10-10-2018 Community Redevelopment Authority Regular Meeting Packet
Community Redevelopment
Authority (CRA)
Wednesday, October 10, 2018
Regular Meeting Packet
Board Members:
Tom Gdowski - Chairman
Glen Murray – Vice Chairman
Sue Pirnie
Glenn Wilson
Krae Dutoit
4:00 PM
City Hall
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Call to Order
Roll Call
A - SUBMITTAL OF REQUESTS FOR FUTURE ITEMS
Individuals who have appropriate items for City Council consideration should complete the Request for
Future Agenda Items form located at the Information Booth. If the issue can be handled administratively
without Council action, notification will be provided. If the item is scheduled for a meeting or study
session, notification of the date will be given.
B - RESERVE TIME TO SPEAK ON AGENDA ITEMS
This is an opportunity for individuals wishing to provide input on any of tonight's agenda items to reserve
time to speak. Please come forward, state your name and address, and the Agenda topic on which you will
be speaking.
DIRECTOR COMMUNICATION
This is an opportunity for the Director to comment on current events, activities, and issues of interest to
the commission.
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Community Redevelopment
Authority (CRA)
Wednesday, October 10, 2018
Regular Meeting
Item A1
Agenda
Staff Contact:
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COMMUNITY REDEVELOPMENT AUTHORITY
AGENDA MEMORANDUM
4 p.m. Wednesday, October 10, 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 September 5, 2018 are submitted for approval. A MOTION is in
order.
3. APPROVAL OF FINANCIAL REPORTS. Financial reports for the period of
September 1 through September 30, 2018 are submitted for approval. A MOTION is
in order.
4. APPROVAL OF BILLS. Payment of bills in the amount of $982,906.54 is submitted
for approval. A MOTION is in order.
5. REVIEW OF COMMITTED PROJECTS AND CRA PROPERTIES.
6. REDEVELOPMENT PLAN AMENDMENT CRA AREA 2 SOUTHWEST
CORNER OF LOCUST AND U.S. