over 1000 owner occupied units. In
2015, 2016 and 2017 a total of 348 permits were issued for new single family homes in
Grand Island. Without the use of TIF this project will not move forward. The cost for the
required infrastructure for these 80 lots is estimated at $4,232,748 or $52,900 per lot.
Portions of this development will potentially serve additional development in the future
but all of the infrastructure is necessary to serve these 80 lots. The estimated cost of
construction of these houses is $167,000 (approximately $130 per square foot) it is not
possible to sell these houses for $185,000 without a public private partnership. This
project is not economically feasible without the use of TIF and can positively impact
persons at or below the median income level within the City of Grand Island.
Time Frame for Development
Development of this project is anticipated to begin in June 2018. Infrastructure for this
phase of the development, including completing streets and utilities for these 80 lots is
expected to be complete by January 1, 2024. The base tax year should be calculated
beginning in 2018 and each subsequent contract should be set in the year during which it
is anticipated construction on the houses will begin. The developer expects to complete
between 15 and 30 affordable single family dwelling units each year until completion of
the subdivision. Expected completion of this project will occur sometime between 2022
and 2025. Excess valuation should be available for this project beginning with the 2019
tax year. Excess valuation will be used to pay the TIF Indebtedness issued by the CRA
per each contract between the CRA. Contract periods shall not exceed 15 years. The
amount of TIF excess distributed shall not exceed the actual cost of the TIF eligible
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expenses incurred for this project including acquisition, streets, storm sewer, sanitary
sewer, water, other necessary utilities, engineering, architecture and surveying, legal fees
and interest associated with the TIF bonds.
Proposed Development Attached Subject to Final Platting and Approval
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Guarantee Group L.L.C. Copper Creek Phase 2
COMMUNITY REDEVELOPMENT AUTHORITY
OF THE CITY OF GRAND ISLAND, NEBRASKA
RESOLUTION NO. 269
RESOLUTION OF THE COMMUNITY REDEVELOPMENT AUTHORITY OF THE CITY
OF GRAND ISLAND, NEBRASKA, SUBMITTING A PROPOSED
REDEVELOPMENT CONTRACT 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 11th day of April, 2018
COMMUNITY REDEVELOPMENT
AUTHORITY OF THE CITY OF
GRAND ISLAND, NEBRASKA.
By___________________________
Chairperson
ATTEST:
__________________________
Secretary
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Guarantee Group L.L.C. Copper Creek Phase 2
COMMUNITY REDEVELOPMENT AUTHORITY OF THE CITY OF GRAND ISLAND,
NEBRASKA
RESOLUTION NO. 270
RESOLUTION OF THE COMMUNITY REDEVELOPMENT AUTHORITY OF THE CITY OF
GRAND ISLAND, NEBRASKA, PROVIDING NOTICE OF INTENT TO ENTER INTO A
REDEVELOPMENT CONTRACT 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, from Guarantee Group L.L.C.., (The "Developer") for
redevelopment of Phase 2 of the Copper Creek Subdivision, 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 12;
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 11th day of April, 2018.
COMMUNITY REDEVELOPMENT
AUTHORITY OF THE CITY OF GRAND
ISLAND, NEBRASKA.
By ___________________________
Chairperson
ATTEST:
___________________
Secretary
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Community Redevelopment
Authority (CRA)
Wednesday, April 11, 2018
Regular Meeting
Item J1
Redevelopment Contract Weinrich Developments Inc. 408 E 2nd
Street Resolution 268
Staff Contact:
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Weinrich 408 East 2nd
Weinrich Developments, Inc. II
REDEVELOPMENT CONTRACT
This Redevelopment Contract is made and entered into as of the _______ day of
___________, 2018, by and between the Community Redevelopment Authority of the City of
Grand Island, Nebraska ("Authority"), and Weinrich Developments, Inc., a Nebraska
corporation ("Redeveloper").
WITNESSETH:
WHEREAS, the City of Grand Island, Nebraska (the "City'), in furtherance of the
purposes and pursuant to the provisions of Section 12 of Article VIII of the Nebraska
Constitution and Sections 18-2101 through 18-2154, Reissue Revised Statutes of Nebraska,
2012, as amended (collectively the "Act"), has designated an area within the City as blighted and
substandard;
WHEREAS, the Authority has adopted, after approval by the Mayor and Council of the
City, that redevelopment plan amendment entitled " Redevelopment Plan Amendment
Grand Island CRA Area #1 February 2018" (the "Redevelopment Plan");
WHEREAS, Authority and Redeveloper desire to enter into this Redevelopment Contract
in order to implement the Redevelopment Plan and provide for the redevelopment of lots and
lands located in a blighted and substandard area;
NOW, THEREFORE, in consideration of the mutual covenants and agreements herein set
forth, Authority and Redeveloper do hereby covenant, agree and bind themselves as follows:
ARTICLE I
DEFINITIONS AND INTERPRETATION
Section 1.01 Terms Defined in this Redevelopment Contract.
Unless the context otherwise requires, the following terms shall have the following
meanings for all purposes of this Redevelopment Contract, such definitions to be equally
applicable to both the singular and plural forms and masculine, feminine and neuter gender of
any of the terms defined:
"Act" means Section 12 of Article VIII of the Nebraska Constitution, Sections 18-2101
through 18-2154, Reissue Revised Statutes of Nebraska, 2012, as amended, and acts amendatory
thereof and supplemental thereto.
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"Authority" means the Community Redevelopment Authority of the City of Grand Island,
Nebraska.
"City" means the City of Grand Island, Nebraska.
"Governing Body" means the Mayor and City Council of the City.
"Holder(s)" means the registered owner or owners of Indebtedness issued by the Authority
from time to time outstanding.
"Indebtedness" means any notes, loans, and advances of money or other indebtedness,
including interest and premium, if any, thereon, incurred by the Authority pursuant to the
Resolution and Article III hereof to provide financing for a portion of the Project Costs and
secured in whole or in part by TIF Revenues. The Indebtedness as initially issued by the
Authority shall consist of the Authority's Tax Increment Development Revenue Note (Weinrich
Developments Redevelopment Project), Series 2018, to be issued in an amount not to exceed
$40,946.00 in substantially the form set forth on Exhibit C and purchased by the Redeveloper as set
forth in Section 3.04 of this Redevelopment Contract.
"Liquidated Damages Amount' means the amounts to be repaid to Authority by
Redeveloper pursuant to Section 6.02 of this Redevelopment Contract.
"Project" means the improvements to the Redevelopment Project Area, as further
described in Exhibit B attached hereto and incorporated herein by reference and, as used herein,
shall include the Redevelopment Project Property and additions and improvements thereto.
"Project Cost Certification" means a statement prepared and signed by the Redeveloper
verifying the Redeveloper has paid the Project Costs identified on Exhibit D.
"Project Costs" means only costs or expenses incurred by Redeveloper for the purposes
set forth in §l8-2103(12)(a) through (f), inclusive, including the providing for such costs by the
exercise of the powers set forth in §18-2107(4) of the Act, all as identified on Exhibit D. Project
Costs shall include, but not be limited to demolition, site preparation, public parking off street,
sidewalks, and rehabilitation expenditures, all improvements related to Project public
infrastructure costs, site preparation costs, utility extensions and costs of the Authority for legal
and plan preparation, all as described in Section 3.04 of this Redevelopment Contract.
"Redeveloper" means Weinrich Developments, Inc., a Nebraska corporation.
"Redevelopment Project Area" means that certain real property situated in the City of
Grand Island, Hall County, Nebraska which has been declared blighted and substandard by the
City pursuant to the Act, and which is more particularly described on Exhibit A attached hereto
and incorporated herein by this reference. All such legal descriptions are subject to change based
upon any re-platting requested by the Redeveloper and approved by the City.
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"Redevelopment Project Property" means all of the Redevelopment Project Area which is
the site for the improvements constituting the Project, as more particularly described on Exhibit
A attached hereto and incorporated herein by this reference.
"Redevelopment Contract" means this redevelopment contract between the Authority and
Redeveloper with respect to the Project.
"Redevelopment Plan" means the Redevelopment Plan Amendment (also defined in the
recitals hereto) for the Redevelopment Project Area related to the Project, as attached hereto as
Exhibit B, prepared by the Authority, approved by the City and adopted by the Authority
pursuant to the Act.
"Resolution" means the Resolution of the Authority authorizing the issuance of the
Indebtedness, as supplemented from time to time, and also approving this Redevelopment
Contract.
"TIF Revenues" means incremental ad valorem taxes generated on the Redevelopment
Project Property by the Project which are to be allocated to and paid to the Authority pursuant to
the Act.
Section 1.02 Construction and Interpretation.
The provisions of this Redevelopment Contract shall be construed and interpreted in
accordance with the following provisions:
(a) Whenever in this Redevelopment Contract it is provided that any person may
do or perform any act or thing the word “may" shall be deemed permissive and not
mandatory and it shall be construed that such person shall have the right, but shall not be
obligated, to do and perform any such act or thing.
(b) The phrase "at any time" shall be construed as meaning at any time or from
time to time.
(c) The word "including" shall be construed as meaning "including, but not
limited to."
(d) The words "will" and "shall" shall each be construed as mandatory.
(e) The words "herein," "hereof," "hereunder", "hereinafter" and words of
similar import shall refer to the Redevelopment Contract as a whole rather than to any
particular paragraph, section or subsection, unless the context specifically refers thereto.
(f) Forms of words in the singular, plural, masculine, feminine or neuter shall be
construed to include the other forms as the context may require.
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(g) The captions to the sections of this Redevelopment Contract are for
convenience only and shall not be deemed part of the text of the respective sections and
shall not vary by implication or otherwise any of the provisions hereof.
ARTICLE II
FINDINGS AND REPRESENTATIONS
Section 2.01 Findings of Authority.
The Authority makes the following findings:
(a) The Authority is a duly organized and validly existing community
Redevelopment Authority under the Act.
(b) The Redevelopment Plan has been duly approved by the City and adopted by
the Authority pursuant to Sections 18-2109 through 18-2117 of the Act.
(c) The Authority deems it to be in the public interest and in furtherance of the
purposes of the Act to accept the proposal submitted by Redeveloper as specified herein.
(d) The Redevelopment Project is expected to achieve the public purposes of the
Act by among other things, increasing employment, improving public infrastructure,
increasing the tax base, and lessening blighted and substandard conditions in the
Redevelopment Project Area and other purposes set forth in the Act.
(e) (1) The Redevelopment Plan is feasible and in conformity with the general
plan for the development of the City as a whole and the Redevelopment Plan is in
conformity with the legislative declarations and determinations set forth in the Act, and
(2) Based on representations made by the Redeveloper and information
provided to the Authority:
(i) the Project would not be economically feasible without the use of
tax-increment financing, and
(ii) the Project would not occur in the Redevelopment Project Area
without the use of tax-increment financing.
(f) The Authority has determined that the costs and benefits of the Project,
including costs and benefits to other affected political subdivisions, the economy of the
community, and the demand for public and private services have been analyzed by the
Authority and have been found to be in the long-term best interest of the community
impacted by the Project.
(g) The Authority has determined that the proposed land uses and building
requirements in the Redevelopment Area are designed with the general purpose of
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Weinrich 408 East 2nd
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.
Section 2.02 Representations of Redeveloper.
The Redeveloper makes the following representations:
(a) The Redeveloper is a Nebraska corporation having the power to enter into
this Redevelopment Contract and perform all obligations contained herein and by proper
action has been duly authorized to execute and deliver this Redevelopment Contract.
Prior to the execution and delivery of this Redevelopment Contract, the Redeveloper has
delivered to the Authority a certificate of good standing, a certified copy of the
Redeveloper's by-laws and a certified copy of the resolution or resolutions authorizing the
execution and delivery of this Redevelopment Contract.
(b) The execution and delivery of this Redevelopment Contract and the
consummation of the transactions herein contemplated will not conflict with or constitute
a breach of or default under any debenture, note or other evidence of indebtedness or any
contract, loan agreement or lease to which Redeveloper is a party or by which it is bound,
or result in the creation or imposition of any lien, charge or encumbrance of any nature
upon any of the property or assets of the Redeveloper contrary to the terms of any
instrument or agreement.
(c) There is no litigation pending or to the best of its knowledge threatened
against Redeveloper affecting its ability to carry out the acquisition, construction,
equipping and furnishing of the Project or the carrying into effect of this Redevelopment
Contract or in any other matter materially affecting the ability to Redeveloper to perform
its obligations hereunder.
(d) The Project would not be economically feasible without the use of tax
increment financing.
(e) The Project would not occur in the Redevelopment Project Area without the
use of tax-increment financing.
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ARTICLE III
OBLIGATIONS OF THE AUTHORITY
Section 3.01 Division of Taxes.
In accordance with Section 18-2147 of the Act and the terms of the Resolution, the
Authority hereby provides that any ad valorem tax on any Lot or Lots located in the
Redevelopment Project Area for the benefit of any public body be divided for a period of fifteen
years after the effective date (the “Effective Date”), as described in Section 18-2147 (1) of the
Act, which Effective Date shall be the January 1, 2019. Said taxes shall be divided as follows:
(a) That portion of the ad valorem tax on the real estate located in the
Redevelopment Project Area which is produced by levy at the rate fixed each year by or
for each public body upon the "redevelopment project valuation" (as defined in the Act)
of the Redevelopment Project Area 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 Area in excess of such amount (the "Incremental Ad Valorem Tax"), if any, shall
be allocated to, is pledged to, and, when collected, paid into a special fund of the
Authority (designated in the Resolution as the "Note Fund") to pay the principal of, the
interest on, and any premium due in connection with the Indebtedness. When such
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 Phase shall be paid into the funds of the respective public bodies.
Section 3.02 Issuance of Indebtedness
The Authority shall authorize the issuance of the Indebtedness in the form and stated
principal amount and bearing interest and being subject to such terms and conditions as are
specified in the Resolution and this Redevelopment Contract; provided, at all times the
maximum amount of the Indebtedness shall be limited to the lesser of (i) the stated face amount
of the Indebtedness, or (ii) the sum of all Project Costs incurred by the Redeveloper as set forth
on Exhibit D. No Indebtedness will be issued until Redeveloper has acquired fee title to the
Redevelopment Project Property and become obligated for construction of the additions and
improvements forming a part of the Project as described in the Plan.
Prior to July 1, 2018, the Authority shall issue one Tax Increment Development Revenue
Note, in one taxable series, in a maximum principal amount of $40,946.00, in substantially the
form shown on the attached Exhibit C (“TIF Note”), for net funds available to be purchased by
Redeveloper (“TIF Note Purchaser”), in a written form acceptable to Authority’s attorney, and
receive Note proceeds from the TIF Note Purchaser in said amount. At the option of the
Authority, the Authority shall make a grant to Redeveloper in such amount, and such grant shall
offset TIF Note Purchaser’s obligation to purchase the TIF Note. Subject to the terms of this
Agreement and the Resolution, the Authority’s Treasurer on behalf of the Authority shall have
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the authority to determine the timing of issuing the Indebtedness and all the other necessary
details of the Indebtedness.
The Redeveloper agrees to purchase the Indebtedness at a price equal to the principal
amount thereof, in a private placement satisfactory to the Authority as to its terms and
participants (including any pledgee thereof). Neither the Authority nor the City shall have any
obligation to provide for the sale of the Indebtedness. It is the sole responsibility of the
Redeveloper to effect the sale of the Indebtedness by purchasing the Indebtedness in accordance
with the terms of this Redevelopment Contract and the Resolution. Redeveloper acknowledges
that it is its understanding and the Authority's understanding that interest on the Indebtedness
will be includable in gross income for federal income tax purposes and subject to Nebraska State
income taxation.
Section 3.03 Pledge of Revenues.
Under the terms of the Resolution, the Authority pledges 100% of the available annual
TIF Revenues derived from the Redevelopment Project Property as security for and to provide
payment of the Indebtedness as the same fall due (including payment of any mandatory
redemption amounts set for the Indebtedness in accordance with the terms of the Resolution).
Section 3.04 Purchase and Pledge of Indebtedness/Grant of Net Proceeds of Indebtedness.
The Redeveloper has agreed to purchase the Indebtedness from the Authority for a price
equal to the principal amount thereof, payable as provided in Section 3.02 and this Section 3.04.
The Redevelopment Plan provides for the Redeveloper to receive a grant under this
Redevelopment Contract. In accordance with the terms of the Redevelopment Plan the
Redeveloper is to receive a grant sufficient to pay the costs of site acquisition, demolition and
rehabilitation expenditures, all improvements related to Project public infrastructure costs, site
preparation costs, utility extensions and costs of the Authority for legal and plan preparation
including those items described on Exhibit D (the "Project Costs TIF Funds"), in the aggregate
maximum amount not to exceed $40,946.00. Notwithstanding the foregoing, the aggregate
amount of the Indebtedness and the grant shall not exceed the amount of Project Costs as
certified pursuant to Section 4.02 of this Redevelopment Contract. Such grant shall be made to
the Redeveloper upon certification of Project Costs as set forth herein and in the Resolution, and
payment purchase of the Indebtedness as provided in Section 3.02, unless Redeveloper elects to
offset the payment of the purchase of the Indebtedness with the grant proceeds as provided
herein and in the Resolution. The Authority shall have no obligation to provide grant funds from
any source other than as set forth in the Resolution and this Redevelopment Contract.
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Section 3.05 Creation of Funds.
In the Resolution, the Authority has provided for the creation of the following funds and
accounts which funds shall be held by the Authority separate and apart from all other funds and
moneys of the Authority and the City:
(a) a special trust fund called the “Weinrich Developments Redevelopment Project Note Fund”
(the “Note Fund”). All of the TIF Revenues shall be deposited into the Note Fund. The TIF
Revenues accumulated in the Note Fund shall be used and applied on the Business Day prior to
each Interest Payment Date (i) to make any payments to the City or the Authority as may be
required under the Redevelopment Contract and (ii) to pay principal of or interest on the Note to the
extent of any money then remaining the Note Fund on such Interest Payment Date. Money in the
Note Fund shall be used solely for the purposes described herein and in the Resolution. All
Revenues received through and including December 31, 2034 shall be used solely for the payments
required herein and by the Resolution; and
(b) a special trust fund called the “Weinrich Developments Redevelopment Project Fund” (the
“Project Fund”) The Authority shall disburse any money on deposit in the Project Fund from time
to time to pay or as reimbursement for payment made for the Project Costs in each case within 5
Business Days after completion of the steps set forth herein and in the Resolution. If a sufficient
amount to pay a properly completed Disbursement Request (as defined in Section 4.02) is not in the
Project Fund at the time of the receipt by the Authority of such request, the Authority shall notify
the owner of the Note and such owner may deposit an amount sufficient to pay such request with
the Authority for such payment. As set forth in the Resolution, if the Redeveloper is the owner of
the Note and the Redeveloper so elects, the Authority shall make a grant to Redeveloper in the
amount of an approved Disbursement Request; in such event, the approved Disbursement Request
amount shall offset funding of the Note.
ARTICLE IV
OBLIGATIONS OF REDEVELOPER
Section 4.01 Construction of Project; Note; Insurance.
(a) Redeveloper will acquire the Project, demolish and rehabilitate structures on the site,
prepare the site for redevelopment, install all required utilities and improvements in the public
right-of-way in accordance with the plans and specifications provided to the Authority.
Redeveloper will coordinate with the City for the City’s design and construction required for the
installation of all public infrastructure improvements and right-of-way improvements. The
Redeveloper shall provide and pay for infrastructure installation.
Redeveloper shall pay for the costs of site acquisition, site preparation, demolition and
rehabilitation, utility extension, public infrastructure and costs of the Authority as set forth on
Exhibit D, from the grant provided in Section 3.04 hereof. Redeveloper shall be solely
responsible for obtaining all permits and approvals necessary to acquire, construct and equip the
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Project. Until construction of the Project has been completed, Redeveloper shall make reports in
such detail and at such times as may be reasonably requested by the Authority as to the actual
progress of Redeveloper with respect to construction of the Project. Such reports shall include
actual expenditures incurred as described on Exhibit D.
(b) Any general contractor chosen by the Redeveloper shall be required to obtain and keep
in force at all times until completion of construction, policies of insurance including coverage for
contractors' general liability and completed operations and a penal bond as required by the Act or
as is otherwise required by law. The City, the Authority and the Redeveloper shall be named as
additional insureds. Any contractor chosen by the Redeveloper or the Redeveloper itself, as
owner, shall be required to purchase and maintain property insurance upon the Project to the full
insurable value thereof. This insurance shall insure against the perils of fire and extended
coverage and shall include 'All Risk" insurance for physical loss or damage. The contractor with
respect to any specific contract or the Redeveloper shall also carry insurance on all stored
materials. The contractor or the Redeveloper, as the case may be, shall furnish the Authority and
the City with a Certificate of Insurance evidencing policies as required above. Such certificates
shall state that the insurance companies shall give the Authority prior written notice in the event
of cancellation of or material change in any of any of the policies.
(c) Notwithstanding any provision herein to the contrary, in the event Redeveloper has
not acquired fee simple title to the Redevelopment Project Area on or before July 1, 2018, this
Redevelopment Contract shall be null and void and of no force or effect effective as of the date
of execution hereof, and neither party shall have any liability or obligation to the other party with
respect hereto.
(d) The Redeveloper shall provide a payment and performance bond from a bond company
doing business in the state of Nebraska in the total amount of all Redevelopment Project Costs or
such other amount as shall be approved by the Authority. The City and Authority shall be named
as beneficiaries under such bond.
Section 4.02 Cost Certification & Disbursement of Note Proceeds.
Proceeds of the Note may be advanced and disbursed in the manner set forth below:
(a) There shall be submitted to the Authority a grant disbursement request (the
“Disbursement Request”), executed by the Director of the City’s Planning Department and an
authorized representative of the Redeveloper, (i) certifying that a portion of the Project has been
substantially completed and (ii) certifying the actual costs incurred by the Redeveloper in the
completion of such portion of the Project.
(b) If the costs requested for reimbursement under the Disbursement Request are
currently reimbursable under Exhibit D of this Redevelopment Contract and the Community
Redevelopment Law, the Authority shall evidence such allocation in writing and inform the owner
of the Note of any amounts allocated to the Note.
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(c) Upon notification from the Authority as described in Section 4.02(b), deposits to the
accounts in the Project Fund may be made from time to time from funds received by the Authority
from the owner of the Note (if other than the Redeveloper) in the amounts necessary to pay amounts
requested in properly completed, signed and approved written Disbursement Requests as described
herein. Such amounts shall be proceeds of the Note and the Treasurer of the Authority shall inform
the Registrar (as defined in the Note Resolution) in writing of the date and amount of such deposits.
At the option of the Redeveloper, if the Redeveloper is the owner of the Note, the Authority shall
make a grant to Redeveloper in the amount of the approved Disbursement Request; in such event,
the approved Disbursement Request amount shall offset funding of the Note. The Registrar shall
keep and maintain a record of the amounts deposited into the Project Fund from Note proceeds
pursuant to the terms of this Resolution as “Principal Amount Advanced” and shall enter the
aggregate principal amount then Outstanding as the “Cumulative Outstanding Principal Amount” on
its records maintained for the Note. The aggregate amount deposited into the Project Fund from
proceeds of the Note shall not exceed $40,946.00.
Section 4.03 No Discrimination.
Redeveloper agrees and covenants for itself its successors and assigns that it will not
discriminate against any person or group of persons on account of race, sex, color, religion,
national origin, ancestry, disability, marital status or receipt of public assistance in connection
with the Project. Redeveloper, for itself and its successors and assigns, agrees that during the
construction of the Project, Redeveloper will not discriminate against any employee or applicant
for employment because of race, religion, sex, color, national origin, ancestry, disability, marital
status or receipt of public assistance. Redeveloper will comply with all applicable federal, state
and local laws related to the Project.
Section 4.04 Assignment or Conveyance.
This Redevelopment Contract shall not be assigned by the Redeveloper without the
written consent of the Authority. Such consent shall not be unreasonably withheld. Redeveloper
agrees that it shall not convey any Lot or any portion thereof or any structures thereon to any
person or entity that would be exempt from payment of real estate taxes, and that it will not make
application for any structure, or any portion thereof, to be taxed separately from the underlying
land of any Lot.
Section 4.50 Payment of Authority Costs.
Redeveloper shall pay to the Authority the following sums upon execution hereof:
a. $3,500 for legal expenses of Authority
b. $1,000 for City and Authority administrative accounting of incremental tax payments.
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ARTICLE V
FINANCING REDEVELOPMENT PROJECT; ENCUMBRANCES
Section 5.01 Financing
Redeveloper shall pay all costs related to the redevelopment of the Redevelopment Project
Area and the Redevelopment Project Property which are in excess of the amounts paid from the
proceeds of the grant provided from the proceeds of the Indebtedness and granted to
Redeveloper. Redeveloper shall timely pay all costs, expenses, fees, charges and other amounts
associated with the Project.
ARTICLE VI
DEFAULT, REMEDIES; INDEMNIFICATION
Section 6.01 General Remedies of Authority and Redeveloper.
Subject to the further provisions of this Article VI, in the event of any failure to perform
or breach of this Redevelopment Contract or any of its terms or conditions, by any party hereto
or any successor to such party, such party, or successor, shall, upon written notice from the other,
proceed immediately to commence such actions as may be reasonably designed to cure or
remedy such failure to perform or breach which cure or remedy shall be accomplished within a
reasonable time by the diligent pursuit of corrective action. In case such action is not taken, or
diligently pursued, or the failure to perform or breach shall not be cured or remedied within a
reasonable time, this Redevelopment Contract shall be in default and the aggrieved party may
institute such proceedings as may be necessary or desirable to enforce its rights under this
Redevelopment Contract, including, but not limited to, proceedings to compel specific
performance by the party failing to perform or in breach of its obligations. The Redeveloper
hereby acknowledges and agrees that the Authority shall have completed its required
performances and satisfied all of its obligations under this Redevelopment Contract upon the
issuance of the Indebtedness and the subsequent payment of grant amounts to the Redeveloper as
set forth in Article III hereof and by complying with the obligations of all Redevelopment
Contract Amendments.
Section 6.02 Additional Remedies of Authority
In the event that (each such event an "event of default"):
(a) the Redeveloper, or its successor in interest, shall fail to commence the
construction of the improvements included in the Project Costs on or before August 10,
2018, or shall abandon construction work related to the Project Costs, once commenced,
for any period of 180 days, excepting delays caused by inclement weather,
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(b) the Redeveloper, shall fail to pay real estate taxes or assessments on the
Redevelopment Project Property owned by the Redeveloper or any part thereof when due;
and
(c) there is a violation of any other provision of this Redevelopment Contract,
and such failure or action by the Redeveloper has not been cured within 90 days following
written notice from Authority, then the Redeveloper shall be in default of this
Redevelopment Contract.
In the event of such failure to perform, breach or default occurs and is not cured in the
period herein provided, the parties agree that the damages caused to the Authority would be
difficult to determine with certainty and that a reasonable estimation of the amount of damages
that could be incurred is the amount of the grant to Redeveloper pursuant to Section 3.04 of this
Redevelopment Contract, less any reductions in the principal amount of the Indebtedness, plus
interest on such amounts as provided herein (the "Liquidated Damages Amount"). Upon the
occurrence of an event of default, the Liquidated Damages Amount shall be paid by Redeveloper
to Authority within 30 days of demand from Authority given to the Redeveloper.
Interest shall accrue on the Liquidated Damages Amount at the rate of three percent (3%)
per annum and interest shall commence from the date that the Authority gives notice to the
Redeveloper demanding payment.
Payment of the Liquidated Damages Amount shall not relieve Redeveloper of its
obligation to pay real estate taxes or assessments with respect to the Redevelopment Project
Property and the Project.
Redeveloper, on or before contracting for work included within the Project Costs, shall
furnish to the Authority copies of labor and materials payment bonds and performance bonds for
each contract entered into by Redeveloper related to Project Costs. Each such bond shall show
the Authority and the City as well as the Redeveloper as beneficiary of any such bond, as and to
the extent commercially obtainable (as determined in the discretion of the Authority). In
addition, the Redeveloper shall provide a penal bond with good and sufficient surety to be
approved by the Authority, conditioned that the Redeveloper shall at all times promptly make
payments of all amounts lawfully due to all persons supplying or furnishing to any contractor or
his or her subcontractors (for each contract entered into by Redeveloper related to Project Costs)
with labor or materials performed or used in the prosecution of the work provided for in such
contract, and will indemnify and save harmless the Authority to the extent of any payments in
connection with the carrying out of such contracts which the Authority may be required to make
under the law.
Section 6.03 Remedies in the Event of Other Redeveloper Defaults.
In the event the Redeveloper fails to perform any other provisions of this Redevelopment
Contract (other than those specific provisions contained in Section 6.02), the Redeveloper shall
be in default. In such an instance, the Authority may seek to enforce the terms of this
Redevelopment Contract or exercise any other remedies that may be provided in this
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Redevelopment Contract or by applicable law; provided, however, that any defaults covered by
this Section shall not give rise to a right or rescission on termination of this Redevelopment
Contract, and shall not be covered by the Liquidated Damages Amount.
Section 6.04 Forced Delay Beyond Party's Control.
For the purposes of any of the provisions of this Redevelopment Contract, neither the
Authority nor the Redeveloper, as the case may be, nor any successor in interest, shall be
considered in breach of or default in its obligations with respect to the conveyance or preparation
of the Redevelopment Area or any part thereof for redevelopment, or the beginning and
completion of construction of the Project, or progress in respect thereto, in the event of forced
delay in the performance of such obligations due to unforeseeable causes beyond its control and
without its fault or negligence, including, but not restricted to, acts of God, or of the public
enemy, acts of the Government, acts of the other party, fires, floods, epidemics, quarantine
restrictions, strikes, freight embargoes, and unusually severe weather or delays in subcontractors
due to such causes; it being the purpose and intent of this provision that in the event of the
occurrence of any such forced delay, the time or times for performance of the obligations of the
Authority or of the Redeveloper with respect to construction of the Project, as the case may be,
shall be extended for the period of the forced delay: Provided, that the party seeking the benefit
of the provisions of this section shall, within thirty (30) days after the beginning of any such
forced delay, have first notified the other party thereto in writing, and of the cause or causes
thereof and requested an extension for the period of the forced delay.
Section 6.05 Limitations of Liability; Indemnification.
Notwithstanding anything in this Article VI or this Redevelopment Contract to the
contrary, neither the City, the Authority, nor their respective elected officials, officers, directors,
appointed officials, employees, attorneys, agents or their governing bodies shall have any
pecuniary obligation or monetary liability under this Redevelopment Contract. The sole
obligation of the Authority under this Redevelopment Contract shall be the issuance of the
Indebtedness and granting of a portion of the proceeds thereof to Redeveloper, and full
compliance with the terms specifically set forth Article III hereof and payment of TIF Revenues
pledged pursuant to the Resolution. The Redeveloper releases the City and Authority from,
agrees that neither the City nor Authority shall be liable for, and agrees to indemnify and hold
the City and Authority harmless from any liability for any loss or damage to property or any
injury to or death of any person that may be occasioned by any cause whatsoever pertaining to
the Project.
The Redeveloper will indemnify and hold each of the City and Authority and their
respective elected officials, directors, officers, appointed officials, attorneys, agents, employees
and members of their governing bodies free and harmless from any loss, claim, damage, demand,
tax, penalty, liability, disbursement, expense, excluding litigation expenses, attorneys' fees and
expenses, or court costs arising out of any damage or injury, actual or claimed, of whatsoever
kind or character, to property (including loss of use thereof) or persons, occurring or allegedly
occurring in, on or about that portion of the Project owned by the Redeveloper, during the term
of this Redevelopment Contract or arising out of any action or inaction of Redeveloper, related to
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activities of the Redeveloper or its agents during the construction of the public infrastructure or
public right of ways in the Project.
ARTICLE VII
MISCELLANEOUS
Section 7.01 Notice Recording.
This Redevelopment Contract or a notice memorandum of this Redevelopment Contract
may be recorded in the office of the Register of Deeds of Hall County, Nebraska.
Section 7.02 Governing Law.
This Redevelopment Contract shall be governed by the laws of the State of Nebraska,
including but not limited to the Act.
Section 7.03 Binding Effect: Amendment, Assignment.
This Redevelopment Contract shall be binding on the parties hereto and their respective
successors and assigns. The Redevelopment Contract shall not be amended except by a writing
signed by the party to be bound. The Redeveloper may assign its rights and obligations to a
controlled entity which shall be bound by all the terms hereof.
Section 7.04 Effective Date and Implementation of Redevelopment Contract.
This Agreement is in full force and effect from and after the date of execution hereof by
both the Redeveloper and the Authority.
Section 7.05 Notices to Parties.
Notices to Parties shall be mailed by U. S. Mail to the following addresses:
Redeveloper:
Weinrich Developments, Inc.
2653 St. Patrick Avenue
Grand Island, NE 68803
Authority and City:
Director
Grand Island Community Redevelopment Authority
Hall County Regional Planning Department
100 E 1st Street
P.O. Box 1968
Grand Island, NE 68802
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IN WITNESS WHEREOF, City and Redeveloper have signed this Redevelopment Contract as
of the date and year first above written.
COMMUNITY REDEVELOPMENT
AUTHORITY OF THE CITY OF
ATTEST: GRAND ISLAND, NEBRASKA
____________________________ By:________________________
Secretary Chairman
STATE OF NEBRASKA )
) SS
COUNTY OF HALL )
The foregoing instrument was acknowledged before me this ______ day of 2018, by
________________ and ________________, Chairman and Secretary, respectively, of the
Community Redevelopment Authority of the City of Grand Island, Nebraska, on behalf of the
Authority.
____________________________
Notary Public
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Weinrich Developments, Inc.
By:______________________
President
STATE OF NEBRASKA )
) SS
COUNTY OF HALL )
The foregoing instrument was acknowledged before me this ______ day of _____,2018, by
__________________________, President of Weinrich Developments, Inc., on behalf of the
corporation.
________________________
Notary Public
*
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EXHIBIT A
DESCRIPTION OF REDEVELOPMENT AREA
Lot Six (6), Block 70, Original Town in the City of Grand Island, Hall County, Nebraska.
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EXHIBIT B
REDEVELOPMENT PLAN
[Attach copy of Redevelopment Plan Amendment]
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EXHIBIT C
(FORM OF NOTE)
UNITED STATES OF AMERICA
STATE OF NEBRASKA
COUNTY OF HALL
COMMUNITY REDEVELOPMENT AUTHORITY
OF THE CITY OF GRAND ISLAND, NEBRASKA
TAX INCREMENT DEVELOPMENT REVENUE NOTE
(WEINRICH DEVELOPMENTS REDEVELOPMENT PROJECT), SERIES 2018
No. R-1 Up to $40,946.00
(subject to reduction as described herein)
Date of Date of Rate of
Original Issue Maturity Interest
December 31, 2034 0.0%
REGISTERED OWNER: Weinrich Developments, Inc.
PRINCIPAL AMOUNT: SEE SCHEDULE 1 ATTACHED HERETO
REFERENCE IS HEREBY MADE TO THE FURTHER PROVISIONS OF THE
NOTE SET FORTH ON THE FOLLOWING PAGES, WHICH FURTHER PROVISIONS
SHALL FOR ALL PURPOSES HAVE THE SAME EFFECT AS IF SET FORTH AT
THIS PLACE.
IN WITNESS WHEREOF, THE COMMUNITY REDEVELOPMENT
AUTHORITY OF THE CITY OF GRAND ISLAND, NEBRASKA has caused this Note to
be signed by the manual signature of the Chairman of the Authority, countersigned by the
manual signature of the Secretary of the Authority, and the City’s corporate seal imprinted
hereon.
COMMUNITY REDEVELOPMENT
AUTHORITY OF THE CITY OF GRAND
ISLAND, NEBRASKA
[S E A L]
By: (manual signature)
Chairman
By: (manual signature)
Secretary
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The COMMUNITY REDEVELOPMENT AUTHORITY OF THE CITY OF
GRAND ISLAND, NEBRASKA (the “Authority”) acknowledges itself indebted to, and for
value received hereby promises to pay, but solely from certain specified tax revenues and other
funds hereinafter specified, to the Registered Owner named above, or registered assigns, on the
Date of Maturity stated above (or earlier as hereinafter referred to), the Principal Amount on
Schedule 1 attached hereto upon presentation and surrender hereof at the office of the registrar
and paying agent herefor, the Treasurer of the City of Grand Island, Nebraska (the “Registrar”),
and in like manner to pay interest on the Cumulative Outstanding Principal Amount reflected in
Schedule 1 at the Rate of Interest stated above, calculated on the basis of a 360-day year
consisting of twelve, 30-day months, from the Date of Original Issue stated above, or the most
recent interest payment date to which interest has been paid or duly provided for, as specified
below, to maturity or earlier redemption, payable semiannually on June 1 and December 1 of
each year until payment in full of such Principal Amount, beginning June 1, 2020, by check or
draft mailed to the Registered Owner hereof as shown on the Note registration books maintained
by the Registrar on the 15th day of the month preceding the month in which the applicable
interest payment date occurs, at such Owner’s address as it appears on such Note registration
books. The principal of this Note and the interest hereon are payable in any coin or currency
which on the respective dates of payment thereof is legal tender for the payment of debts due the
United States of America.
This Note is issued by the Authority under the authority of and in full compliance with the
Constitution and statutes of the State of Nebraska, including particularly Article VIII, Section 12 of
the Nebraska Constitution, Sections 18-2101 to 18-2153, inclusive, Reissue Revised Statutes of
Nebraska, as amended, and under and pursuant to Resolution No. ________ duly passed and
adopted by the Authority on __________2018, as from time to time amended and supplemented
(the “Resolution”).
THE PRINCIPAL AMOUNT OF THIS NOTE IS SET FORTH IN SCHEDULE 1
ATTACHED HERETO. THE MAXIMUM PRINCIPAL AMOUNT OF THIS NOTE IS
$40,946.00.
This Note is a special limited obligation of the Authority payable as to principal and
interest solely from and is secured solely by the Revenue (as defined in the Resolution) and certain
other money, funds and securities pledged under the Resolution, all on the terms and conditions set
forth in the Resolution. The Revenue represents that portion of ad valorem taxes levied by public
bodies of the State of Nebraska, including the City, on real property in the Project Area (as defined
in this Resolution) which is in excess of that portion of such ad valorem taxes produced by the levy
at the rate fixed each year by or for each such public body upon the valuation of the Project Area as
of a certain date and as has been certified by the County Assessor of Hall County, Nebraska to the
City in accordance with law.
Reference is hereby made to the Resolution for the provisions, among others, with respect
to the collection and disposition of certain tax and other revenues, the special funds charged with
and pledged to the payment of the principal of and interest on this Note, the nature and extent of
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the security thereby created, the terms and conditions under which this Note has been issued, the
rights and remedies of the Registered Owner of this Note, and the rights, duties, immunities and
obligations of the City and the Authority. By the acceptance of this Note, the Registered Owner
assents to all of the provisions of the Resolution.
The principal of and interest hereon shall not be payable from the general funds of the City
nor the Authority nor shall this Note constitute a legal or equitable pledge, charge, lien, security
interest or encumbrance upon any of the property or upon any of the income, receipts, or money
and securities of the City or the Authority or of any other party other than those specifically
pledged under the Resolution. This Note is not a debt of the City or the Authority within the
meaning of any constitutional, statutory or charter limitation upon the creation of general
obligation indebtedness of the City or the Authority, and does not impose any general liability
upon the City or the Authority and neither the City nor the Authority shall be liable for the
payment hereof out of any funds of the City or the Authority other than the Revenues and other
funds pledged under the Resolution, which Revenues and other funds have been and hereby are
pledged to the punctual payment of the principal of and interest on this Note in accordance with the
provisions of this Resolution.
The Registered Owner may from time to time enter the respective amounts advanced
pursuant to the terms of the Resolution under the column headed “Principal Amount Advanced” on
Schedule 1 hereto (the “Table”) and may enter the aggregate principal amount of this Note then
outstanding under the column headed “Cumulative Outstanding Principal Amount” on the Table.
On each date upon which a portion of the Cumulative Outstanding Principal Amount is paid to the
Registered Owner pursuant to the redemption provisions of the Resolution, the Registered Owner
may enter the principal amount paid on this Note under the column headed “Principal Amount
Redeemed” on the Table and may enter the then outstanding principal amount of this Note under
the column headed “Cumulative Outstanding Principal Amount” on the Table. Notwithstanding
the foregoing, the records maintained by the Trustee as to the principal amount issued and principal
amounts paid on this Note shall be the official records of the Cumulative Outstanding Principal
Amount of this Note for all purposes.
Reference is hereby made to the Resolution, a copy of which is on file in the office of the
City Clerk, and to all of the provisions of which each Owner of this Note by its acceptance hereof
hereby assents, for definitions of terms; the description of and the nature and extent of the security
for this Note; the Revenue and other money and securities pledged to the payment of the principal
of and interest on this Note; the nature and extent and manner of enforcement of the pledge; the
conditions upon which the Resolution may be amended or supplemented with or without the
consent of the Owner of this Note; the rights, duties and obligations of the Authority and the
Registrar thereunder; the terms and provisions upon which the liens, pledges, charges, trusts and
covenants made therein may be discharged at or prior to the maturity or redemption of this Note,
and this Note thereafter no longer be secured by the Resolution or be deemed to be outstanding
thereunder, if money or certain specified securities shall have been deposited with the Registrar
sufficient and held in trust solely for the payment hereof; and for the other terms and provisions
thereof.
This Note is subject to redemption prior to maturity, at the option of the Authority, in
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whole or in part at any time at a redemption price equal to 100% of the principal amount being
redeemed, plus accrued interest on such principal amount to the date fixed for redemption.
Reference is hereby made to the Resolution for a description of the redemption procedures and the
notice requirements pertaining thereto.
In the event this Note is called for prior redemption, notice of such redemption shall be
given by first-class mail to the Registered Owner hereof at its address as shown on the registration
books maintained by the Registrar not less than 10 days prior to the date fixed for redemption,
unless waived by the Registered Owner hereof. If this Note, or any portion thereof, shall have
been duly called for redemption and notice of such redemption duly given as provided, then upon
such redemption date the portion of this Note so redeemed shall become due and payable and if
money for the payment of the portion of the Note so redeemed and the accrued interest thereon to
the date fixed for redemption shall be held for the purpose of such payment by the Registrar,
interest shall cease to accrue and become payable hereon from and after the redemption date.
This Note is transferable by the Registered Owner hereof in person or by its attorney or
legal representative duly authorized in writing at the principal office of the Registrar, but only in
the manner, subject to the limitations and upon payment of the charges provided in the Resolution,
and upon surrender and cancellation of this Note. Upon such transfer, a new Note of the same
series and maturity and for the same principal amount will be issued to the transferee in exchange
therefor. The Authority and the Registrar may deem and treat the Registered Owner hereof as the
absolute owner hereof for the purpose of receiving payment of or on account of principal of and
interest due hereon and for all other purposes.
This Note is being issued as a registered Note without coupons. This Note is subject to
exchange as provided in the Resolution.
It is hereby certified, recited and declared that all acts, conditions and things required to
have happened, to exist and to have been performed precedent to and in the issuance of this Note
have happened, do exist and have been performed in regular and due time, form and manner; that
this Note does not exceed any constitutional, statutory or charter limitation on indebtedness; and
that provision has been made for the payment of the principal of and interest on this Note as
provided in this Resolution.
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(FORM OF ASSIGNMENT)
ASSIGNMENT
FOR VALUE RECEIVED, the undersigned hereby sells, assigns and transfers unto
___________________________________________________________________________
Print or Type Name, Address and Social Security Number
or other Taxpayer Identification Number of Transferee
the within Note and all rights thereunder, and hereby irrevocably constitutes and appoints
_______________ agent to transfer the within Note on the Note register kept by the Registrar for
the registration thereof, with full power of substitution in the premises.
Dated: _______________ ____________________________________
NOTICE: The signature to this Assignment
must correspond with the name of the
Registered Owner as it appears upon the
face of the within Note in every particular.
Signature Guaranteed By:
____________________________________
Name of Eligible Guarantor Institution as
defined by SEC Rule 17 Ad-15 (17 CFR
240.17 Ad-15)
By:________________________________
Title:_______________________________
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SCHEDULE 1
TABLE OF CUMULATIVE OUTSTANDING PRINCIPAL AMOUNT
COMMUNITY REDEVELOPMENT AUTHORITY OF
THE CITY OF GRAND ISLAND, NEBRASKA
WEINRICH DEVELOPMENTS REDEVELOPMENT PROJECT
TAX INCREMENT DEVELOPMENT REVENUE NOTE, SERIES 2018
Date
Principal
Amount
Advanced
Principal
Amount
Redeemed
Cumulative
Outstanding
Principal
Amount
Notation
Made
By
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Exhibit D
Project Costs
Redevelopment Project Costs
Use of Funds.
Description TIF Funds Private Funds Total
Site Acquisition $15,000 $15,000
Site Improvements/Utilities $18,436 $18,346
New Construction Costs $175,232 $175,232
Legal and Plan $3,500 $3,500
Engineering/Arch $2,000 $2,000
City Fees/Reimbursements $2,100 $2,100
Financing Fees $4,100 $4,100
TOTALS $40,946 $179,232 $220,278
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Redevelopment Plan Amendment
Grand Island CRA Area 1
February 2018
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area 1 with in the city, pursuant to
the Nebraska Community Development Law (the “Act”) and provide for the
financing of a specific infrastructure related project in Area 1.
Executive Summary:
Project Description
THE REDEVELOPMENT PROPERTY LOCATED AT 408 E 2nd STREET FOR
RESIDENTIAL USES, INCLUDING ACQUISITION OF PROPERTY, SITE WORK
AND CONSTRUCTION OF A NEW THREE-UNIT APARTMENT BUILDING AND
ALL REQUIRED OFFSTREET PARKING.
The use of Tax Increment Financing to aid in expenses associated with
redevelopment of the property located at 408 E. 2nd Street from a vacant lot to a
three unit apartment building. The use of Tax Increment Financing is an integral
part of the development plan and necessary to make this project affordable. The
project will result in developing a piece of property that has been vacant since 2005
into three new apartment units. A structural fire damaged the house that was on the
property in 2004; the CRA acquired the property and removed the damaged
structure in 2005. The addition of the residential units is consistent with B-3 Heavy
Business District and the neighborhood. The additional units are needed to meet
the goals of the 2014 Housing Study. This also adds units near Railside consistent
with the plans to increase housing opportunities in the area. This project as
proposed would not be possible without the use of TIF.
Weinrich Developments Inc. has made an offer to purchase the property from the CRA
with the plan to build 3 apartments. Their offer is contingent on the approval of TIF. The
property is currently vacant. The developer is responsible for and has provided evidence
that they can secure adequate debt-financing to cover the costs associated with this
project. The Grand Island Community Redevelopment Authority (CRA) intends to
pledge the ad valorem taxes generated for up to 15 years for a period beginning January
1, 2020 towards the allowable costs and associated financing for the renovation of this
building.
TAX INCREMENT FINANCING TO PAY FOR THE REHABILITATION OF THE
PROPERTY WILL COME FROM THE FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
408 E 2nd Street in Grand Island Nebraska
Legal Descriptions: Lot Six (6) in Block Seventy (70) Original Town in the City of
Grand Island, Hall County, Nebraska
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Existing Land Use and Subject Property
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The tax increment will be captured for the tax years for which the payments become
delinquent in years 2020 through 2033 inclusive.
The real property ad valorem taxes on the current valuation will continue to be paid
to the normal taxing entities. The increase will come from the construction of the
proposed apartment building as permitted in the B-3 Heavy Business Zoning
District.
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 up to 15 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:
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 December 19, 2000.[§18-2109] Such
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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. The Hall County Regional Planning
Commission held a public hearing at their meeting on March 14, 2018 and passed
Resolution 2018-05 confirming that this project is consistent with the Comprehensive
Plan for the City of Grand Island.
3. The Redevelopment Plan must be sufficiently complete to address the following
items: [§18-2103(13) (b)]
a. Land Acquisition:
The Redevelopment Plan for Area 1 provides for real property acquisition and this plan
amendment does not prohibit such acquisition. The developer is proposing to acquire the
property from the authority. There is no proposed acquisition by the authority.
b. Demolition and Removal of Structures:
The project to be implemented does not involve the removal or demolition of any
structures.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. All of the area
around the site in private ownership is planned for Downtown Commercial use which
includes higher density housing. This property is in private ownership. [§18-2103(b) and
§18-2111]
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City of Grand Island Future Land Use Map
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d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned B-3 Heavy Business zone. No zoning changes are anticipated with this
project. No changes are anticipated in street layouts or grades. No changes are
anticipated in building codes or ordinances. Nor are any other planning changes
contemplated. [§18-2103(b) and §18-2111]
e. Site Coverage and Intensity of Use
The developer is proposing to increase the number of dwelling units on the property from
zero to three. The size of the building and lot coverage will increase, but remain in
conformance with the applicable regulations regarding site coverage and intensity of use.
[§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Sewer and water are available to support this development. The developer will be
required meet the minimum sewer and water line sizing requirements to serve the number
of dwelling units and fixtures.
Electric utilities are sufficient for the proposed use of this building.
No other utilities would be impacted by the development.
The developer will be responsible for replacing any sidewalks damaged during
construction of the project.
No other utilities would be impacted by the development. [§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. This property has been
owned by the Authority since 2005 an no structures have been on the property since
that time. No relocation is contemplated or necessary. [§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 have any interest in this property. The property is owned by
the Authority. Tom Gdowski, Chair of the CRA is also President of Equitable Bank.
Equitable Bank is providing financing to Weinrich Developments Inc. Mr. Gdowski will
abstain from any votes on this project.
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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 has offered the Authority $15,000 for this property. The estimated costs
for this project including acquisition are $216,178. Site improvements including: tree
removal, utility improvements, sidewalks and other flat concrete of $18,346.
Architectural and Engineering planning services of $2,000 and are included as a TIF
eligible expense. Legal, Developer and Audit Fees including a reimbursement to the City
and the CRA of $5,600 are included as TIF eligible expense. The total of eligible
expenses for this project is $40,946.
This 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 $40,946from the proceeds of the TIF. This
indebtedness will be repaid from the Tax Increment Revenues generated from the project.
TIF revenues shall be made available to repay the original debt and associated interest
after January 1, 2019 through December 2033.
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.
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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 unsafe buildings and
blighting conditions. This will develop a vacant property with three brand new dwelling
units in a manner consistent with the goals of the 2014 Housing Study for the City of
Grand Island.
8. Time Frame for Development
Development of this project is anticipated to be completed between May 2018 and May
of 2019. Excess valuation should be available for this project for up to 15 years
beginning with the 2019 tax year.
9. Justification of Project
This is a lot that has been vacant since 2005. The proposed construction with a three-unit
apartment building will provide new quality housing in an existing neighborhood and
remove a structure contributing to blight within the neighborhood.
10. Cost Benefit Analysis Section 18-2113 of the Act, further requires the Authority
conduct a cost benefit analysis of the plan amendment in the event that Tax Increment
Financing will be used. This analysis must address specific statutory issues.
As authorized in the Nebraska Community Development Law, §18-2147, Neb. Rev. Stat.
(2012), the City of Grand Island has analyzed the costs and benefits of the proposed
Redevelopment Project, including:
Project Sources and Uses. Public funds from tax increment financing in the amount of
$40,946provided by the Grand Island Community Redevelopment Authority will be
required to complete the project. This investment by the Authority will leverage
$175,232 in private sector financing and $42,876 equity investment; a private investment
of $5.32 for every TIF dollar invested.
Use of Funds.
Description TIF Funds Private Funds Total
Site Acquisition $15,000 $$15,000
Site Improvements/Utilities $18,346 $18,346
New Construction Costs $175,232 $175,232
Legal and Plan $3,500 $3,500
Engineering/Arch $2,000 $2,000
City Fees/Reimbursements $2,100 $2,100
Financing Fees $4,100 $4,100
TOTALS $40,946 $179,108 $220,278
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Tax Revenue. The property to be redeveloped has January 1, 2018, valuation of
approximately $8,712. Based on the 2017 levy this would result in a real property tax of
approximately $196. It is anticipated that the assessed value will increase by $292,000
upon full completion, as a result of the site redevelopment. This development will result
in an estimated tax increase of over $6,560 annually. The tax increment gained from this
Redevelopment Project Area would not be available for use as city general tax revenues,
for a period of 15 years, or such shorter time as may be required to amortize the TIF
bond, but would be used for eligible private redevelopment costs to enable this project to
be realized.
Estimated 2018 assessed value: $ 8,712
Estimated taxable value after completion $ 300,000
Increment value $ 291,288
Annual TIF generated (estimated) $ 6,561
TIF bond issue $ $40,946
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $8,712. The
proposed redevelopment will create additional valuation of $291,288. No tax shifts are
anticipated from the project. The project creates additional valuation that will support
taxing entities long after the project is paid off.
(b) Public infrastructure and community public service needs impacts and local tax
impacts arising from the approval of the redevelopment project;
No additional public service needs have been identified. Existing water and waste
water facilities will not be impacted by this development. The electric utility has
sufficient capacity to support the development. It is not anticipated that this will impact
schools. The Grand Island Public School system was notified of this application prior to
consideration of this plan by the Grand Island CRA, Regional Planning Commission or
City Council. Fire and police protection are available and should not be negatively
impacted by this development.
(c) Impacts on employers and employees of firms locating or expanding within the
boundaries of the area of the redevelopment project;
This will provide additional housing options consistent with the 2014 Housing Study
for the City Grand Island.
(d) Impacts on other employers and employees within the city or village and the
immediate area that are located outside of the boundaries of the area of the
redevelopment project; and
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This project will not have a negative impact on other employers in any manner
different from any other expanding business within the Grand Island area.
(e) Any other impacts determined by the authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
This project is consistent with the goals of Grow Grand Island and the 2014 Housing
Study.
Time Frame for Development
Development of this project is anticipated to be completed during between May of 2018
and May of 2019. The base tax year should be calculated on the value of the property as
of January 1, 2018. Excess valuation should be available for this project for 15 years
beginning in 2019 with taxes due in 2020. 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 $40,946 the projected amount
of increment based upon the anticipated value of the project and current tax rate. The
developer will spend at least $40,946 on eligible activities based on the estimates
presented. Based on the projected increment the bonds on this project will be paid off in
year 7 or 8 depending on final valuation.
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Weinrich 408 East 2nd
COMMUNITY REDEVELOPMENT AUTHORITY OF
THE CITY OF GRAND ISLAND, NEBRASKA
RESOLUTION NO. 268
A RESOLUTION AUTHORIZING AND PROVIDING FOR THE ISSUANCE OF A
COMMUNITY REDEVELOPMENT AUTHORITY OF THE CITY OF GRAND
ISLAND, NEBRASKA, TAX INCREMENT DEVELOPMENT REVENUE NOTE
OR OTHER OBLIGATION, IN A PRINCIPAL AMOUNT NOT TO EXCEED
$40,946 FOR THE PURPOSE OF (1) PAYING THE COSTS OF ACQUIRING,
DEMOLISHING, CONSTRUCTING, RECONSTRUCTING, IMPROVING,
EXTENDING, REHABILITATING, INSTALLING, EQUIPPING, FURNISHING
AND COMPLETING CERTAIN IMPROVEMENTS WITHIN THE
AUTHORITY’S WEINRICH DEVELOPMENTS, INC., REDEVELOPMENT
PROJECT AREA, SPECIFICALLY INCLUDING SITE PURCHASE,
PREPARATION, DEMOLITION, REHABILITATION, UTILITY EXTENSION
AND (2) PAYING THE COSTS OF ISSUANCE THEREOF; PRESCRIBING THE
FORM AND CERTAIN DETAILS OF THE NOTE OR OTHER OBLIGATION;
PLEDGING CERTAIN TAX REVENUE AND OTHER REVENUE TO THE
PAYMENT OF THE PRINCIPAL OF AND INTEREST ON THE NOTE OR
OTHER OBLIGATION AS THE SAME BECOME DUE; LIMITING PAYMENT
OF THE NOTE OR OTHER OBLIGATION TO SUCH TAX REVENUES;
CREATING AND ESTABLISHING FUNDS AND ACCOUNTS; DELEGATING,
AUTHORIZING AND DIRECTING THE FINANCE DIRECTOR TO EXERCISE
HIS OR HER INDEPENDENT DISCRETION AND JUDGMENT IN
DETERMINING AND FINALIZING CERTAIN TERMS AND PROVISIONS OF
THE NOTE OR OTHER OBLIGATION NOT SPECIFIED HEREIN; APPROVING
A REDEVELOPMENT CONTRACT AND REDEVELOPMENT PLAN; TAKING
OTHER ACTIONS AND MAKING OTHER COVENANTS AND AGREEMENTS
IN CONNECTION WITH THE FOREGOING; AND RELATED MATTERS.
BE IT RESOLVED BY THE MEMBERS OF THE COMMUNITY REDEVELOPMENT
AUTHORITY OF THE CITY OF GRAND ISLAND, NEBRASKA:
ARTICLE I
FINDINGS AND DETERMINATIONS
Section 1.1. Findings and Determinations. The Members of the Community Redevelopment
Authority of the City of Grand Island, Nebraska (the “Authority”) hereby find and determine as follows:
(a) The City of Grand Island, Nebraska (the “City”), pursuant to the Plan Resolution
(hereinafter defined), approved the City of Grand Island Redevelopment Area #1 Plan Amendment
February 2018 (the “Redevelopment Plan”) under and pursuant to which the Authority shall undertake
from time to time to redevelop and rehabilitate the Redevelopment Area (hereinafter defined).
(b) Pursuant to the Redevelopment Plan, the Authority has previously obligated itself and/or
will hereafter obligate itself to provide a portion of the financing to acquire, construct, reconstruct, improve,
extend, rehabilitate, install, equip, furnish and complete, at the cost and expense of the Redeveloper, a
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portion of the improvements (as defined in the Redevelopment Contract hereinafter identified) in the
Redevelopment Area (the “Project Costs”), including, without limitation) the cost of acquiring,
constructing, reconstructing, improving, extending, rehabilitating, installing, and completing the acquisition
of the Project Site (as defined in the Redevelopment Contract), (collectively, the “Project”), as more fully
described in the Redevelopment Contract (hereinafter defined).
(c) The Authority is authorized by the Redevelopment Law (hereinafter defined) to issue tax
allocation notes for the purpose of paying the costs and expenses of the Project, the principal of which is
payable from certain tax revenues as set forth in the Redevelopment Law.
(d) In order to provide funds to pay a portion of the costs of the Project, it is necessary,
desirable, advisable, and in the best interest of the Authority for the Authority to issue a Tax Increment
Development Revenue Note or other obligation in a principal amount not to exceed $40,946 (the “Note”).
(e) All conditions, acts and things required to exist or to be done precedent to the issuance of
the Note do exist and have been done as required by law.
ARTICLE II
CERTAIN DEFINITIONS; COMPUTATIONS;
CERTIFICATES AND OPINIONS; ORDERS AND DIRECTIONS
Section 2.1. Definitions of Special Terms. Unless the context clearly indicates some other
meaning or may otherwise require, and in addition to those terms defined elsewhere herein, the terms
defined in this Section 2.1 shall, for all purposes of this Resolution, any Resolution or other instrument
amendatory hereof or supplemental hereto, instrument or document herein or therein mentioned, have the
meanings specified herein, with the following definitions to be equally applicable to both the singular and
plural forms of any terms defined herein:
“Authority” means the Community Redevelopment Authority of the City of Grand Island,
Nebraska.
City” means the City of Grand Island, Nebraska.
“Project Costs” means the redevelopment project costs (as defined in the Redevelopment
Contract) in the Redevelopment Area, the costs of which are eligible to be paid from the proceeds of the
Note.
“Assessor” means the Assessor of Hall County, Nebraska.
“Note” means the Weinrich Developments, Inc., Redevelopment Project Tax Increment
Development Revenue Note of the Authority, in a principal amount not to exceed $40,946, issued pursuant
to this Resolution, and shall include any note, including refunding note, interim certificate, debenture, or
other obligation issued pursuant to the Redevelopment Law. At the option of the Owner of the Note, the
titular designation of such Note may be revised to state note, interim certificate, debenture, obligation, or
such other designation as is appropriate.
“Secretary” means the Secretary of the Authority.
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“Cumulative Outstanding Principal Amount” means the aggregate principal amount of the Note
issued and Outstanding from time to time in accordance with the provisions of this Resolution, as reflected
in the records maintained by the Registrar as provided in this Resolution.
“Date of Original Issue” means the date the Note is initially issued, which shall be the date of the
first allocation of principal on the Note as further described in Section 3.2.
“Debt Service” means, as of any particular date of computation, and with respect to any period, the
amount to be paid or set aside as of such date or such period for the payment of the principal on the Note.
“Escrow Obligations” means (a) Government Obligations, (b) certificates of deposit issued by a
bank or trust company which are (1) fully insured by the Federal Deposit Insurance Corporation or similar
corporation chartered by the United States or (2) secured by a pledge of any Government Obligations having
an aggregate market value, exclusive of accrued interest, equal at least to the principal amount of the
certificates so secured, which security is held in a custody account by a custodian satisfactory to the
Registrar, or (c)(1) evidences of a direct ownership in future interest or principal on Government
Obligations, which Government Obligations are held in a custody account by a custodian satisfactory to the
Registrar pursuant to the terms of a custody agreement in form and substance acceptable to the Registrar and
(2) obligations issued by any state of the United States or any political subdivision, public instrumentality or
public authority of any state, which obligations are fully secured by and payable solely from Government
Obligations, which Government Obligations are held pursuant to an agreement in form and substance
acceptable to the Registrar and, in any such case, maturing as to principal and interest in such amounts and
at such times as will insure the availability of sufficient money to make the payment secured thereby.
“Finance Director” means the Treasurer/Finance Director or Acting Treasurer/Finance Director, as
the case may be, of the City.
“Fiscal Year” means the twelve-month period established by the City or provided by law from
time to time as its fiscal year.
“Government Obligations” means direct obligations of, or obligations the principal of and interest
on which are unconditionally guaranteed by, the United States of America.
“Improvements” means the improvements to be constructed, reconstructed, acquired, improved,
extended, rehabilitated, installed, equipped, furnished and completed in the Project Area in accordance with
the Redevelopment Plan, including, but not limited to, the improvements constituting the Project (as defined
in the Redevelopment Contract).
“Payment Date” means June 1 and December 1 of each year any Note is outstanding, commencing
on the first Payment Date following the Date of Original Issue.
“Chairman” means the Chairman of the Authority.
“Outstanding” means when used with reference to any Note, as of a particular date, all Notes
theretofore authenticated and delivered under this Resolution except:
(a) Notes theretofore canceled by the Registrar or delivered to the Registrar for
cancellation;
(b) Notes which are deemed to have been paid in accordance with Section 10.1
hereof;
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(c) Notes alleged to have been mutilated, destroyed, lost or stolen which have been
paid as provided in Section 3.9 hereof; and
(d) Notes in exchange for or in lieu of which other Notes have been authenticated
and delivered pursuant to this Resolution.
“Owner” means the person(s) identified as the owner(s) of the Note from time to time, as indicated
on the books of registry maintained by the Registrar.
“Plan Resolution” means, Resolution No. ___________ of the City, together with any other
resolution providing for an amendment to the Redevelopment Plan.
“Project Area” means the area identified and referred to as the Project Site in the Redevelopment
Contract.
“Record Date” means, for each Payment Date, the 15th day immediately preceding such Payment
Date.
“Redeveloper” means the Redeveloper as defined in the Redevelopment Contract responsible for
constructing, reconstructing, acquiring, improving, extending, rehabilitating, installing, equipping,
furnishing and completing the Project.
“Redeveloper Note” means any Note that is owned by the Redeveloper according to the records of
the Registrar.
“Redevelopment Contract” means the City of Grand Island Redevelopment Contract Weinrich
Developments, Inc., Redevelopment Project, dated the date of its execution, between the Authority, and
Weinrich Developments, Inc., a Nebraska corporation, relating to the Project.
“Redevelopment Area” means the community redevelopment area described, defined or otherwise
identified or referred to in the Redevelopment Plan.
“Redevelopment Law” means Article VIII, Section 12 of the Constitution of the State and Chapter
18, Article 21, Reissue Revised Statutes of Nebraska, as amended.
“Redevelopment Plan” means the “City of Grand Island Redevelopment Plan Amendment for
Redevelopment Area #1 February 2018” passed, adopted and approved by the City pursuant to the Plan
Resolution, and shall include any amendment of such Redevelopment Plan heretofore or hereafter made
by the City pursuant to law.
“Refunding Notes” means the notes authorized to be issued pursuant to Article V.
“Registrar” means the Treasurer of the City of Grand Island, Nebraska, in its capacity as registrar
and paying agent for the Note.
“Resolution” means this Resolution as from time to time amended or supplemented.
“Revenue” means the Tax Revenue.
“Special Fund” means the fund by that name created in Section 7.1.
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“State” means the State of Nebraska.
“Tax Revenue” means, with respect to the Project Area, (a) those tax revenues referred to (1) in the
last sentence of the first paragraph of Article VIII, Section 12 of the Constitution of the State and (2) in
Section 18-2147, Reissue Revised Statutes of Nebraska, as amended, and (b) all payments made in lieu
thereof.
“Treasurer” means the Treasurer of Hall County, Nebraska.
Section 2.2. Definitions of General Terms. Unless the context clearly indicates otherwise or may
otherwise require, in this Resolution words importing persons include firms, partnerships, associations,
limited liability companies, corporations (public and private), public bodies and natural persons, and also
include executors, administrators, trustees, receivers or other representatives.
Unless the context clearly indicates otherwise or may otherwise require, in this Resolution the terms
“herein,” “hereunder,” “hereby,” “hereto,” “hereof” and any similar terms refer to this Resolution as a whole
and not to any particular section or subdivision thereof.
Unless the context clearly indicates otherwise or may otherwise require, in this Resolution: (a)
references to Articles, Sections and other subdivisions, whether by number or letter or otherwise, are to the
respective or corresponding Articles, Sections or subdivisions of this Resolution as such Articles, Sections,
or subdivisions may be amended or supplemented from time to time; and (b) the word “heretofore” means
before the time of passage of this Resolution, and the word “hereafter” means after the time of passage of
this Resolution.
Section 2.3. Computations. Unless the facts shall then be otherwise, all computations required for
the purposes of this Resolution shall be made on the assumption that the principal on the Note shall be paid
as and when the same become due.
Section 2.4. Certificates, Opinions and Reports. Except as otherwise specifically provided in
this Resolution, each certificate, opinion or report with respect to compliance with a condition or covenant
provided for in this Resolution shall include: (a) a statement that the person making such certificate, opinion
or report has read the pertinent provisions of this Resolution to which such covenant or condition relates; (b)
a brief statement as to the nature and scope of the examination or investigation upon which the statements or
opinions contained in such certificate, opinion or report are based; (c) a statement that, in the opinion of
such person, he has made such examination and investigation as is necessary to enable him to express an
informed opinion as to whether or not such covenant or condition has been complied with; (d) a statement as
to whether or not, in the opinion of such person, such condition or covenant has been complied with; and (e)
an identification of any certificates, opinions or reports or other sources or assumptions relied on in such
certificate, opinion or report.
Section 2.5. Evidence of Action by the Authority. Except as otherwise specifically provided in
this Resolution, any request, direction, command, order, notice, certificate or other instrument of, by or from
the City or the Authority shall be effective and binding upon the Authority, respectively, for the purposes of
this Resolution if signed by the Chairman, the Vice Chairman, the Secretary, the Treasurer, the Finance
Director, the Planning Director or by any other person or persons authorized to execute the same by statute,
or by a resolution of the City or the Authority, respectively.
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ARTICLE III
AUTHORIZATION AND ISSUANCE OF THE NOTE;
GENERAL TERMS AND PROVISIONS
Section 3.1. Authorization of Note. Pursuant to and in full compliance with the Redevelopment
Law and this Resolution, and for the purpose of providing funds to pay (a) the cost of acquiring,
constructing, reconstructing, improving, extending, rehabilitating, installing, equipping, furnishing, and
completing the Project, and (b) the costs of issuing the Note, the Authority shall issue the Note in a principal
amount not to exceed $40,946. The Note shall be designated as “Community Redevelopment Authority of
the City of Grand Island, Nebraska, Weinrich Developments, Inc., Redevelopment Project Tax Increment
Development Revenue Note,” shall have an appropriate series designation as determined by the Finance
Director, shall be dated the Date of Original Issue, shall mature, subject to right of prior redemption, not
later than the December 31, 2034, and shall bear interest at an annual rate of 0.00%. The Note shall be
issued as a single Note as further described in Section 3.2.
The Note is a special, limited obligation of the Authority payable solely from the Revenue and the
amounts on deposit in the funds and accounts established by this Resolution. The Note shall not in any
event be a debt of the Authority (except to the extent of the Revenue and other money pledged under this
Resolution), the State, nor any of its political subdivisions, and neither the Authority (except to the extent of
the Revenue and other money pledged under this Resolution), the City, the State nor any of its political
subdivisions is liable in respect thereof, nor in any event shall the principal of or interest on the Note be
payable from any source other than the Revenue and other money pledged under this Resolution. The Note
does not constitute a debt within the meaning of any constitutional, statutory, or charter limitation upon the
creation of general obligation indebtedness of the Authority and does not impose any general liability upon
the Authority. Neither any official of the Authority nor any person executing the Note shall be liable
personally on the Note by reason of its issuance. The validity of the Note is not and shall not be dependent
upon the completion of the Project or upon the performance of any obligation relative to the Project.
The Revenue and the amounts on deposit in the funds and accounts established by this Resolution
are hereby pledged and assigned for the payment of the Note, and shall be used for no other purpose than to
pay the principal of or interest on the Note, except as may be otherwise expressly authorized in this
Resolution. The Note shall not constitute a debt of the Authority or the City within the meaning of any
constitutional, statutory, or charter limitation upon the creation of general obligation indebtedness of the
Authority, and neither the Authority nor the City shall not be liable for the payment thereof out of any
money of the Authority or the City other than the Tax Revenue and the other funds referred to herein.
Nothing in this Resolution shall preclude the payment of the Note from (a) the proceeds of future
notes issued pursuant to law or (b) any other legally available funds. Nothing in this Resolution shall
prevent the City or the Authority from making advances of its own funds howsoever derived to any of the
uses and purposes mentioned in this Resolution.
Section 3.2. Details of Note; Authority of Finance Director.
(a) The Note shall be dated the Date of Original Issue and shall be issued to the purchaser
thereof, as the Owner, in installments. The Note shall be delivered on the earlier of allocation of the
maximum principal amount of the Note or upon the issuance of a certificate of occupancy of the building
constituting the Project. The Note shall be issued as a single Note.
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(b) Proceeds of the Note may be advanced and disbursed in the manner set forth below:
(1) There shall be submitted to the Finance Director a disbursement request in a form
acceptable to the Finance Director (the “Disbursement Request”), executed by the City’s
Planning Director and an authorized representative of the Redeveloper, (A) certifying that a
portion of the Project has been substantially completed and (B) certifying the actual costs
incurred by the Redeveloper in the completion of such portion of the Project.
(2) The Finance Director shall evidence such allocation in writing and inform the
Owner of the Note of any amounts allocated to the Note.
(3) Such amounts shall be deemed proceeds of the Note and the Finance Director
shall inform the Registrar in writing of the date and amount of such allocation. The Registrar
shall keep and maintain a record of the amounts allocated to the note pursuant to the terms of this
Resolution as “Principal Amount Advanced” and shall enter the aggregate principal amount then
Outstanding as the “Cumulative Outstanding Principal Amount” on the Note and its records
maintained for the Note. The aggregate amount endorsed as the Principal amount Advanced on the
Note shall not exceed $40,946.
The Authority shall have no obligation to pay any Disbursement Request unless such request has
been properly approved as described above, and proceeds of the Note have been deposited by the Owner of
the Note (if other than the Redeveloper) into the Project Fund.
The records maintained by the Registrar as to principal amount advanced and principal amounts
paid on the Note shall be the official records of the Cumulative Outstanding Principal Amount for all
purposes.
(c) The Note shall be dated the Date of Original Issue, which shall be the initial date of a
allocation of the Note.
(d) As of the Date of Original Issue of the Note, there shall be delivered to the Registrar the
following:
(1) A signed investor’s letter in a form acceptable to the Finance Director and Note
Counsel; and
(2) Such additional certificates and other documents as the special counsel for the
Authority may require.
(e) The note shall bear zero percent interest on the Cumulative Outstanding Principal Amount
of the Note from the Date of Original Issue.
(f) The principal of the Note shall be payable in any coin or currency of the United States of
America from all funds held by the which on the respective dates of payment thereof is legal tender for the
payment of public and private debts. Payments on the Note due prior to maturity or earlier redemption and
payment of any principal upon redemption price to maturity shall be made by check mailed by the Registrar
on each Interest Payment Date to the Owners, at the Owners’ address as it appears on the books of registry
maintained by the Registrar on the Record Date. The principal of the Note due at maturity or upon earlier
redemption shall be payable upon presentation and surrender of the Note to the Registrar. When any portion
of the Note shall have been duly called for redemption and payment thereof duly made or provided for,
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interest thereon shall cease on the principal amount of such Note so redeemed from and after the date of
redemption thereof.
(g) The Note shall be executed by the manual signatures of the Chairman and Secretary of
the Authority. In case any officer whose signature shall appear on any Note shall cease to be such officer
before the delivery of such Note, such signature shall nevertheless be valid and sufficient for all purposes,
the same as if s/he had remained in office until such delivery, and the Note may be signed by such
persons as at the actual time of the execution of such Note shall be the proper officers to sign such Note
although at the date of such Note such persons may not have been such officers.
(i) The Finance Director is hereby authorized to hereafter, from time to time, specify, set,
designate, determine, establish and appoint, as the case may be, and in each case in accordance with and
subject to the provisions of this Resolution, (1) the Date of Original Issue, the principal amount of the Note
in accordance with Section 3.2(a), (2) the maturity date of the Note, which shall be not later than December
31, 2034, (3) the initial Payment Date and (4) any other term of the Note not otherwise specifically fixed by
the provisions of this Resolution.
(j) Any Note issued upon transfer or exchange of any other Note shall be dated as of the Date
of Original Issue.
(k) The Note shall be issued to such Owner as shall be mutually agreed between the
Redeveloper and the Finance Director for a price equal to 100% of the principal amount thereof. No Note
shall be delivered to any Owner unless the Authority shall have received from the Owner thereof such
documents as may be required by the Finance Director to demonstrate compliance with all applicable laws,
including without limitation compliance with Section 3.6 hereof. The Authority may impose such
restrictions on the transfer of any Note as may be required to ensure compliance with all requirements
relating to any such transfer.
Section 3.3. Form of Note Generally. The Note shall be issued in registered form. The Note
shall be in substantially the form set forth in Article IX, with such appropriate variations, omissions and
insertions as are permitted or required by this Resolution and with such additional changes as the Finance
Director may deem necessary or appropriate. The Note may have endorsed thereon such legends or text
as may be necessary or appropriate to conform to any applicable rules and regulations of any
governmental authority or any usage or requirement of law with respect thereto.
Section 3.4. Appointment of Registrar. The Finance Director is hereby appointed the registrar
and paying agent for the Note. The Registrar shall specify its acceptance of the duties, obligations and
trusts imposed upon it by the provisions of this Resolution by a written instrument deposited with the
Authority prior to the Date of Original Issue of the initial Note. The Authority reserves the right to
remove the Registrar upon 30 days’ notice and upon the appointment of a successor Registrar, in which
event the predecessor Registrar shall deliver all cash and the Note in its possession to the successor
Registrar and shall deliver the note register to the successor Registrar. The Registrar shall have only such
duties and obligations as are expressly stated in this Resolution and no other duties or obligations shall be
required of the Registrar.
Section 3.5. Exchange of Note. Any Note, upon surrender thereof at the principal office of the
Registrar, together with an assignment duly executed by the Owner or its attorney or legal representative in
such form as shall be satisfactory to the Registrar, may, at the option of the Owner thereof, be exchanged for
another Note in a principal amount equal to the principal amount of the Note surrendered or exchanged, of
the same series and maturity and bearing interest at the same rate. The Authority shall make provision for
the exchange of the Note at the principal office of the Registrar.
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Section 3.6. Negotiability, Registration and Transfer of Note. The Registrar shall keep books
for the registration and registration of transfer of the Note as provided in this Resolution. The transfer of the
Note may be registered only upon the books kept for the registration and registration of transfer of the Note
upon (a) surrender thereof to the Registrar, together with an assignment duly executed by the Owner or its
attorney or legal representative in such form as shall be satisfactory to the Registrar and (b) evidence
acceptable to the Authority that the assignee is a bank or a qualified institutional buyer as defined in Rule
144A promulgated by the Securities and Exchange Commission. Prior to any transfer and assignment,
the Owner will obtain and provide to the Authority, an investor’s letter in form and substance satisfactory
to the Authority evidencing compliance with the provisions of all federal and state securities laws, and
will deposit with the Authority an amount to cover all reasonable costs incurred by the Authority,
including legal fees, of accomplishing such transfer. A transfer of any Note may be prohibited by the
Authority if (1) a default then exists under the Redevelopment Contract, (2) the assessed valuation of the
Redeveloper Property (as defined in the Redevelopment Contract) is less than $1,300,000, or (3) a protest of
the valuation of the Redeveloper Property is ongoing. Upon any such registration of transfer the Authority
shall execute and deliver in exchange for such Note a new Note, registered in the name of the transferee, in a
principal amount equal to the principal amount of the Note surrendered or exchanged, of the same series and
maturity and bearing interest at the same rate.
In all cases in which any Note shall be exchanged or a transfer of a Note shall be registered
hereunder, the Authority shall execute at the earliest practicable time execute and deliver a Note in
accordance with the provisions of this Resolution. The Note surrendered in any such exchange or
registration of transfer shall forthwith be canceled by the Registrar. Neither the Authority nor the Registrar
shall make a charge for the first such exchange or registration of transfer of any Note by any Owner. The
Authority or the Registrar, or both, may make a charge for shipping, printing and out-of-pocket costs for
every subsequent exchange or registration of transfer of such Note sufficient to reimburse it or them for any
and all costs required to be paid with respect to such exchange or registration of transfer. Neither the
Authority nor the Registrar shall be required to make any such exchange or registration of transfer of any
Note during the period between a Record Date and the corresponding Interest Payment Date.
Section 3.7. Ownership of Note. As to any Note, the person in whose name the same shall be
registered shall be deemed and regarded as the absolute owner thereof for all purposes, and payment of or
on account of the principal of or interest on such Note shall be made only to or upon the order of the Owner
thereof or his legal representative. All such payments shall be valid and effectual to satisfy and discharge
the liability upon such Note, including the interest thereon, to the extent of the sum or sums so paid.
Section 3.8. Disposition and Destruction of Note. The Note, upon surrender to the Registrar for
final payment, whether at maturity or upon earlier redemption, shall be canceled upon such payment by the
Registrar and, upon written request of the Finance Director, be destroyed.
Section 3.9. Mutilated, Lost, Stolen or Destroyed Note. If any Note becomes mutilated or is
lost, stolen or destroyed, the Authority shall execute and deliver a new Note of like date and tenor as the
Note mutilated, lost, stolen or destroyed; provided that, in the case of any mutilated Note, such mutilated
Note shall first be surrendered to the Authority. In the case of any lost, stolen or destroyed Note, there
first shall be furnished to the Authority evidence of such loss, theft or destruction satisfactory to the
Authority, together with indemnity to the Authority satisfactory to the Authority. If any such Note has
matured, is about to mature or has been called for redemption, instead of delivering a substitute Note, the
Authority may pay the same without surrender thereof. Upon the issuance of any substitute Note, the
Authority may require the payment of an amount by the Owner sufficient to reimburse the Authority for
any tax or other governmental charge that may be imposed in relation thereto and any other reasonable
fees and expenses incurred in connection therewith.
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Section 3.10. Non-presentment of Note. If any Note is not presented for payment when the
principal thereof becomes due and payable as therein and herein provided, whether at the stated maturity
thereof or call for optional or mandatory redemption or otherwise, if funds sufficient to pay such Note
have been made available to the Registrar all liability of the Authority to the Owner thereof for the
payment of such Note shall forthwith cease, determine and be completely discharged, and thereupon it
shall be the duty of the Registrar to hold such funds, without liability for interest thereon, for the benefit
of the Owner of such Note, who shall thereafter be restricted exclusively to such funds for any claim of
whatever nature on their part under this Resolution or on, or with respect to, said Note. If any Note is not
presented for payment within five years following the date when such Note becomes due, the Registrar
shall repay to the Authority the funds theretofore held by it for payment of such Note, and such Note
shall, subject to the defense of any applicable statute of limitation, thereafter be an unsecured obligation
of the Authority, and the Registered Owner thereof shall be entitled to look only to the Authority for
payment, and then only to the extent of the amount so repaid to it by the Registrar, and the Authority shall
not be liable for any interest thereon and shall not be regarded as a trustee of such money.
ARTICLE IV
REDEMPTION OF NOTE
Section 4.1. Redemption of Note. The Note is subject to redemption at the option of the
Authority prior to the maturity thereof at any time as a whole or in part from time to time in such
principal amount as the Authority shall determine, at a redemption price equal to 100% of the principal
amount then being redeemed plus accrued interest thereon to the date fixed for redemption.
Section 4.2. Redemption Procedures. The Finance Director is hereby authorized, without further
action of the Council, to call all or any portion of the principal of the Note for payment and redemption prior
to maturity on such date as the Finance Director shall determine, and shall deposit sufficient funds in the
Debt Service Account from the Surplus Account to pay the principal being redeemed plus the accrued
interest thereon to the date fixed for redemption. The Finance Director may effect partial redemptions of
any Note without notice to the Owner and without presentation and surrender of such Note, but total
redemption of any Note may only be effected with notice to the Owner and upon presentation and surrender
of such Note to the Registrar. Notice of a total redemption of any Note shall be sent by the Registrar by
first-class mail not less than five days prior to the date fixed for redemption to the Owner’s address
appearing on the books of registry maintained by the Registrar and indicate (a) the title and designation of
the Note, (b) the redemption date, and (c) a recitation that the entire principal balance of such Note plus all
accrued interest thereon is being called for redemption on the applicable redemption date.
Section 4.3. Determination of Outstanding Principal Amount of Note. Notwithstanding the
amount indicated on the face of any Note, the principal amount of such Note actually Outstanding from time
to time shall be determined and maintained by the Registrar. The Registrar shall make a notation in the
books of registry maintained for each Note indicating the original principal advance of such Note as
determined in accordance with Section 3.2 and make such additional notations as are required to reflect any
additional principal advances or redemptions of such Note from time to time, including on the Table of
Cumulative Outstanding Principal Amount attached to each Note if it is presented to the Registrar for that
purpose. Any Owner may examine the books of registry maintained by the Registrar upon request, and the
Registrar shall grant such request as soon as reasonably practicable. Any failure of the Registrar to record a
principal advance or a redemption on the Table of Cumulative Outstanding Principal Amount shall not
affect the Cumulative Outstanding Principal Amount shown on the records of the Registrar.
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ARTICLE V
REFUNDING NOTES
Section 5.1. Refunding Notes. Refunding Notes may be issued at any time at the direction of the
Finance Director for the purpose of refunding (including by purchase) any Note or any portion thereof,
including amounts to pay principal to the date of maturity or redemption (or purchase) and the expenses of
issuing the Refunding Notes and of effecting such refunding; provided that the Debt Service on all notes to
be outstanding after the issuance of the Refunding Notes shall not be greater in any Fiscal Year than would
have been the Debt Service in such Fiscal Year were such refunding not to occur.
ARTICLE VI
EFFECTIVE DATE OF PROJECT;
PLEDGE OF REVENUE
Section 6.1. Effective Date of Project. For purposes of Section 18-2147, Reissue Revised
Statutes of Nebraska, as amended, the effective date of the Project shall be determined as set forth in the
Redevelopment Contract. The Planning Director is hereby directed to notify the Assessor of the effective
date of the Project on the form prescribed by the Property Tax Administrator.
Section 6.2. Collection of Revenue; Pledge of Revenue. As provided for in the Redevelopment
Plan, and pursuant to the provisions of the Redevelopment Law, for the period contemplated thereby, the
Tax Revenue collected in the Project Area shall be allocated to and, when collected, paid into the Special
Fund under the terms of this Resolution to pay the principal on the Note. When the Note has been paid in
accordance with this Resolution, the Redevelopment Plan and the Redevelopment Contract, the Tax
Revenue shall be applied as provided for in the Redevelopment Law.
The Revenue is hereby allocated and pledged in its entirety to the payment of the principal on the
Note and to the payment of the Project Costs (including the Project), until the principal on the Note has been
paid (or until money for that purpose has been irrevocably set aside), and the Revenue shall be applied
solely to the payment of the principal on the Note. Such allocation and pledge is and shall be for the sole
and exclusive benefit of the Owner and shall be irrevocable.
Section 6.3. Potential Insufficiency of Revenue. Neither the Authority nor the City makes any
representations, covenants, or warranties to the Owner that the Revenue will be sufficient to pay the
principal of or interest on the Note. Payment of the principal of and interest on the Note is limited solely
and exclusively to the Revenue pledged under the terms of this Resolution, and is not payable from any
other source whatsoever.
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ARTICLE VII
CREATION OF FUNDS AND ACCOUNTS;
PAYMENTS THEREFROM
Section 7.1. Creation of Funds and Account. There is hereby created and established by the
Authority the following funds and accounts which funds shall be held by the Finance Director of the City
separate and apart from all other funds and moneys of the Authority and the City under her control
a special trust fund called the “Weinrich Developments, Inc., Redevelopment Project Tax Increment Special
Fund” (the “Special Fund”).
So long as the Note remains unpaid, the money in the foregoing fund and accounts shall be used for
no purpose other than those required or permitted by this Resolution, any Resolution supplemental to or
amendatory of this Resolution and the Redevelopment Law.
Section 7.2. Special Fund. All of the Revenue shall be deposited into the Special Fund. The
Revenue accumulated in the Special Fund shall be used and applied on the Business Day prior to each
Payment Date (a) to make any payments to the Authority as may be required under the Redevelopment
Contract and (b) to pay principal on the Note to the extent of any money then remaining the Special Fund on
such Payment Date. Money in the Special Fund shall be used solely for the purposes described in this
Section 7.2. All Revenues received through and including December 31, 2034 shall be used solely for the
payments required by this Section 7.2.
ARTICLE VIII
COVENANTS OF THE AUTHORITY
So long as the Note is outstanding and unpaid, the Authority will (through its proper officers, agents
or employees) faithfully perform and abide by all of the covenants, undertakings and provisions contained in
this Resolution or in the Note, including the following covenants and agreements for the benefit of the
Owner which are necessary, convenient and desirable to secure the Note and will tend to make them more
marketable; provided, however, that such covenants do not require either the City or the Authority to expend
any money other than the Revenue nor violate the provisions of State law with respect to tax revenue
allocation.
Section 8.1. No Priority. The Authority covenants and agrees that it will not issue any obligations
the principal of or interest on which is payable from the Revenue which have, or purport to have, any lien
upon the Revenue prior or superior to or in parity with the lien of the Note; provided, however, that nothing
in this Resolution shall prevent the Authority from issuing and selling notes or other obligations which have,
or purport to have, any lien upon the Revenue which is junior to the Note and the Debt Service thereon, or
from issuing and selling notes or other obligations which are payable in whole or in part from sources other
than the Revenue.
Section 8.2. To Pay Principal of the Note. The Authority will duly and punctually pay or cause
to be paid solely from the Revenue the principal of the Note on the dates and at the places and in the manner
provided in the Note according to the true intent and meaning thereof and hereof, and will faithfully do and
perform and fully observe and keep any and all covenants, undertakings, stipulations and provisions
contained in the Note and in this Resolution.
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Section 8.4. Books of Account; Financial Statements. The Authority covenants and agrees that
it will at all times keep, or cause to be kept, proper and current books of account (separate from all other
records and accounts) in which complete and accurate entries shall be made of all transactions relating to the
Project, the Revenue and other funds relating to the Project.
Section 8.5. Eminent Domain Proceeds. The Authority covenants and agrees that should all or
any part of the Project be taken by eminent domain or other proceedings authorized by law for any public or
other use under which the property will be exempt from ad valorem taxation, the net proceeds realized by
the Authority therefrom shall constitute Project Revenue and shall be deposited into the Special Fund and
used for the purposes and in the manner described in Section 7.2.
Section 8.6. Protection of Security. The Authority is duly authorized under all applicable laws to
create and issue the Note and to adopt this Resolution and to pledge the Revenue in the manner and to the
extent provided in this Resolution. The Revenue so pledged is and will be free and clear of any pledge, lien,
charge, security interest or encumbrance thereon or with respect thereto prior to, or of equal rank with, the
pledge created by this Resolution, except as otherwise expressly provided herein, and all corporate action on
the part of the Authority to that end has been duly and validly taken. The Note is and will be a valid
obligation of the Authority in accordance with its terms and the terms of this Resolution. The Authority
shall at all times, to the extent permitted by law, defend, preserve and protect the pledge of and security
interest granted with respect to the Revenue pledged under this Resolution and all the rights of the Owner
under this Resolution against all claims and demands of all persons whomsoever.
ARTICLE IX
FORM OF NOTE
Section 9.1. Form of Note. The Note shall be in substantially the following form:
(FORM OF NOTE)
THIS NOTE HAS NOT BEEN REGISTERED UNDER THE SECURITIES ACT OF 1933, AS
AMENDED, OR ANY STATE SECURITIES LAWS, AND THIS NOTE MAY NOT BE
TRANSFERRED UNLESS THE PROPOSED ASSIGNEE IS A BANK OR A QUALIFIED
INSTITUTIONAL BUYER AS DEFINED IN RULE 144A PROMULGATED BY THE
SECURITIES AND EXCHANGE COMMISSION AND THE OWNER HAS OBTAINED AND
PROVIDED TO THE AUTHORITY, PRIOR TO SUCH TRANSFER AND ASSIGNMENT, AN
INVESTOR’S LETTER IN FORM AND SUBSTANCE SATISFACTORY TO THE AUTHORITY
EVIDENCING THE COMPLIANCE WITH THE PROVISIONS OF ALL FEDERAL AND STATE
SECURITIES LAWS AND CONTAINING SUCH OTHER REPRESENTATIONS AS THE
AUTHORITY MAY REQUIRE.
THIS NOTE MAY BE TRANSFERRED ONLY IN THE MANNER AND ON THE TERMS AND
CONDITIONS AND SUBJECT TO THE RESTRICTIONS STATED IN SECTION 3.6 OF
RESOLUTION NO. ____________ OF THE COMMUNITY REDEVELOPMENT AUTHORITY
OF THE CITY OF GRAND ISLAND, NEBRASKA.
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UNITED STATES OF AMERICA
STATE OF NEBRASKA
COUNTY OF HALL
COMMUNITY REDEVELOPMENT AUTHORITY
OF THE CITY OF GRAND ISLAND, NEBRASKA
WEINRICH DEVELOPMENTS, INC., REDEVELOPMENT PROJECT
TAX INCREMENT DEVELOPMENT REVENUE NOTE, SERIES 2018
No. R-1 Up to $40,946
(subject to reduction as described herein)
Date of Date of Rate of
Original Issue Maturity Interest
December 31, 2034 0.00%
REGISTERED OWNER: Weinrich Developments, Inc.
PRINCIPAL AMOUNT: SEE SCHEDULE 1 ATTACHED HERETO
REFERENCE IS HEREBY MADE TO THE FURTHER PROVISIONS OF THE NOTE
SET FORTH ON THE FOLLOWING PAGES, WHICH FURTHER PROVISIONS SHALL FOR
ALL PURPOSES HAVE THE SAME EFFECT AS IF SET FORTH AT THIS PLACE.
IN WITNESS WHEREOF, THE COMMUNITY REDEVELOPMENT AUTHORITY OF
THE CITY OF GRAND ISLAND, NEBRASKA has caused this Note to be signed by the manual
signature of the Chairman of the Authority, countersigned by the manual signature of the Secretary of the
Authority.
COMMUNITY REDEVELOPMENT
AUTHORITY OF THE CITY OF GRAND
ISLAND, NEBRASKA
[S E A L]
By: (manual signature)
Chairman
By: (manual signature)
Secretary
The COMMUNITY REDEVELOPMENT AUTHORITY OF THE CITY OF GRAND
ISLAND, NEBRASKA (the “Authority”) acknowledges itself indebted to, and for value received
hereby promises to pay, but solely from certain specified tax revenues to the Registered Owner named
above, or registered assigns, on the Date of Maturity stated above (or earlier as hereinafter referred to),
the Principal Amount on Schedule 1 attached hereto upon presentation and surrender hereof at the office
of the registrar and paying agent herefor, the Treasurer of the City of Grand Island, Nebraska (the
“Registrar”), payable semiannually on June 1 and December 1 of each year until payment in full of such
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Principal Amount, beginning June 1, 2020, by check or draft mailed to the Registered Owner hereof as
shown on the note registration books maintained by the Registrar on the 15th day of the month preceding
the month in which the applicable payment date occurs, at such Owner’s address as it appears on such
note registration books. The principal of this Note is payable in any coin or currency which on the
respective dates of payment thereof is legal tender for the payment of debts due the United States of
America.
This Note is issued by the Authority under the authority of and in full compliance with the
Constitution and statutes of the State of Nebraska, including particularly Article VIII, Section 12 of the
Nebraska Constitution, Sections 18-2101 to 18-2153, inclusive, Reissue Revised Statutes of Nebraska, as
amended, and under and pursuant to Resolution No. ________ duly passed and adopted by the Authority on
______________, 2018, as from time to time amended and supplemented (the “Resolution”).
THE PRINCIPAL AMOUNT OF THIS NOTE IS SET FORTH IN SCHEDULE 1
ATTACHED HERETO. THE MAXIMUM PRINCIPAL AMOUNT OF THIS NOTE IS $40,946.
This Note has been issued by the Authority for the purpose of financing the costs of constructing,
reconstructing, improving, extending, rehabilitating, installing, equipping, furnishing and completing certain
improvements within the area identified and referred to as the City of Grand Island Redevelopment Plan
Amendment for Redevelopment Area #1 February 2018, (Weinrich Developments, Inc., Project) which is
more specifically described in the Resolution, and to carry out the Authority’s corporate purposes and
powers in connection therewith.
Reference is hereby made to the Resolution for the provisions, among others, with respect to the
collection and disposition of certain tax and other revenues, the special funds charged with and pledged to
the payment of the principal of and interest on this Note, the nature and extent of the security thereby
created, the terms and conditions under which this Note has been issued, the rights and remedies of the
Registered Owner of this Note, and the rights, duties, immunities and obligations of the City and the
Authority. By the acceptance of this Note, the Registered Owner assents to all of the provisions of the
Resolution.
This Note is a special limited obligation of the Authority payable as to principal solely from and is
secured solely by the Tax Revenue (as defined in the Resolution) pledged under the Resolution, all on the
terms and conditions set forth in the Resolution. The Tax Revenue represents that portion of ad valorem
taxes levied by public bodies of the State of Nebraska, including the City, on real property in the Project
Area (as defined in this Resolution) which is in excess of that portion of such ad valorem taxes produced by
the levy at the rate fixed each year by or for each such public body upon the valuation of the Project Area as
of a certain date and as has been certified by the County Assessor of Hall County, Nebraska to the City in
accordance with law.
The principal hereon shall not be payable from the general funds of the City nor the Authority nor
shall this Note constitute a legal or equitable pledge, charge, lien, security interest or encumbrance upon any
of the property or upon any of the income, receipts, or money and securities of the City or the Authority or
of any other party other than those specifically pledged under the Resolution. This Note is not a debt of the
City or the Authority within the meaning of any constitutional, statutory or charter limitation upon the
creation of general obligation indebtedness of the City or the Authority, and does not impose any general
liability upon the City or the Authority and neither the City nor the Authority shall be liable for the payment
hereof out of any funds of the City or the Authority other than the Tax Revenues and other funds pledged
under the Resolution, which Tax Revenues and other funds have been and hereby are pledged to the
punctual payment of the principal of and interest on this Note in accordance with the provisions of this
Resolution.
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The Registrar may from time to time enter the respective amounts advanced pursuant to the terms of
the Resolution under the column headed “Principal Amount Advanced” on Schedule 1 hereto (the “Table”)
and may enter the aggregate principal amount of this Note then outstanding under the column headed
“Cumulative Outstanding Principal Amount” on the Table. On each date upon which a portion of the
Cumulative Outstanding Principal Amount is paid to the Registered Owner pursuant to the redemption
provisions of the Resolution, the Registered Owner may enter the principal amount paid on this Note under
the column headed “Principal Amount Redeemed” on the Table and may enter the then outstanding
principal amount of this Note under the column headed “Cumulative Outstanding Principal Amount” on the
Table. Notwithstanding the foregoing, the records maintained by the Registrar as to the principal amount
issued and principal amounts paid on this Note shall be the official records of the Cumulative Outstanding
Principal Amount of this Note for all purposes.
Reference is hereby made to the Resolution, a copy of which is on file in the office of the City
Clerk, and to all of the provisions of which each Owner of this Note by its acceptance hereof hereby assents,
for definitions of terms; the description of and the nature and extent of the security for this Note; the Tax
Revenue pledged to the payment of the principal on this Note; the nature and extent and manner of
enforcement of the pledge; the conditions upon which the Resolution may be amended or supplemented
with or without the consent of the Owner of this Note; the rights, duties and obligations of the Authority and
the Registrar thereunder; the terms and provisions upon which the liens, pledges, charges, trusts and
covenants made therein may be discharged at or prior to the maturity or redemption of this Note, and this
Note thereafter no longer be secured by the Resolution or be deemed to be outstanding thereunder, if money
or certain specified securities shall have been deposited with the Registrar sufficient and held in trust solely
for the payment hereof; and for the other terms and provisions thereof.
This Note is subject to redemption prior to maturity, at the option of the Authority, in whole or in
part at any time at a redemption price equal to 100% of the principal amount being redeemed, plus accrued
interest on such principal amount to the date fixed for redemption. Reference is hereby made to the
Resolution for a description of the redemption procedures and the notice requirements pertaining thereto.
In the event this Note is called for prior redemption, notice of such redemption shall be given by
first-class mail to the Registered Owner hereof at its address as shown on the registration books maintained
by the Registrar not less than 10 days prior to the date fixed for redemption, unless waived by the Registered
Owner hereof. If this Note, or any portion thereof, shall have been duly called for redemption and notice of
such redemption duly given as provided, then upon such redemption date the portion of this Note so
redeemed shall become due and payable and if money for the payment of the portion of the Note so
redeemed shall be held for the purpose of such payment by the Registrar.
This Note is transferable by the Registered Owner hereof in person or by its attorney or legal
representative duly authorized in writing at the principal office of the Registrar, but only in the manner,
subject to the limitations and upon payment of the charges provided in the Resolution, and upon surrender
and cancellation of this Note. Upon such transfer, a new Note of the same series and maturity and for the
same principal amount will be issued to the transferee in exchange therefor. The Authority and the
Registrar may deem and treat the Registered Owner hereof as the absolute owner hereof for the purpose of
receiving payment of or on account of principal of and interest due hereon and for all other purposes.
This note is being issued as a registered note without coupons. This note is subject to exchange as
provided in the Resolution.
It is hereby certified, recited and declared that all acts, conditions and things required to have
happened, to exist and to have been performed precedent to and in the issuance of this Note have happened,
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do exist and have been performed in regular and due time, form and manner; that this Note does not exceed
any constitutional, statutory or charter limitation on indebtedness; and that provision has been made for the
payment of the principal of and interest on this Note as provided in this Resolution.
[The remainder of this page intentionally left blank]
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(FORM OF ASSIGNMENT)
ASSIGNMENT
FOR VALUE RECEIVED, the undersigned hereby sells, assigns and transfers unto
___________________________________________________________________________
Print or Type Name, Address and Social Security Number
or other Taxpayer Identification Number of Transferee
the within note and all rights thereunder, and hereby irrevocably constitutes and appoints
_______________ agent to transfer the within Note on the note register kept by the Registrar for the
registration thereof, with full power of substitution in the premises.
Dated: _______________ _______________________________________
NOTICE: The signature to this Assignment
must correspond with the name of the Registered
Owner as it appears upon the face of the within
note in every particular.
Signature Guaranteed By:
_______________________________________
Name of Eligible Guarantor Institution as
defined by SEC Rule 17 Ad-15 (17 CFR 240.17
Ad-15)
By: ________________________________
Title: ________________________________
[The remainder of this page intentionally left blank]
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SCHEDULE 1
TABLE OF CUMULATIVE OUTSTANDING PRINCIPAL AMOUNT
COMMUNITY REDEVELOPMENT AUTHORITY OF
THE CITY OF GRAND ISLAND, NEBRASKA
WEINRICH DEVELOPMENTS, INC., REDEVELOPMENT PROJECT
TAX INCREMENT DEVELOPMENT REVENUE NOTE, SERIES 2018
Date
Principal Amount
Advanced
Principal Amount
Redeemed
Cumulative
Outstanding
Principal
Amount
Notation
Made
By
ARTICLE X
DEFEASANCE; MONEY HELD FOR PAYMENT OF
DEFEASED NOTE
Section 10.1. Discharge of Liens and Pledges; Note No Longer Outstanding Hereunder. The
obligations of the Authority under this Resolution, including any Resolutions, resolutions or other
proceedings supplemental hereto, and the liens, pledges, charges, trusts, assignments, covenants and
agreements of the Authority herein or therein made or provided for, shall be fully discharged and satisfied as
to the Note or any portion thereof, and the Note or any portion thereof shall no longer be deemed to be
outstanding hereunder and thereunder,
(a) when the any Note or portion thereof shall have been canceled, or shall have
been surrendered for cancellation or is subject to cancellation, or shall have been purchased from
money in any of the funds held under this Resolution, or
(b) if the Note or portion thereof is not canceled or surrendered for cancellation or
subject to cancellation or so purchased, when payment of the principal of the Note or any portion
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thereof, plus interest on such principal to the due date thereof, either (1) shall have been made or
caused to be made in accordance with the terms thereof, or (2) shall have been provided by
irrevocably depositing with the Registrar for the Note, in trust and irrevocably set aside exclusively
for such payment, (A) money sufficient to make such payment or (B) Escrow Obligations maturing
as to principal in such amount and at such times as will insure the availability of sufficient money to
make such payment.
Provided that, with respect to any total redemption of any Note, notice of redemption shall have
been duly given or provision satisfactory to the Registrar shall have been made therefor, or waiver of such
notice, satisfactory in form, shall have been filed with the Registrar.
At such time as any Note or portion thereof shall no longer be outstanding hereunder, and, except
for the purposes of any such payment from such money or such Escrow Obligations, such Note or portion
thereof shall no longer be secured by or entitled to the benefits of this Resolution.
Any such money so deposited with the Registrar for any Note or portion thereof as provided in this
Section 10.1 may at the direction of the Finance Director also be invested and reinvested in Escrow
Obligations, maturing in the amounts and times as hereinbefore set forth. All income from all Escrow
Obligations in the hands of the Registrar which is not required for the payment of such Note or portion
thereof with respect to which such money shall have been so deposited, shall be paid to the Authority and
deposited in the Special Fund as and when realized and collected for use and application as is other money
deposited in that fund.
Anything in this Resolution to the contrary notwithstanding, if money or Escrow Obligations have
been deposited or set aside with the Registrar pursuant to this Section 10.1 for the payment of any Note and
such Note shall not have in fact been actually paid in full, no amendment to the provisions of this Section
10.1 shall be valid as to or binding upon the Owner thereof without the consent of such Owner.
Section 10.2. Certain Limitations After Due Date. If sufficient money or Escrow Obligations
shall have been deposited in accordance with the terms hereof with the Registrar in trust for the purpose of
paying the Notes or any portion thereof when the same becomes due, whether at maturity or upon earlier
redemption, all liability of the Authority for such payment shall forthwith cease, determine and be
completely discharged, and thereupon it shall be the duty of the Registrar to hold such money or Escrow
Obligations, without liability to the Owners, in trust for the benefit of the Owners, who thereafter shall be
restricted exclusively to such money or Escrow Obligations for any claim for such payment of whatsoever
nature on his part.
Notwithstanding the provisions of the preceding paragraph of this Section 10.2, money or Escrow
Obligations held by the Registrar in trust for the payment and discharge of the principal of on any Note
which remain unclaimed for five years after the date on which such payment shall have become due and
payable, either because the Notes shall have reached their maturity date or because the entire principal
balance of the Notes shall have been called for redemption, if such money was held by the Registrar or such
paying agent at such date, or for five years after the date of deposit of such money, if deposited with the
Registrar after the date when such Note became due and payable, shall, at the written request of the
Authority be repaid by the Registrar to the Authority as the Authority’s property and free from the trust
created by this Resolution, and the Registrar shall thereupon be released and discharged with respect thereto,
and the Owner thereof shall look only to the Authority for the payment thereof.
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ARTICLE XI
AMENDING AND SUPPLEMENTING OF RESOLUTION
Section 11.1. Amending and Supplementing of Resolution Without Consent of Owner. The
Authority may at any time without the consent or concurrence of the Owner of the Note adopt a resolution
amendatory hereof or supplemental hereto if the provisions of such supplemental Resolution do not
materially adversely affect the rights of the Owner of the Note, for any one or more of the following
purposes:
(a) To make any changes or corrections in this Resolution as to which the Authority shall
have been advised by counsel that the same are verbal corrections or changes or are required for the
purpose of curing or correcting any ambiguity or defective or inconsistent provision or omission or
mistake or manifest error contained in this Resolution, or to insert in this Resolution such provisions
clarifying matters or questions arising under this Resolution as are necessary or desirable;
(b) To add additional covenants and agreements of the Authority for the purpose of further
securing payment of the Note;
(c) To surrender any right, power or privilege reserved to or conferred upon the Authority by
the terms of this Resolution;
(d) To confirm as further assurance any lien, pledge or charge, or the subjection to any lien,
pledge or charge, created or to be created by the provisions of this Resolution; and
(e) To grant to or confer upon the Owner of the Note any additional rights, remedies, powers,
authority or security that lawfully may be granted to or conferred upon them.
The Authority shall not adopt any supplemental Resolution authorized by the foregoing
provisions of this Section 11.1 unless in the opinion of counsel the adoption of such supplemental
Resolution is permitted by the foregoing provisions of this Section 11.1 and the provisions of such
supplemental Resolution do not materially and adversely affect the rights of the Owner of the Note.
Section 11.2. Amending and Supplementing of Resolution with Consent of Owner. With the
consent of the Owners of the Note, the Authority from time to time and at any time may adopt a
resolution amendatory hereof or supplemental hereto for the purpose of adding any provisions to, or
changing in any manner or eliminating any of the provisions of, this Resolution, or modifying or
amending the rights and obligations of the Authority under this Resolution, or modifying or amending in
any manner the rights of the Owner of the Note; provided, however, that, without the specific consent of
the Owner of the Note, no supplemental Resolution amending or supplementing the provisions hereof
shall: (a) change the fixed maturity date for the payment or the terms of the redemption thereof, or reduce
the principal amount of the Note or the rate of interest thereon or the Redemption Price payable upon the
redemption or prepayment thereof; (b) authorize the creation of any pledge of the Tax Revenues and other
money and securities pledged hereunder, prior, superior or equal to the pledge of and lien and charge
thereon created herein for the payment of the Note except to the extent provided in Articles III and V; or
(c) deprive the Owner of the Note in any material respect of the security afforded by this Resolution.
Nothing in this paragraph contained, however, shall be construed as making necessary the approval of the
Owner\ of the Note of the adoption of any supplemental Resolution authorized by the provisions of
Section 11.1.
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It shall not be necessary that the consents of the Owner of the Note approve the particular form of
wording of the proposed amendment or supplement or of the proposed supplemental Resolution effecting
such amendment or supplement, but it shall be sufficient if such consents approve the substance of the
proposed amendment or supplement. After the Owner of the Note shall have filed its consent to the
amending or supplementing hereof pursuant to this Section, the Authority may adopt such supplemental
Resolution.
Section 11.3. Effectiveness of Supplemental Resolution. Upon the adoption (pursuant to this
Article XI and applicable law) by the Authority of any supplemental Resolution amending or
supplementing the provisions of this Resolution or upon such later date as may be specified in such
supplemental Resolution, (a) this Resolution and the Note shall be modified and amended in accordance
with such supplemental Resolution, (b) the respective rights, limitations of rights, obligations, duties and
immunities under this Resolution and the Owner of the Note shall thereafter be determined, exercised and
enforced under this Resolution subject in all respects to such modifications and amendments, and (c) all
of the terms and conditions of any such supplemental Resolution shall be a part of the terms and
conditions of the Note and of this Resolution for any and all purposes.
ARTICLE XII
MISCELLANEOUS
Section 12.1. General and Specific Authorizations; Ratification of Prior Actions. Without in
any way limiting the power, authority or discretion elsewhere herein granted or delegated, the Authority
hereby (a) authorizes and directs the Chairman, Finance Director, Secretary, Planning Director and all other
officers, officials, employees and agents of the City to carry out or cause to be carried out, and to perform
such obligations of the Authority and such other actions as they, or any of them, in consultation with Special
Counsel, the Owner and its counsel shall consider necessary, advisable, desirable or appropriate in
connection with this Resolution, including without limitation the execution and delivery of all related
documents, instruments, certifications and opinions, and (b) delegates, authorizes and directs the Finance
Director the right, power and authority to exercise his independent judgment and absolute discretion in (1)
determining and finalizing all terms and provisions to be carried by the Note not specifically set forth in this
Resolution and (2) the taking of all actions and the making of all arrangements necessary, proper,
appropriate, advisable or desirable in order to effectuate the issuance, sale and delivery of the Note. The
execution and delivery by the Finance Director or by any such other officers, officials, employees or agents
of the City of any such documents, instruments, certifications and opinions, or the doing by them of any act
in connection with any of the matters which are the subject of this Resolution, shall constitute conclusive
evidence of both the Authority’s and their approval of the terms, provisions and contents thereof and of all
changes, modifications, amendments, revisions and alterations made therein and shall conclusively establish
their absolute, unconditional and irrevocable authority with respect thereto from the Authority and the
authorization, approval and ratification by the Authority of the documents, instruments, certifications and
opinions so executed and the actions so taken.
All actions heretofore taken by the Finance Director and all other officers, officials, employees and
agents of the Authority, including without limitation the expenditure of funds and the selection, appointment
and employment of Special Counsel and financial advisors and agents, in connection with issuance and sale
of the Note, together with all other actions taken in connection with any of the matters which are the subject
hereof, be and the same is hereby in all respects authorized, adopted, specified, accepted, ratified, approved
and confirmed.
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Section 12.2. Proceedings Constitute Contract; Enforcement Thereof. The provisions of this
Resolution shall constitute a contract between the Authority and the Owner and the provisions thereof shall
be enforceable by the Owner by mandamus, accounting, mandatory injunction or any other suit, action or
proceeding at law or in equity that is presently or may hereafter be authorized under the laws of the State in
any court of competent jurisdiction. Such contract is made under and is to be construed in accordance with
the laws of the State.
After the issuance and delivery of any Note, this Resolution and any supplemental Resolution shall
not be repealable, but shall be subject to modification or amendment to the extent and in the manner
provided in this Resolution, but to no greater extent and in no other manner.
Section 12.3. Benefits of Resolution Limited to the Authority and the Owner. With the
exception of rights or benefits herein expressly conferred, nothing expressed or mentioned in or to be
implied from this Resolution or the Note is intended or should be construed to confer upon or give to any
person other than the Authority and the Owner of the Note any legal or equitable right, remedy or claim
under or by reason of or in respect to this Resolution or any covenant, condition, stipulation, promise,
agreement or provision herein contained. The Resolution and all of the covenants, conditions, stipulations,
promises, agreements and provisions hereof are intended to be and shall be for and inure to the sole and
exclusive benefit of the City, the Authority and the Owner from time to time of the Note as herein and
therein provided.
Section 12.4. No Personal Liability. No officer or employee of the Authority shall be
individually or personally liable for the payment of the principal of or interest on the Note. Nothing herein
contained shall, however, relieve any such officer or employee from the performance of any duty provided
or required by law.
Section 12.5. Effect of Saturdays, Sundays and Legal Holidays. Whenever this Resolution
requires any action to be taken on a Saturday, Sunday or legal holiday, such action shall be taken on the first
business day occurring thereafter. Whenever in this Resolution the time within which any action is required
to be taken or within which any right will lapse or expire shall terminate on a Saturday, Sunday or legal
holiday, such time shall continue to run until midnight on the next succeeding business day.
Section 12.6. Partial Invalidity. If any one or more of the covenants or agreements or portions
thereof provided in this Resolution on the part of the City, the Authority or the Registrar to be performed
should be determined by a court of competent jurisdiction to be contrary to law, then such covenant or
covenants, or such agreement or agreements, or such portions thereof, shall be deemed severable from the
remaining covenants and agreements or portions thereof provided in this Resolution and the invalidity
thereof shall in no way affect the validity of the other provisions of this Resolution or of the Note, but the
Owner of the Note shall retain all the rights and benefits accorded to them hereunder and under any
applicable provisions of law.
If any provisions of this Resolution shall be held or deemed to be or shall, in fact, be inoperative or
unenforceable or invalid as applied in any particular case in any jurisdiction or jurisdictions or in all
jurisdictions, or in all cases because it conflicts with any constitution or statute or rule of public policy, or
for any other reason, such circumstances shall not have the effect of rendering the provision in question
inoperative or unenforceable or invalid in any other case or circumstance, or of rendering any other
provision or provisions herein contained inoperative or unenforceable or invalid to any extent whatever.
Section 12.7. Law and Place of Enforcement of this Resolution. The Resolution shall be
construed and interpreted in accordance with the laws of the State. All suits and actions arising out of this
Resolution shall be instituted in a court of competent jurisdiction in the State except to the extent necessary
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for enforcement, by any trustee or receiver appointed by or pursuant to the provisions of this Resolution, or
remedies under this Resolution.
Section 12.8. Effect of Article and Section Headings and Table of Contents. The headings or
titles of the several Articles and Sections hereof, and any table of contents appended hereto or to copies
hereof, shall be solely for convenience of reference and shall not affect the meaning, construction,
interpretation or effect of this Resolution.
Section 12.9. Repeal of Inconsistent Resolution. Any Resolution of the City, or the Authority
and any part of any resolution, inconsistent with this Resolution is hereby repealed to the extent of such
inconsistency.
Section 12.10. Publication and Effectiveness of this Resolution. This Resolution shall take
effect and be in full force from and after its passage by the Community Redevelopment Authority of the
City.
Section 12.11 Authority to Execute Redevelopment Contract and Approve Plan. The
Chairman and Secretary are authorized and directed to execute the Redevelopment Contract, in the form
presented with such changes as the Chairman, in his discretion deems proper. The Plan is approved and
adopted.
PASSED AND ADOPTED: ______________________, 2018.
COMMUNITY REDEVELOPMENT
AUTHORITY OF THE CITY OF GRAND
ISLAND, NEBRASKA
(SEAL) By:
Chairman
ATTEST:
By:
Secretary
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Community Redevelopment
Authority (CRA)
Wednesday, April 11, 2018
Regular Meeting
Item X1
Presentation of CRA Audit for Fiscal Year Ending September 30,
2017
Staff Contact:
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COMMUNITY REDEVELOPMENT AUTHORITY
OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
FINANCIAL STATEMENTS AND
SUPPLEMENTARY INFORMATION
September 30, 2017
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1
TABLE OF CONTENTS Page
INDEPENDENT AUDITOR’S REPORT 2
MANAGEMENT’S DISCUSSION AND ANALYSIS 5
BASIC FINANCIAL STATEMENTS
Government-wide Financial Statements
Statement of Net Position 11
Statement of Activities 12
Fund Financial Statements
Balance Sheet - Governmental Fund 13
Reconciliation of the Balance Sheet - Governmental Fund
to the Statement of Net Position 14
Statement of Revenues, Expenditures, and Changes in Fund Balance -
Governmental Fund 15
Reconciliation of the Statement of Revenues, Expenditures, and
Changes in Fund Balance - Governmental Fund to the
Statement of Activities 16
Notes to Financial Statements 17
REQUIRED SUPPLEMENTARY INFORMATION
Budgetary Comparison Schedule 39
Note to Required Supplementary Information 40
SUPPLEMENTARY INFORMATION
Schedule of Expenditures - General Fund 41
Independent Auditor’s Report on Internal Control Over Financial Reporting
and on Compliance and Other Matters Based on an Audit of Financial
Statements Performed in Accordance With Government Auditing Standards 44
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3
no such opinion. An audit also includes evaluating the appropriateness of accounting policies
used and the reasonableness of significant accounting estimates made by management, as well as
evaluating the overall presentation of the financial statements.
We believe that the audit evidence we have obtained is sufficient and appropriate to provide a
basis for our audit opinions.
Opinions
In our opinion, the financial statements referred to above present fairly, in all material respects,
the respective financial position of the governmental activities and the major fund of the
Community Redevelopment Authority of Grand Island, Nebraska, as of September 30, 2017, and
the respective changes in financial position, thereof for the year then ended in accordance with
accounting principles generally accepted in the United States of America.
Other Matters
The financial statements present only the Community Redevelopment Authority of Grand Island,
Nebraska component unit and do not purport to, and do not, present fairly the financial position
of the City of Grand Island, Nebraska, as of September 30, 2017, and the change in its financial
position and cash flows for the year then ended in conformity with accounting principles
generally accepted in the United States of America.
Required Supplementary Information
Accounting principles generally accepted in the United States of America require that the
management’s discussion and analysis and budgetary comparison information on pages 5–10 and
39–40 be presented to supplement the basic financial statements. Such information, although not
a part of the basic financial statements, is required by the Governmental Accounting Standards
Board, who considers it to be an essential part of financial reporting for placing the basic
financial statements in an appropriate operational, economic, or historical context. We have
applied certain limited procedures to the required supplementary information in accordance with
auditing standards generally accepted in the United States of America, which consisted of
inquiries of management about the methods of preparing the information and comparing the
information for consistency with management’s responses to our inquiries, the basic financial
statements, and other knowledge we obtained during our audit of the basic financial statements.
We do not express an opinion or provide any assurance on the information because the limited
procedures do not provide us with sufficient evidence to express an opinion or provide any
assurance.
Other Information
Our audit was conducted for the purpose of forming opinions on the financial statements that
collectively comprise the Community Redevelopment Authority of Grand Island, Nebraska’s
basic financial statements. The schedule of expenditures for the General Fund is presented for
purposes of additional analysis and is not a required part of the basic financial statements. The
schedule of expenditures for the General Fund is the responsibility of management and was
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COMMUNITY REDEVELOPMENT AUTHORITY OF GRAND ISLAND, NEBRASKA
MANAGEMENT’S DISCUSSION AND ANALYSIS, Continued
For The Year Ended September 30, 2017
5
MANAGEMENT’S DISCUSSION AND ANALYSIS
As management of the Community Redevelopment Authority of Grand Island, Nebraska, we
offer readers of the Community Redevelopment Authority of Grand Island, Nebraska financial
statements this narrative overview and analysis of the financial activities of the Community
Redevelopment Authority of Grand Island, Nebraska, for the fiscal year ended September 30,
2017.
Financial Highlights
• The assets of the Community Redevelopment Authority of Grand Island, Nebraska,
exceeded its liabilities at the close of the most recent fiscal year by $426,616 (net position).
Of this amount, there was a deficit balance of ($254,228) in unrestricted net position,
which may be used to meet the government’s ongoing obligations to citizens and creditors.
• At the end of the current fiscal year, unassigned fund balance for the General Fund was
$78,183, or 4.1 percent of current year General Fund expenditures.
Program Highlights
• The CRA will continue to emphasize the acquisition and demolition of substandard
properties. The CRA and City Council will continue to encourage developers to look for
areas of “Micro-Blight” that could be significantly improved by the acquisition,
demolition and construction of a new residential unit or units.
• The CRA will continue to direct attention toward business/industry developments that
result in economic development and the creation of new jobs. These efforts may include
tax increment financing (TIF), infrastructure development, land acquisition, or other
types of allowable assistance. The City of Grand Island and the CRA also approved the
use of TIF to support the development of several businesses in Grand Island, most
notably the new hospital at the southwest corner of U.S. Highway 281 and Husker
Highway. This proposed development is hoped to spur development toward Interstate 80.
Several projects were approved for downtown buildings.
• The CRA will continue to look for areas ripe for redevelopment and encourages private
individuals and developers to submit blighted and substandard studies to the Grand Island
City Council for consideration. During 2014, the CRA contracted to have a blighted and
substandard study conducted for the Veteran’s Home Property. The study was completed
and presented to the CRA in November of 2014. On December 1, 2015, Governor Pete
Ricketts announced plans to return the Veteran’s Home Property to the City of Grand
Island. A portion of that property has been deeded back to the City, with the remainder
committed for return after the closure of the Grand Island Veterans Home. The City is
moving forward with plans for redevelopment of the entire site. Those plans are likely to
include declaration of the area as blighted and substandard with TIF being used to
redevelop the property. This year the City Council also approved three Redevelopment
Areas encompassing the entirety of the Cornhusker Army Ammunition Plant along with a
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COMMUNITY REDEVELOPMENT AUTHORITY OF GRAND ISLAND, NEBRASKA
MANAGEMENT’S DISCUSSION AND ANALYSIS, Continued
For The Year Ended September 30, 2017
6
40 acre area at Seedling Mile and Highway 30 and two small areas ideal for microblight
redevelopment. The Talon apartments have been built there.
• The CRA has developed strategies to limit the exposure of the CRA and the City when a
TIF project is approved. Primarily this is done with the TIF contract. The CRA issues a
TIF bond that the developer funds through a private investor or financial institution. The
bond is repaid from the TIF revenue generated from the project on its TIF-eligible
expenses. The bond is limited to no more than 15 years from the time it is issued or
amended. The bond amount is capped at either the TIF-eligible expenses or the amount of
TIF generated by the project over its life.
• The CRA will continue to work with housing providers, including Habitat for Humanity
and the Housing Development Corporation. The CRA actively seeks out opportunities to
partner with these types of organizations to provide quality and affordable housing in
Grand Island. The final phase of the first part of the Copper Creek subdivision will be
concluded during the 2018 year, resulting in more than 200 affordable new single family
detached housing units.
• The CRA continues to work with Downtown, and is supportive of continued efforts to
redevelop buildings, especially on the upper floors. During the 2017 year, the CRA
approved two more grants under the upper-story Life Safety program and made the first
payment for upper story residential. To date, the program has committed to more than 40
additional units in downtown. The CRA also approved TIF for the redevelopment of
former Brown Hotel on 2nd Street. The 2018 budget includes $200,000 ($100,000 each
from the City and the CRA) for life safety infrastructure grants in the downtown area for
projects that include upper story residential development.
• The CRA approved tax increment financing for a project along South Locust for the
Talon Apartments. Final build out is expected to be 288 units over a 4 to 8 year period,
the first 4 buildings have been completed. A project was approved for an additional 88
apartments at the final phase of the Cherry Park Apartments on Stuhr Road north of
Bismark Avenue. All of the units have been completed.
• The entirety of the Cornhusker Army Ammunition Plant has been declared blighted and
substandard and two projects have been approved at the site. The City, through the CRA
will participate in providing funding for infrastructure improvements at the Husker
Harvest Days site in exchange for guarantees that the three day show with an estimated
$7.5 million impact on the local economy will continue for the next 20 years with state of
the art facilities necessary to attract high quality national vendors. The second project
will support the development of a locally operated construction and demolition landfill
and recycling center. This will, ideally lower the cost of demolition to local contractors
by reducing the transportation costs for demolition debris. Other projects at the formerly
used military site are also contemplated and under review.
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COMMUNITY REDEVELOPMENT AUTHORITY OF GRAND ISLAND, NEBRASKA
MANAGEMENT’S DISCUSSION AND ANALYSIS, Continued
For The Year Ended September 30, 2017
7
Overview of the Financial Statements
This discussion and analysis is intended to serve as an introduction to the Community
Redevelopment Authority of Grand Island, Nebraska’s basic financial statements. The
Community Redevelopment Authority of Grand Island, Nebraska’s basic financial statements
comprise three components: 1) government-wide financial statements, 2) fund financial
statements, and 3) notes to the financial statements. This report also contains required and
supplementary information in addition to the basic financial statements themselves.
Government-wide financial statements. The government-wide financial statements are
designed to provide readers with a broad overview of the Community Redevelopment Authority
of Grand Island, Nebraska’s finances in a manner similar to a private-sector business.
The statement of net position presents information on all of the Community Redevelopment
Authority of Grand Island, Nebraska’s assets and liabilities, with the difference between the two
reported as net position. Over time, increases or decreases in net position may serve as a useful
indicator of whether the financial position of the Community Redevelopment Authority of Grand
Island, Nebraska, is improving or deteriorating.
The statement of activities presents information showing how the government’s net position
changed during the most recent fiscal year. All changes in net position are reported as soon as
the underlying event giving rise to the change occurs, regardless of the timing of related cash
flows. Thus, revenues and expenses are reported in this statement for some items that will only
result in cash flows in future fiscal periods.
The government-wide financial statements include only the CRA itself (known as the primary
government).
The government-wide financial statements can be found on pages 11 and 12 of this report.
Fund financial statements. A fund is a grouping of related accounts that is used to maintain
control over resources that have been segregated for specific activities or objectives. The
Community Redevelopment Authority of Grand Island, Nebraska, uses fund accounting to ensure
and demonstrate compliance with finance-related legal requirements.
Governmental funds. Governmental funds are used to account for essentially the same functions
reported as governmental activities in the government-wide financial statements. However,
unlike the government-wide financial statements, governmental fund financial statements focus
on near-term inflows and outflows of spendable resources, as well as on balances of spendable
resources available at the end of the fiscal year. Such information may be useful in evaluating a
government’s near-term financing requirements.
Because the focus of governmental funds is narrower than that of the government-wide financial
statements, it is useful to compare the information presented for governmental funds with similar
information presented for governmental activities in the government-wide financial statements.
By doing so, readers may better understand the long-term impact of the government’s near-term
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COMMUNITY REDEVELOPMENT AUTHORITY OF GRAND ISLAND, NEBRASKA
MANAGEMENT’S DISCUSSION AND ANALYSIS, Continued
For The Year Ended September 30, 2017
8
financing decisions. Both the governmental fund balance sheet and the governmental fund
statement of revenues, expenditures, and changes in fund balances provide a reconciliation to
facilitate this comparison between governmental funds and governmental activities.
The Community Redevelopment Authority of Grand Island, Nebraska, maintains one individual
governmental fund, the General Fund.
The Community Redevelopment Authority of Grand Island, Nebraska, adopts an annual
appropriated budget for its governmental fund. A budgetary comparison statement has been
provided to demonstrate compliance with this budget.
The basic governmental fund financial statements can be found on pages 13-16 of this report.
Notes to the financial statements. The notes provide additional information that is essential to
a full understanding of the data provided in the government-wide and fund financial statements.
The notes to the financial statements can be found on pages 17-38 of this report.
Other information. In addition to the basic financial statements and accompanying notes, this
report also presents certain required supplementary information concerning the Community
Redevelopment Authority of Grand Island, Nebraska’s budgetary comparison schedule.
Required supplementary information can be found on pages 39 and 40 of this report.
Government-wide Financial Analysis
As noted earlier, net position may serve over time as a useful indicator of a government’s
financial position. In the case of the Community Redevelopment Authority of Grand Island,
Nebraska, assets exceeded liabilities by $426,616 at the close of the most recent fiscal year.
Increase
2017 2016 (Decrease)
Current and Other Assets 1,368,135$ 1,336,462$ 31,673$
Capital Assets 575,369 575,369 -
Total Assets 1,943,504 1,911,831 31,673
Long-term Liabilities 1,045,295 1,303,701 (258,406)
Other Liabilities 471,593 357,158 114,435
Total Liabilities 1,516,888 1,660,859 (143,971)
Net Position:
Net investment in capital assets 575,369 575,369 -
Restricted 105,475 118,743 (13,268)
Unrestricted (254,228) (443,140) 188,912
Total Net Position 426,616$ 250,972$ 175,644$
Summary Statements of Net Position
Grand Island Regular Meeting - 4/11/2018 Page 128 / 172
COMMUNITY REDEVELOPMENT AUTHORITY OF GRAND ISLAND, NEBRASKA
MANAGEMENT’S DISCUSSION AND ANALYSIS, Continued
For The Year Ended September 30, 2017
9
A significant portion of the Community Redevelopment Authority of Grand Island, Nebraska’s
net position ($575,369) reflects its investment in capital assets (land held for redevelopment).
These assets are not available for future spending.
Net position of $105,475 is restricted for redevelopers and for life safety grants. The remaining
balance of unrestricted net position is a deficit balance of ($254,228). Unrestricted net position
may be used to meet the government’s ongoing obligations to citizens and creditors.
Net position increased $175,644 for the year ended September 30, 2017.
Expenses and Program Revenues
Year Ended September 30, 2017 Year Ended September 30, 2016
Program Program Program Program
Revenues Expenses Revenues Expenses
General government $ - $ 60,296 $ - $ 71,975
Community development 1,149,995 1,655,962 706,427 1,162,173
Interest expense - 38,519 - 45,276
Total $ 1,149,995 $ 1,754,777 $ 706,427 $ 1,279,421
SOURCES OF REVENUE
Operating grants and contributions 1,149,995$ 59.57 %706,427$ 48.49 %
Property taxes 754,109 39.07 725,532 49.80
Interest 252 0.01 173 0.01
Other income 26,065 1.35 24,806 1.70
Total 1,930,421$ 100.00 %1,456,938$ 100.00 %
Year Ended September 30, 2017 Year Ended September 30, 2016
Revenues by Source
Financial Analysis of the Government’s Funds
As noted earlier, the Community Redevelopment Authority of Grand Island, Nebraska, used fund
accounting to ensure and demonstrate compliance with finance-related legal requirements.
Governmental Fund. The focus of the Community Redevelopment Authority of Grand Island,
Nebraska’s governmental fund is to provide information on near-term inflows, outflows, and
balances of spendable resources. Such information is useful in assessing the Community
Redevelopment Authority of Grand Island, Nebraska’s financing requirements. In particular,
unassigned fund balance may serve as a useful measure of a government’s net resources
available for spending at the end of the fiscal year.
As of the end of the current fiscal year, the Community Redevelopment Authority of Grand
Island, Nebraska’s governmental fund reported an ending fund balance of $925,835. The
unassigned fund balance, which is available for spending at the government’s discretion, was
Grand Island Regular Meeting - 4/11/2018 Page 129 / 172
COMMUNITY REDEVELOPMENT AUTHORITY OF GRAND ISLAND, NEBRASKA
MANAGEMENT’S DISCUSSION AND ANALYSIS, Continued
For The Year Ended September 30, 2017
10
$78,183. The remainder of the fund balance is not available for new spending because it has
already been 1) committed for future grant projects ($742,177), 2) restricted for developers
($25,475), or 3) restricted for life safety grants ($80,000).
The General Fund is the only fund of the Community Redevelopment Authority of Grand Island,
Nebraska. As a measure of the General Fund’s liquidity, it may be useful to compare total fund
balance to total fund expenditures. Total fund balance represents 48.0 percent of General Fund
expenditures.
The fund balance of the Community Redevelopment Authority of Grand Island, Nebraska’s
General Fund increased by $2,406 during the current fiscal year.
General Fund Budgetary Highlights
There was no difference between the original budget and the final adopted budget.
Capital Asset and Debt Administration Capital Assets. The Community Redevelopment Authority of Grand Island, Nebraska’s
investment in capital assets (land held for redevelopment) as of September 30, 2017, amounts to
$575,369.
Long-term debt. During the year ended September 30, 2013, the Community Redevelopment
Authority of Grand Island, Nebraska issued $1,800,000 of limited tax obligation bonds payable
to finance the Lincoln Pool project. Bond principal of $175,000 was paid during the year ended
September 30, 2017, leaving an outstanding balance of $1,105,000. At the end of the current
fiscal year, the Community Redevelopment Authority of Grand Island, Nebraska, had notes
payable of $198,779. The notes payable decreased by $80,296 (28.8 percent) during the current
fiscal year.
Economic Factors and Next Year’s Budget
• Grants of $505,216 are committed to be paid during the next 12 months, with an
additional $316,961 committed to be paid through 2019.
These factors were considered in preparing the Community Redevelopment Authority of Grand
Island, Nebraska’s budget for the year ending September 30, 2018.
Request for Information
This financial report is designed to provide a general overview of the Community
Redevelopment Authority of Grand Island, Nebraska’s finances for all those with an interest in
the government’s finances. Questions concerning any of the information provided in this report
or requests for additional financial information should be addressed to the Director, Community
Redevelopment Authority of Grand Island, Nebraska, P.O. Box 1968, Grand Island, NE 68802.
Grand Island Regular Meeting - 4/11/2018 Page 130 / 172
COMMUNITY REDEVELOPMENT AUTHORITY
OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
STATEMENT OF NET POSITION
September 30, 2017
ASSETS
Current assets:
Cash 756,528$
County treasurer cash 130,440
Property taxes receivable 146,501
Current portion of TIF receivables 37,822
Total current assets 1,071,291
Noncurrent assets:
Restricted cash 105,475
Noncurrent portion of TIF receivables 191,369
Land held for redevelopment 575,369
Total noncurrent assets 872,213
Total assets 1,943,504
LIABILITIES
Current liabilities:
Accounts payable 66,767
Unavailable property taxes 140,461
Accrued interest payable 5,881
Current portion of notes payable 83,484
Current portion of bonds payable 175,000
Total current liabilities 471,593
Noncurrent liabilities:
Noncurrent portion of notes payable 115,295
Noncurrent portion of bonds payable 930,000
Total noncurrent liabilities 1,045,295
Total liabilities 1,516,888
NET POSITION
Net investment in capital assets 575,369
Restricted for developers 25,475
Restricted for life safety grants 80,000
Unrestricted (254,228)
Total net position 426,616$
See notes to financial statements.
11
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COMMUNITY REDEVELOPMENT AUTHORITY
OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
STATEMENT OF ACTIVITIES
For the year ended September 30, 2017
Net (Expenses)
Revenues and
Changes
Operating Capital in Net Position
Charges for Grants and Grants and Governmental
Expenses Services Contributions Contributions Activities
FUNCTIONS/PROGRAMS
Governmental activities:
General government 60,296$ -$ -$ -$ (60,296)$
Community development 1,655,962 - 1,149,995 - (505,967)
Interest on long-term debt 38,519 - - - (38,519)
Total governmental activities 1,754,777$ -$ 1,149,995$ -$ (604,782)
General revenues:
Taxes:
Property taxes 754,109
Interest income 252
Other income 26,065
Total general revenues 780,426
Change in net position 175,644
Net position - beginning of year 250,972
Net position - end of year 426,616$
See notes to financial statements.
12
Program Revenues
Grand Island Regular Meeting - 4/11/2018 Page 132 / 172
COMMUNITY REDEVELOPMENT AUTHORITY
OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
BALANCE SHEET - GOVERNMENTAL FUND
September 30, 2017
ASSETS
Cash 862,003$
County treasurer cash 130,440
Property taxes receivable 146,501
Total assets 1,138,944$
LIABILITIES AND FUND BALANCE
Liabilities:
Accounts payable 66,767$
Unavailable property taxes 140,461
Accrued interest payable 5,881
Total liabilities 213,109
Fund balance:
Restricted for developers 25,475
Restricted for life safety grant 80,000
Committed for projects 742,177
Unassigned 78,183
Total fund balance 925,835
Total liabilities and fund balance 1,138,944$
See notes to financial statements.
13
Grand Island Regular Meeting - 4/11/2018 Page 133 / 172
COMMUNITY REDEVELOPMENT AUTHORITY
OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
RECONCILIATION OF THE BALANCE SHEET -
GOVERNMENTAL FUND TO THE
STATEMENT OF NET POSITION
September 30, 2017
Total fund balance - governmental funds 925,835$
Amounts reported for governmental activities in the statement of
net position are different because:
Capital assets used in governmental activities are not financial
resources and therefore are not reported in the fund statements.575,369
TIF receivables are noncurrent assets that are not available to
pay for current-period expenditures and therefore are not
reported in the fund statements.229,191
Long-term liabilities, including notes and bonds payable, are not
due and payable in the current period and therefore are not
reported in the fund statements.
Notes payable (198,779)$
Bonds payable (1,105,000) (1,303,779)
Total net position - governmental activities 426,616$
See notes to financial statements.
14
Grand Island Regular Meeting - 4/11/2018 Page 134 / 172
COMMUNITY REDEVELOPMENT AUTHORITY
OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
STATEMENT OF REVENUES, EXPENDITURES, AND CHANGES
IN FUND BALANCE - GOVERNMENTAL FUND
For the year ended September 30, 2017
REVENUES
Property taxes 754,109$
TIF receipts 1,151,756
Interest income 252
Other income 26,065
Total revenues 1,932,182
EXPENDITURES
Contract services 49,535
Matching grant funds 500,303
Professional services 10,246
Other 514
Capital outlay 3,797
Conduit debt payments 1,071,566
Debt service:
Principal payments 255,296
Interest 37,994
Bond fees 525
Total expenditures 1,929,776
Net change in fund balance 2,406
Fund balance - September 30, 2016 923,429
Fund balance - September 30, 2017 925,835$
See notes to financial statements.
15
Grand Island Regular Meeting - 4/11/2018 Page 135 / 172
COMMUNITY REDEVELOPMENT AUTHORITY
OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
RECONCILIATION OF THE STATEMENT OF REVENUES, EXPENDITURES,
AND CHANGES IN FUND BALANCE - GOVERNMENTAL FUND
TO THE STATEMENT OF ACTIVITIES
For the year ended September 30, 2017
Total net change in fund balance - governmental funds 2,406$
Amounts reported for governmental activities in the statement of
activities are different because:
TIF proceeds were received, decreasing the TIF receivable
balance on the statement of net position. These proceeds are
recorded as revenue on the fund statement.(82,058)
Principal payments on long-term debt are recorded as
expenditures in the fund statement, but are recorded as a
reduction in liabilities on the statement of net position.
Notes payable 80,296$
Bonds payable 175,000 255,296
Change in net position of governmental activities 175,644$
See notes to financial statements.
16
Grand Island Regular Meeting - 4/11/2018 Page 136 / 172
17
COMMUNITY REDEVELOPMENT AUTHORITY OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
NOTES TO FINANCIAL STATEMENTS
INDEX
Page
NOTE A – SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
1. Financial Reporting Entity 18
2. Basis of Presentation 19
3. Measurement Focus and Basis of Accounting 20
4. Assets, Liabilities, and Equity 21
5. Revenues, Expenditures, and Expenses 25
NOTE B – STEWARDSHIP, COMPLIANCE, AND ACCOUNTABILITY
1. Deposit Laws and Regulations 26
2. Budgetary Data 26
NOTE C – DETAIL NOTES ON TRANSACTION CLASSES/ACCOUNTS
1. Cash and Certificates of Deposit 28
2. TIF Receivables 29
3. Land Held for Redevelopment 30
4. Long-term Debt 30
NOTE D – OTHER NOTES
1. Risk Management 32
2. Commitments and Contingencies 34
3. Interlocal Agreement 34
4. Conduit Debt 35
5. Additional TIF Agreements 36
6. Related Party Transactions 38
7. Subsequent Events 38
Grand Island Regular Meeting - 4/11/2018 Page 137 / 172
18
COMMUNITY REDEVELOPMENT AUTHORITY OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
NOTES TO FINANCIAL STATEMENTS
September 30, 2017
NOTE A – SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
The financial statements of the Community Redevelopment Authority of Grand Island, Nebraska
(Authority) are prepared in accordance with generally accepted accounting principles (GAAP).
The Authority’s reporting entity applies all relevant Governmental Accounting Standards Board
(GASB) pronouncements.
The accounting and reporting framework and the more significant accounting principles and
practices are discussed in subsequent sections of this Note.
1. Financial Reporting Entity
The Community Redevelopment Authority of Grand Island, Nebraska, was created by the Grand
Island City Council on June 27, 1994, pursuant to Nebraska State Statutes. The purpose of the
Authority is to prevent and eliminate blighted areas in the City of Grand Island, Nebraska. The
Authority is reported as a component unit of the City of Grand Island, Nebraska.
The Authority’s financial reporting entity comprises the following:
Primary Government: Community Redevelopment Authority of
Grand Island, Nebraska
In determining the financial reporting entity, the Authority complies with the provisions of
GASB Statement No. 61, and has addressed all potential component units (traditionally separate
reporting entities) for which the Authority may be financially accountable, and, as such, should
be included within the Authority’s financial statements. The Authority (the primary government)
is financially accountable if it appoints a voting majority of the organization’s governing board
and (1) it is able to impose its will on the organization or (2) there is a potential for the
organization to provide specific financial benefits to or impose specific financial burdens on the
Authority. Additionally, the primary government is required to consider other organizations for
which the nature and significance of their relationship with the primary government are such that
exclusion would cause the reporting entity’s financial statements to be misleading.
Grand Island Regular Meeting - 4/11/2018 Page 138 / 172
19
COMMUNITY REDEVELOPMENT AUTHORITY OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
NOTES TO FINANCIAL STATEMENTS, Continued
September 30, 2017
NOTE A – SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES, continued
1. Financial Reporting Entity, continued
Blended Component Units
Blended component units are separate legal entities that meet the component unit criteria
described above and whose governing body is the same or substantially the same as the Authority
Board or the component unit provides services entirely to the Authority. These component units’
funds are blended into those of the Authority by appropriate activity type to compose the primary
government presentation. Currently, the Authority has no blended component units.
Discretely Presented Component Units
Discretely presented component units are separate legal entities that meet the component unit
criteria described above but do not meet the criteria for blending. The Authority currently has no
discretely presented component units.
2. Basis of Presentation
Government-wide Financial Statements
The Statement of Net Position and Statement of Activities display information about the
reporting government as a whole. They include all funds of the reporting entity. Governmental
activities generally are financed through taxes, intergovernmental revenues, and other
nonexchange revenues.
Fund Financial Statements
Fund financial statements of the reporting entity are organized into funds, each of which is
considered to be a separate accounting entity. Each fund is accounted for by providing a separate
set of self-balancing accounts that constitute its assets, liabilities, fund equity, revenues, and
expenditures/expenses. An emphasis is placed on major funds. A fund is considered major if it
is the primary operating fund of the Authority or meets the following criteria:
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20
COMMUNITY REDEVELOPMENT AUTHORITY OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
NOTES TO FINANCIAL STATEMENTS, Continued
September 30, 2017
NOTE A – SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES, continued
2. Basis of Presentation, continued
Fund Financial Statements, continued
a. Total assets, liabilities, revenues, or expenditures/expenses of that individual
governmental fund are at least 10 percent of the corresponding total for all funds of
that category or type; and
b. Total assets, liabilities, revenues, or expenditures/expenses of the individual
governmental fund are at least 5 percent of the corresponding total for all
governmental funds combined.
The major fund of the financial reporting entity is described below:
Governmental Fund
General Fund
The General Fund is the primary operating fund of the Authority and is always classified as a
major fund. It is used to account for all activities except those legally or administratively
required to be accounted for in other funds.
3. Measurement Focus and Basis of Accounting
Measurement focus is a term used to describe “which” transactions are recorded within the
various financial statements. Basis of accounting refers to “when” transactions are recorded
regardless of the measurement focus applied.
Measurement Focus
On the government-wide Statement of Net Position and the Statement of Activities, the
governmental activities are presented using the economic resources measurement focus. The
accounting objectives of this measurement focus are the determination of operating income,
changes in net position (or cost recovery), financial position, and cash flows. All assets and
liabilities (whether current or noncurrent) associated with their activities are reported.
Grand Island Regular Meeting - 4/11/2018 Page 140 / 172
21
COMMUNITY REDEVELOPMENT AUTHORITY OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
NOTES TO FINANCIAL STATEMENTS, Continued
September 30, 2017
NOTE A – SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES, continued
3. Measurement Focus and Basis of Accounting, continued
Measurement Focus, continued
In the fund financial statements, the “current financial resources” measurement focus is used.
Only current financial assets and liabilities are generally included on their balance sheets. Their
operating statements present sources and uses of available spendable financial resources during a
given period. These funds use fund balance as their measure of available spendable financial
resources at the end of the period.
Basis of Accounting
In the government-wide Statement of Net Position and Statement of Activities, activities are
presented using the accrual basis of accounting. Under the accrual basis of accounting, revenues
are recognized when earned and expenses are recorded when the liability is incurred or economic
asset used. Revenues, expenses, gains, losses, assets, and liabilities resulting from exchange and
exchange-like transactions are recognized when the exchange takes place.
In the fund financial statements, governmental funds are presented on the modified accrual basis
of accounting. Under the modified accrual basis of accounting, revenues are recognized when
“measurable and available.” Measurable means knowing or being able to reasonably estimate the
amount. Available means collectible within the current period or within 60 days after year end.
Expenditures (including capital outlay) are recorded when the related fund liability is incurred.
4. Assets, Liabilities, and Equity
Estimates
The preparation of financial statements in conformity with accounting principles generally
accepted in the United States of America requires management to make estimates and
assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent
assets and liabilities at the date of the financial statements and the reported amounts of revenues
and expenses during the reporting period. Actual results could differ from those estimates.
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22
COMMUNITY REDEVELOPMENT AUTHORITY OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
NOTES TO FINANCIAL STATEMENTS, Continued
September 30, 2017
NOTE A – SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES, continued
4. Assets, Liabilities, and Equity, continued Cash and Certificates of Deposit
For the purpose of the Statement of Net Position, “cash” includes all demand accounts and
savings accounts. The County Treasurer’s cash represents revenues collected not yet remitted to
the Authority.
Certificates of deposit are carried at cost, which approximates fair market value. Additional cash
and certificate of deposit disclosures are presented in Notes B1, C1, and D1.
When both restricted and unrestricted resources are available for use, it is the Authority’s policy
to use restricted resources first, then unrestricted resources as they are needed.
Property Taxes Receivable and Unavailable Property Taxes
In both the government-wide statements and fund financial statements, property taxes receivable
represents levied but uncollected taxes. The unavailable property taxes represent the portion of
property taxes receivable expected to be collected more than 60 days after September 30, 2017.
TIF Receivables
In the government-wide statements, TIF receivables consist of all estimated future amounts to be
received under the TIF agreements. Estimated receivables are adjusted annually. There is no
allowance for uncollectible TIF receivables.
In the fund financial statements, the TIF receivables are not reported as assets. Revenue is
recognized as TIF payments are received by the CRA.
Land Held for Redevelopment
Land held for redevelopment is carried at historical cost in the government-wide statements. It is
not reported in the fund financial statements, which use the current financial resources
measurement focus.
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23
COMMUNITY REDEVELOPMENT AUTHORITY OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
NOTES TO FINANCIAL STATEMENTS, Continued
September 30, 2017
NOTE A – SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES, continued
4. Assets, Liabilities, and Equity, continued
Bonds and Notes Payable
The accounting treatment of bonds and notes payable depends on whether the assets are reported
in the government-wide or fund financial statements.
Government-wide Statements
All long-term debt to be repaid from governmental resources is reported as liabilities in the
government-wide statements. The long-term debt consists of bonds and notes payable.
Fund Financial Statements
Bonds and notes payable for governmental funds are not reported as liabilities in the fund
financial statements. The payment of these liabilities is reported as an expenditure.
Equity Classifications
Government-wide Statements
Equity is classified as net position and displayed in three components:
a. Net investment in capital assets – Consists of capital assets, including restricted
capital assets, net of accumulated depreciation and reduced by the outstanding
balances of any bonds, mortgages, notes, or other borrowings that are attributable to
the acquisition, construction, or improvement of those assets. The land held for
redevelopment is included in this category of net position.
b. Restricted net position – Consists of net position with constraints placed on their use
either by (1) external groups such as creditors, grantors, contributors, or laws or
regulations of other governments; or (2) law through constitutional provisions or
enabling legislation.
c. Unrestricted net position – All other net position that does not meet the definition of
“restricted” or “net investment in capital assets.”
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24
COMMUNITY REDEVELOPMENT AUTHORITY OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
NOTES TO FINANCIAL STATEMENTS, Continued
September 30, 2017
NOTE A – SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES, continued
4. Assets, Liabilities, and Equity, continued
Equity Classifications, continued
Fund Financial Statements
Governmental fund equity is classified as fund balance. Effective October 1, 2010, the CRA
adopted GASB Statement No. 54, which redefined how fund balances of the governmental funds
are presented in the financial statements.
Fund balances are classified as follows:
Nonspendable−Amounts that cannot be spent either because they are not in a spendable
form or because they are legally or contractually required to be maintained intact.
Restricted−Amounts that can be spent only for specific purposes because of the CRA
Charter, City Code, state or federal laws or externally imposed conditions by grantors or
creditors.
Committed−Amounts that can be used only for specific purposes determined by a formal
action by CRA Board ordinance or resolution.
Assigned−Amounts that are designated by the Executive Director for a specific purpose
but are not spendable until a budget ordinance is passed by the CRA Board.
Unassigned−All amounts not included in other spendable classifications.
The details of the fund balances are included in the Governmental Funds Balance Sheet (page
13). Restricted funds are used first as appropriate. Assigned Funds are reduced to the extent that
expenditure authority has been budgeted by the CRA Board or the Assignment has been changed
by the Executive Director. Decreases to fund balance first reduce Unassigned Fund balance; in
the event that Unassigned Fund Balance becomes zero, then Assigned and Committed Fund
Balances are used in that order.
Grand Island Regular Meeting - 4/11/2018 Page 144 / 172
25
COMMUNITY REDEVELOPMENT AUTHORITY OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
NOTES TO FINANCIAL STATEMENTS, Continued
September 30, 2017
NOTE A – SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES, continued
5. Revenues, Expenditures, and Expenses
Property Taxes
The Authority has the power to levy taxes through the City of Grand Island each year sufficient
to pay any judgment existing against the Authority, the interest on bonded debt, and the principal
on bonded debt, as well as taxes authorized by state law.
On or before August 1, the Authority submits a request for property taxes to the City of Grand
Island, who is responsible for levying such taxes for operational costs.
The tax levies for all political subdivisions in Hall County are certified by the County Board on
or before October 15. Real estate taxes are due on December 31 and attach as an enforceable lien
and become delinquent in two equal installments on May 1 and September 1. Personal property
taxes are due in the same manner as real estate taxes. Delinquent taxes bear 14 percent interest.
Property taxes levied for 2016-2017 are recorded as revenue when levied by the County. The
CRA also records deferred revenue for property taxes expected to be received more than 60 days
after year end.
Expenditures/Expenses
In the government-wide financial statements, expenses are classified by character and function
for governmental activities.
In the fund financial statements, governmental funds report expenditures of financial resources,
classified by character and function.
Grand Island Regular Meeting - 4/11/2018 Page 145 / 172
26
COMMUNITY REDEVELOPMENT AUTHORITY OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
NOTES TO FINANCIAL STATEMENTS, Continued
September 30, 2017
NOTE B – STEWARDSHIP, COMPLIANCE, AND ACCOUNTABILITY
By its nature as a local government unit, the Authority is subject to various federal, state, and
local laws and contractual regulations. An analysis of the Authority’s compliance with
significant laws and regulations and demonstration of its stewardship over Authority resources
follows:
1. Deposit Laws and Regulations
Custodial credit risk is the risk that, in the event of a bank failure, a government’s deposits may
not be returned to it. The Authority’s deposit policy for custodial credit risk requires compliance
with the provisions of state law.
State law requires collateralization of all deposits with federal depository insurance or with U.S.
Treasury and U.S. agency securities having an aggregate value at least equal to the amount of the
deposits. The Authority’s cash deposits are insured up to $250,000 and certificates of
deposit/savings accounts are insured up to $250,000 by the Federal Deposit Insurance
Corporation (FDIC). Any cash deposits or certificates of deposit in excess of the FDIC limits
are insured by collateral held by the pledging institution in the Authority’s name.
2. Budgetary Data
The Authority is required by state laws to adopt annual budgets for all fund types. Each budget is
presented on the cash basis of accounting, which is consistent with the requirements of the state
budget act.
The Nebraska Budget Act provides the prescribed budget practices and procedures that
governing bodies are required to follow. The amounts that may be budgeted for certain specific
funds are subject to various expenditure and/or tax levy limitations.
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27
COMMUNITY REDEVELOPMENT AUTHORITY OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
NOTES TO FINANCIAL STATEMENTS, Continued
September 30, 2017
NOTE B – STEWARDSHIP, COMPLIANCE, AND ACCOUNTABILITY, continued
2. Budgetary Data, continued
The Authority follows these procedures in establishing the budgetary data reflected in the
accompanying financial statements.
a. On or before August 1, the Authority prepares a budget for the fiscal year
commencing October 1. The budget includes proposed expenditures and resources
available.
b. The budget is published with subsequent public hearings to obtain taxpayer
comments.
c. Prior to September 20, the Board adopts the budget, which is then filed with the
appropriate state and county officials.
d. Total expenditures may not legally exceed total appropriations. Appropriations lapse
at year end and any revisions require board approval.
e. The County Clerk certifies a preliminary property tax levy for each fund of the
Authority which levied property taxes in the county the previous year based on the
combined valuation and amount required for the Authority the prior year. The
preliminary levy becomes the final levy unless the governing board passes, by a
majority vote, a resolution setting the levy at a different amount.
f. The property tax requirements resulting from the budget process are utilized by the
County Assessor to establish the tax levy. Taxes are levied annually on or before
November 1. Real property taxes and personal property taxes are due December 31
with the first half delinquent May 1 and the second half delinquent September 1.
g. Appropriations lapse at the end of the fiscal year, except for capital improvement
appropriations and certain encumbrances against operating budgets.
Grand Island Regular Meeting - 4/11/2018 Page 147 / 172
28
COMMUNITY REDEVELOPMENT AUTHORITY OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
NOTES TO FINANCIAL STATEMENTS, Continued
September 30, 2017
NOTE B – STEWARDSHIP, COMPLIANCE, AND ACCOUNTABILITY, continued
2. Budgetary Data, continued
h. The Community Redevelopment Authority of Grand Island, Nebraska, adopts a
budget by resolution for all funds.
NOTE C – DETAIL NOTES ON TRANSACTION CLASSES/ACCOUNTS
The following notes present detailed information to support the amounts reported in the basic
financial statements for the Authority’s various assets, liabilities, equity, revenues, and
expenditures/expenses.
1. Cash and Certificates of Deposit
Deposits
The Authority’s policies regarding deposits of cash are discussed in Note A4. The table
presented below is designed to disclose how its deposits were insured or secured with collateral
at September 30, 2017. The categories of collateral are defined as follows:
Category 1 – Insured by FDIC or collateralized with securities held by the Authority (or
public trust) or by its agent in its name.
Category 2 – Uninsured but collateralized with securities held by the pledging financial
institution’s trust department or agent in the Authority’s name.
Category 3 – Uninsured and uncollateralized; or collateralized with securities held by the
pledging financial institution, or by its trust department or agent, but not in the
Authority’s name; or collateralized with no written or approved collateral agreement.
Grand Island Regular Meeting - 4/11/2018 Page 148 / 172
29
COMMUNITY REDEVELOPMENT AUTHORITY OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
NOTES TO FINANCIAL STATEMENTS, Continued
September 30, 2017
NOTE C – DETAIL NOTES ON TRANSACTION CLASSES/ACCOUNTS, continued
1. Cash and Certificates of Deposit, continued
Total
Total Bank Category Category Category Carrying
Types of Deposits Balance 1 2 3 Value
Demand deposits and
certificates of deposit $ 861,525 $ 250,000 $ 611,525 $ - $ 862,003
Reconciliation to Government-wide Statement of Net Position:
Primary Government –
Unrestricted cash $ 756,528
Restricted cash 105,475
$ 862,003
2. TIF Receivables
The Community Redevelopment Authority of Grand Island, Nebraska, has undertaken a program
for the redevelopment of blighted areas in the City. Under the program, various projects agree to
create a minimum taxable valuation for real estate tax assessment purposes. The CRA receives
the incremental real estate taxes paid by the projects and then uses the tax incremental financing
(TIF) funds to make debt service payments on the related notes payable. Estimated future
receivables under TIF agreements were as follows as of September 30, 2017:
Poplar Street $ 87,695
RSF Limited 1,741
PROCON Development Company, LLC (7,270)
Walnut Housing, Ltd. 147,025
$ 229,191
Current portion of TIF receivables $ 37,822
Noncurrent portion of TIF receivables 191,369
$ 229,191
Grand Island Regular Meeting - 4/11/2018 Page 149 / 172
30
COMMUNITY REDEVELOPMENT AUTHORITY OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
NOTES TO FINANCIAL STATEMENTS, Continued
September 30, 2017
NOTE C – DETAIL NOTES ON TRANSACTION CLASSES/ACCOUNTS, continued
3. Land Held for Redevelopment
Capital asset activity for the year ended September 30, 2017, was as follows:
Balance at Balance at
October 1, 2016 Additions Disposals September 30, 2017
Governmental Activities:
Capital assets not being depreciated:
Land held for redevelopment $ 575,369 $ - $ - $ 575,369
4. Long-term Debt
The following is a summary of the changes to long-term debt for the year ended September 30,
2017:
Balance Balance Due Within
9/30/16 Additions Payments 9/30/17 One Year
Limited Tax Obligation Bonds $ 1,280,000 $ - $ (175,000) $ 1,105,000 $ 175,000
Note payable – Wells Fargo Bank 5,616 - ( 3,875) 1,741 1,741
Note payable – Home Federal
Savings & Loan 44,010 - ( 16,396) 27,614 17,585
Note payable – Lincoln Federal
Savings 229,449 - ( 60,025) 169,424 64,158
Total $ 1,559,075 $ - $ (255,296) $ 1,303,779 $ 258,484
Long-term debt at September 30, 2017, consists of the following:
a. The Authority issued $1,800,000 of limited tax obligation bonds on October 30, 2012.
The funds were used to finance the Lincoln Pool project. The bonds bear interest ranging
from 0.40 to 2.40 percent. Principal payments are due annually commencing December
15, 2013 through December 15, 2022. Interest payments are due semi-annually on June
15th and December 15th.
Grand Island Regular Meeting - 4/11/2018 Page 150 / 172
31
COMMUNITY REDEVELOPMENT AUTHORITY OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
NOTES TO FINANCIAL STATEMENTS, Continued
September 30, 2017
NOTE C – DETAIL NOTES ON TRANSACTION CLASSES/ACCOUNTS, continued
4. Long-term Debt, continued
b. The Authority borrowed $37,000 from Wells Fargo Bank on September 3, 2002. The
funds were used to finance the RSF Limited redevelopment project. The note is
collateralized by a promissory note from the redeveloper and a deed of trust on the real
estate included in the project. The incremental tax revenue increase by the redeveloped
property is pledged to be used for payment of the note. The note bears interest of 6.90
percent and payments are due semi-annually through December 15, 2017. The unpaid
principal balance at September 30, 2017, was $1,741.
c. The Authority borrowed $169,267 from Home Federal Savings and Loan on September 1,
2003. The funds were used to finance the PROCON Development Company, LLC,
redevelopment project. The note is collateralized by a promissory note from the
redeveloper and a deed of trust on the real estate included in the project. The incremental
tax revenue increase by the redeveloped property is pledged to be used for payment of the
note. The note bears interest of 7.0 percent and payments are due semi-annually beginning
June 15, 2005, through December 15, 2018. The unpaid principal balance at September
30, 2017, was $27,614.
d. The Authority borrowed $668,000 from Lincoln Federal Savings Bank on December 15,
2005. The funds were used to finance the Walnut Housing, Ltd., redevelopment project.
The note is collateralized by a promissory note from the redeveloper and a deed of trust on
the real estate included in the project. The incremental tax revenue increase by the
redeveloped property is pledged to be used for payment of the note. The note bears
interest of 6.74 percent and payments are due semi-annually beginning June 15, 2006,
through December 15, 2019. The unpaid principal balance at September 30, 2017, was
$169,424.
Grand Island Regular Meeting - 4/11/2018 Page 151 / 172
32
COMMUNITY REDEVELOPMENT AUTHORITY OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
NOTES TO FINANCIAL STATEMENTS, Continued
September 30, 2017
NOTE C – DETAIL NOTES ON TRANSACTION CLASSES/ACCOUNTS, continued
4. Long-term Debt, continued
Scheduled debt service payments are as follows:
Year Ended September 30, Principal Interest Total
2018 $ 258,484 $ 31,254 $ 289,738
2019 258,586 23,682 282,268
2020 216,709 15,444 232,153
2021 185,000 10,805 195,805
2022 190,000 6,818 196,818
2023-2027 195,000 2,340 197,340
$ 1,303,779 $ 90,343 $ 1,394,122
NOTE D – OTHER NOTES
1. Risk Management
The Authority is exposed to various risks of loss related to torts; theft of, damage to, and
destruction of assets; errors and omissions; injuries to employees; and natural disasters. The
Authority has purchased commercial insurance to minimize the effect of possible exposure to
these risks. Settled claims have not significantly exceeded this commercial coverage in any of
the past three years.
Deposits and Investments Custodial Credit Risk. For an investment, custodial credit risk is the risk that, in the event of the
failure of the counterparty, the Authority will not be able to recover the value of its investment or
collateral securities that are in the possession of an outside party. The CRA did not have any
investments nor certificates of deposit held at banks in the name of the CRA at year end.
Grand Island Regular Meeting - 4/11/2018 Page 152 / 172
33
COMMUNITY REDEVELOPMENT AUTHORITY OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
NOTES TO FINANCIAL STATEMENTS, Continued
September 30, 2017
NOTE D – OTHER NOTES, continued
1. Risk Management, continued Deposits and Investments, continued
Interest Rate Risk. As a means of limiting its exposure to fair value losses arising from rising
interest rates, the Authority’s investment policy requires that market conditions and investment
securities be analyzed to determine the maximum yield to be obtained and to minimize the
impact of rising interest rates. There were no certificates of deposit at September 30, 2017.
Credit Risk. Credit risk is the risk that the issuer or other counterparty to an investment will not
fulfill its obligations. The Authority’s investments consist of certificates of deposit and money
market funds, minimizing credit risk associated with the Authority’s investment portfolio.
Concentration of Credit Risk. The Authority’s investment policy places no limit on the amount
that may be invested in any one issuer. At September 30, 2017, the Authority’s cash balances
consisted of the following:
Financial Institution Amount
Wells Fargo $ 862,003
Foreign Currency Risk. This risk relates to adverse effects on the fair value of an investment
from changes in exchange rates. The Authority’s investments had no exposure to foreign
currency risk and the Authority held no investments denominated in foreign currency at
September 30, 2017.
Grand Island Regular Meeting - 4/11/2018 Page 153 / 172
34
COMMUNITY REDEVELOPMENT AUTHORITY OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
NOTES TO FINANCIAL STATEMENTS, Continued
September 30, 2017
NOTE D – OTHER NOTES, continued
2. Commitments and Contingencies
Grant Commitments
The Authority has made commitments to fund the following projects:
Committed Projects Amount Estimated Due Date
South Locust BID $ 30,000 2018
Federation of Labor – Ziller 113,200 2017
Wing Properties – 110-114 E Third St 167,016 2017
Othy’s Place – 724 W Third St 26,961 2019
Auto America 80,000 2017
Fire & Life Safety Grants:
Anson – 201-203 West Third St 240,000 2018
Federation of Labor – Ziller 115,000 2017
Peaceful Root – 112 W Second St 50,000 2018
$ 822,177
3. Interlocal Agreement
The Authority is a participant in an Interlocal Agreement within the City of Grand Island. The
purpose of the Agreement is to provide for reimbursement by the Authority to the City for certain
services provided by whomever the City Administrator shall designate as Director of the
Authority. The Authority shall reimburse to the City approximately $3,255 per month to
reimburse 20 percent of the Director’s total annual salary and benefits and 20 percent of the
Planning Secretary’s total annual salary and benefits. The Agreement is in effect for the period
October 1, 2016, through September 30, 2017. Thereafter, it will automatically renew for
successive one-year terms until terminated.
Grand Island Regular Meeting - 4/11/2018 Page 154 / 172
35
COMMUNITY REDEVELOPMENT AUTHORITY OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
NOTES TO FINANCIAL STATEMENTS, Continued
September 30, 2017
NOTE D – OTHER NOTES, continued
4. Conduit Debt
The Authority collects TIF proceeds and pays the proceeds to financial institutions under several
conduit debt arrangements. The Authority has no obligation to make principal and interest
payments on the conduit debt except to the extent of the TIF proceeds that are collected.
Remaining Estimated Amount
Redeveloper Life to be Remitted
Bruns Pet Grooming 3 $ 15,459
Girard Vet Clinic 3 32,152
PROCON - Geddes Street 5 141,225
Southeast Crossing 4 62,194
Casey’s 6 85,387
South Pointe 6 508,527
Todd Enck 5 7,666
Pharmacy Properties 7 45,590
John Schulte 7 23,671
Ken-Ray, LLC 6 99,308
Token Properties 9 26,814
Gordman of GI 10 539,175
Baker Development 10 31,193
Stratford Plaza 10 334,002
Copper Creek 12 865,784
Chief Industries 11 403,265
Token Properties-Kimball St 11 29,052
Habitat for Humanity 11 45,819
Auto One 11 127,744
EIG 10 722,963
Token Properties-Cary St 10 54,795
Wenn 10 36,729
Copper Creek II 13 3,529,231
T. C. Enck 14 37,570
Super Market 14 1,600,000
Mainstay 13 390,256
Tower 217 13 220,903
Northwest Commons 14 1,984,265
Habitat (8th & Superior) 14 118,588
Copper Creek III 15 3,274,798
Kaufman Building 15 193,367
Pridon Victory Village 15 330,000
Grand Island Regular Meeting - 4/11/2018 Page 155 / 172
36
COMMUNITY REDEVELOPMENT AUTHORITY OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
NOTES TO FINANCIAL STATEMENTS, Continued
September 30, 2017
NOTE D – OTHER NOTES, continued
4. Conduit Debt, continued
Remaining Estimated Amount
Redeveloper Life to be Remitted
Bosselman – Webb Road 15 6,552,000
Talon Apartments 15 880,506
Middledon Properties II 15 247,561
Wing Properties 15 110,485
$ 23,708,044
5. Additional TIF Agreements
On July 16, 2013, the Authority entered into a redevelopment contract with The Guarantee
Group, LLC (Redeveloper). The Redeveloper intends to purchase and develop property for a
subdivision and install all of the necessary public infrastructure to build 200+ single family
dwellings in the first phase of the project over the course of approximately 10 years from the date
of the contract. The initial sales price of the houses is limited to between $139,900 and
$145,900. The sales price may be modified over the course of the contract to accommodate
changes in prices for materials and labor. A second phase of this project, subject to a second TIF
contract, is anticipated for the remainder of the property with approximately 300 additional
dwelling units. A $4,000,000 TIF bond bearing interest of 8.0 percent was issued by the
Authority with an expiration date of December 31, 2039. The developer is responsible for
providing to the Authority by July 1 of each year the legal description of all lots with new homes
and the sales price of each house to that a “Notice of Intent to Divide Tax for Development
Project” form can be filed on the improvements with the Hall County Assessors office by August
1 of each year. TIF financing will be made available and paid toward the bond until either the
bond is paid off, the bond expires, or the allowable tax increment is no longer available.
During the year ended September 30, 2017, the Authority entered into a redevelopment contract
with Peaceful Root, LLC (Redeveloper). The Redeveloper intends to redevelop the former
Brown Hotel Building located at 112 W Second Street into apartments. The estimated value
upon completion is $1,014,538. The Redeveloper shall pay all project costs related to the
construction of the improvements. Under the terms of the agreement, the Authority will grant the
Redeveloper $263,000.
Grand Island Regular Meeting - 4/11/2018 Page 156 / 172
37
COMMUNITY REDEVELOPMENT AUTHORITY OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
NOTES TO FINANCIAL STATEMENTS, Continued
September 30, 2017
NOTE D – OTHER NOTES, continued
5. Additional TIF Agreements, continued
During the year ended September 30, 2017, the Authority approved a redevelopment plan with
Hedde Building, LLC (Redeveloper). The Redeveloper intends to redevelop 201 – 205 West
Third Street. The estimated value upon completion is $1,952,402. The Redeveloper shall pay all
project costs related to the construction of the improvements. Under the terms of the agreement,
the Authority plans to grant the Redeveloper $603,425.
In July of 2015 the Authority approved a redevelopment contract with T&S Development
(Redeveloper). The contract was executed on November 2, 2015. The Redeveloper intends to
finish office space on the second floor of their building at 312 W 3rd Street. The estimated value
upon completion is $1,136,841. The Redeveloper shall pay all project costs related to the
construction of the improvements. Under the terms of the agreement, the Authority will grant the
Redeveloper $272,788.
During the year ended September 30, 2017, the Authority entered into a redevelopment contract
with Weinrich Developments, Inc. (Redeveloper). The Redeveloper intends to redevelop the
property located at 523 East Division Street from a vacant single-family home into a four-unit
apartment building. The estimated value upon completion is $300,000. The Redeveloper shall
pay all project costs related to the construction of the improvements. Under the terms of the
agreement, the Authority will grant the Redeveloper $52,768.
During the year ended September 30, 2017, the Authority entered into a redevelopment contract
with Think Smart, LLC (Redeveloper). The Redeveloper intends to redevelop 204 North Carey.
The estimated value upon completion is $519,140. The Redeveloper shall pay all project costs
related to the construction of the improvements. Under the terms of the agreement, the Authority
will grant the Redeveloper $48,150.
During the year ended September 30, 2017, the Authority entered into a redevelopment contract
with O’Neill Wood Resources (Redeveloper). The Redeveloper intends to redevelop 7100 West
Old Potash Highway. The estimated value upon completion is $1,140,993. The Redeveloper
shall pay all project costs related to the construction of the improvements. Under the terms of the
agreement, the Authority will grant the Redeveloper $209,000.
Grand Island Regular Meeting - 4/11/2018 Page 157 / 172
38
COMMUNITY REDEVELOPMENT AUTHORITY OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
NOTES TO FINANCIAL STATEMENTS, Continued
September 30, 2017
NOTE D – OTHER NOTES, continued
6. Related Party Transactions
T&S Development, one of the redevelopers the Authority has entered into a TIF agreement with,
is owned by a board member of the Authority.
7. Subsequent Events
Management has evaluated subsequent events through March 13, 2018, the date on which the
financial statements were available for issue.
On October 18, 2017, the Authority approved a $90,000 life safety grant, a $168,677 façade
grant, and a $15,000 other grant for Urban Island (Kinkaider); a $106,500 façade grant to Staab
Management for the Fonner Court project; and a $300,000 façade grant (payable $100,000 per
year over three years) for the Hedde Building.
On November 8, 2017, the Authority approved a $35,000 life safety grant for Take Flight. On
December 13, 2017, the Authority approved a $100,000 façade grant to Mendez Enterprises.
On December 13, 2017, the Authority approved a redevelopment contract for Husker Harvest
Days. This contract will allow expenditure of $2 million of public funds over the course of 10
years for improvements to the Husker Harvest Days show site. The City of Grand Island will
fund $200,000 a year for 10 years for the CRA to pay out to Farm Progress Companies, Inc. The
CRA will forgive $100,000 of that payment a year for every year Farm Progress has an outdoor
farm show for up to 20 years. The first payment by the CRA will be November 1, 2018, per a
period of 10 years.
On December 13, 2017, the Authority entered into a redevelopment contract with Urban Island,
LLC (Redeveloper) toward the renovation of 320 – 322 North Pine. This contract will allow for
$156,000 in tax increment financing to provide $115,000 toward the redevelopment project.
On December 13, 2017, the Authority entered into a redevelopment contract with Mendez
Enterprises (Redeveloper) for phase 1 of redevelopment of the property along Old Lincoln
Highway between Carey and Waldo Avenues. Phase 1 tax increment financing is for $205,000.
On January 10, 2018, the Authority entered into a redevelopment contract with Take Flight, LLC
(Redeveloper) for redevelopment of the building at 209 West Third Street. Approved tax
increment financing is $99,200.
Grand Island Regular Meeting - 4/11/2018 Page 158 / 172
REQUIRED SUPPLEMENTARY INFORMATION
Grand Island Regular Meeting - 4/11/2018 Page 159 / 172
COMMUNITY REDEVELOPMENT AUTHORITY
OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
BUDGETARY COMPARISON SCHEDULE
Year ended September 30, 2017
Variance -
Budget Actual
(Original Over (Under)
and Final)Actual Final Budget
RESOURCES (INFLOWS)
Property taxes 762,835$ 753,983$ (8,852)$
TIF receipts 1,833,576 1,151,756 (681,820)
Interest income 300 252 (48)
Loan proceeds 8,000 - (8,000)
Land sales 250,000 - (250,000)
Other 130,000 26,065 (103,935)
Total resources 2,984,711 1,932,056 (1,052,655)
CHARGES TO APPROPRIATIONS
(OUTFLOWS)
Contract services 80,000 49,535 (30,465)
Capital outlay 50,000 3,797 (46,203)
Matching grant funds 1,350,148 500,303 (849,845)
Professional services 24,000 10,246 (13,754)
Printing and publishing 1,500 - (1,500)
Travel and training 1,000 - (1,000)
Other 1,750 514 (1,236)
Conduit debt payments 1,735,774 1,039,273 (696,501)
Debt service:
Principal payments 255,000 255,296 296
Interest expense 38,326 38,402 76
Bond fees - 525 525
Total charges to appropriations 3,537,498 1,897,891 (1,639,607)
RESOURCES OVER (UNDER)
CHARGES TO
APPROPRIATIONS (552,787)$ 34,165$ 586,952$
39
Grand Island Regular Meeting - 4/11/2018 Page 160 / 172
COMMUNITY REDEVELOPMENT AUTHORITY
OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
BUDGETARY COMPARISON SCHEDULE -
NOTE TO REQUIRED SUPPLEMENTARY INFORMATION
Year ended September 30, 2017
Note A - Explanation of Differences between Budgetary Inflows and Outflows and
Accrual Basis Revenue and Expenditures
General
Fund
Sources/inflows of resources:
Actual amounts of resources (budgetary basis)
from the budgetary comparison schedule 1,932,056$
Differences - budget to accrual:
Cash to accrual adjustments 126
Total revenues as reported on the statement
of revenues, expenditures, and changes
in fund balance - governmental fund 1,932,182$
Uses/outflows of resources:
Actual amounts (budgetary basis) "total
charges to appropriations" from the
budgetary comparison schedule 1,897,891$
Differences - budget to accrual:
Cash to accrual adjustments 31,885
Total expenditures as reported on the statement
of revenues, expenditures, and changes
in fund balance - governmental fund 1,929,776$
40
Grand Island Regular Meeting - 4/11/2018 Page 161 / 172
SUPPLEMENTARY INFORMATION
Grand Island Regular Meeting - 4/11/2018 Page 162 / 172
Facade RSF
Improvement Walnut PROCON Limited Bruns Wile E.
General & Other Housing Debt Debt Pet Investment
Services Projects Project Service Service Grooming Properties, LLC
Legal/other professional
services 10,246$ -$ -$ -$ -$ -$ -$
Contract services 48,535 1,000 - - - - -
Miscellaneous 514 - - - - - -
Grant funds - 500,303 - - - - -
Capital outlay 3,797 - - - - - -
Conduit debts payments - - - - - 14,227 10,582
Principal payments 175,000 - 60,024 16,396 3,876 - -
Interest expense 20,454 - 14,448 2,766 326 - -
Bond fees 525 - - - - - -
259,071$ 501,303$ 74,472$ 19,162$ 4,202$ 14,227$ 10,582$
COMMUNITY REDEVELOPMENT AUTHORITY
OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
SCHEDULE OF EXPENDITURES - GENERAL FUND
For the Year Ended September 30, 2017
41
Grand Island Regular Meeting - 4/11/2018 Page 163 / 172
PROCON -
Geddes St Southeast South Pointe Todd Enck John Schulte Pharmacy
Apartments Crossing Casey's Hotel Project Construction Properties
-$ -$ -$ -$ -$ -$ -$
- - - - - - -
- - - - - - -
- - - - - - -
- - - - - - -
27,888 15,352 14,051 83,682 6,434 7,060 11,824
- - - - - - -
- - - - - - -
- - - - - - -
27,888$ 15,352$ 14,051$ 83,682$ 6,434$ 7,060$ 11,824$
41
Grand Island Regular Meeting - 4/11/2018 Page 164 / 172
Chief
County Baker Stratford Industries
Poplar Ken-Ray Fund Development,Plaza,Copper Aurora
Street Project #8598 Gordman Inc.LLC Creek Coop
Legal/other professional
services -$ -$ -$ -$ -$ -$ -$ -$
Contract services - - - - - - - -
Miscellaneous - - - - - - - -
Grant funds - - - - - - - -
Capital outlay - - - - - - - -
Conduit debts payments 12,046 45,346 2,942 53,235 3,465 32,978 72,718 36,197
Principal payments - - - - - - - -
Interest expense - - - - - - - -
Bond fees - - - - - - - -
12,046$ 45,346$ 2,942$ 53,235$ 3,465$ 32,978$ 72,718$ 36,197$
COMMUNITY REDEVELOPMENT AUTHORITY
OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
SCHEDULE OF EXPENDITURES - GENERAL FUND, Continued
For the Year Ended September 30, 2017
42
Grand Island Regular Meeting - 4/11/2018 Page 165 / 172
Token Token
Properties Habitat Auto EIG Properties Wenn
Kimball for One,Grand Cary Housing Copper TC Tower
Street Humanity Inc.Island Street Project Creek II Enck Mainstay 217
-$ -$ -$ -$ -$ -$ -$ -$ -$ -$
- - - - - - - - - -
- - - - - - - - - -
- - - - - - - - - -
- - - - - - - - - -
2,607 4,113 11,866 71,016 8,333 4,326 254,406 413 63,881 14,471
- - - - - - - - - -
- - - - - - - - - -
- - - - - - - - - -
2,607$ 4,113$ 11,866$ 71,016$ 8,333$ 4,326$ 254,406$ 413$ 63,881$ 14,471$
42
Grand Island Regular Meeting - 4/11/2018 Page 166 / 172
Habitat
Copper Northwest 8th &
Creek III Commons Superior Kaufman Totals
Legal/other professional
services -$ -$ -$ -$ 10,246$
Contract services - - - - 49,535
Miscellaneous - - - - 514
Grant funds - - - - 500,303
Capital outlay - - - - 3,797
Conduit debts payments 40,620 139,369 4,412 1,706 1,071,566
Principal payments - - - - 255,296
Interest expense - - - - 37,994
Bond fees - - - - 525
40,620$ 139,369$ 4,412$ 1,706$ 1,929,776$
43
COMMUNITY REDEVELOPMENT AUTHORITY
OF GRAND ISLAND, NEBRASKA
(A Component Unit of the City of Grand Island, Nebraska)
SCHEDULE OF EXPENDITURES - GENERAL FUND, Continued
For the Year Ended September 30, 2017
Grand Island Regular Meeting - 4/11/2018 Page 167 / 172
Grand Island Regular Meeting - 4/11/2018 Page 168 / 172
Grand Island Regular Meeting - 4/11/2018 Page 169 / 172
Community Redevelopment
Authority (CRA)
Wednesday, April 11, 2018
Regular Meeting
Item X2
Director's Report LB 874
Staff Contact:
Grand Island Regular Meeting - 4/11/2018 Page 170 / 172
3/27/2018
1
LB 874
Changes to Definitions
Reordered So Alphabetical
Slight Changes to Redevelopment Project Definition
Enhancements to structures which exceed the minimum design and building standards
in the community are authorized,
Other improvements in accordance with the redevelopment plan removed
LB 874
Changes to Notifications –
Certified Mail to Taxing Entities
Neighborhood Associations
Public Hearing Notice
Planning Commission same as Council 2 time 7 days apart 10 days prior
Map Does not need to be published but does need to be available.
LB 874
TIF Funds Cannot Be Used to Set Up a Revolving Loan Fund
Copies of All Blighted and Substandard Analysis Must be Posted on City’s Website or
Available at a Designated Location
Cost Benefit Analysis Must Include Impact on the Student Populations of School Districts
Within the City or Village
LB 874
Document in Writing
That the plan is feasible and in conformity with the general plan for the development of
the city as a whole
That the redevelopment project in the plan would not be economically feasible without
the use of TIF
That the redevelopment project would not occur in the CRA area without TIF
That the costs and benefits are in the long term best interest of the community
LB 874
On or before May 1 of each year the CRA or other entity within the City must compile the
approval and progress of redevelopment projects and report to the governing body or each
county, school district, community college area, educational service unit and natural
resources district
The number of redevelopment projects that have been financed, estimated project costs,
a comparison of initial valuation and the assessed value each year, number of projects
paid in full, number of projects approved the previous year and details on those projects,
the percentage of the City declared blighted and substandard
LB 874
Defines Costs Incurred Before Approval that are Allowed
Materials and applications for the project
Preparation of redevelopment contract
Preparation of bond or other financing instrument
Land Acquisition and due diligence activities
Site demolition and preparation
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3/27/2018
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LB 874
Retention of Documentation
All redevelopment plans and supporting documents for blight and substandard studies
Redevelopment Plans and supporting documentation as defined in the records
management act or 3 years beyond the last year of receipts and payment on the project
whichever is longer
LB 874
Can require that taxes are paid before they become delinquent within the contract
Tax statement will changes to show taxes paid to taxing entities and taxes remitted for
project with a statement that the taxes have been divided as part of a redevelopment
project for a period not to exceed 15 years.
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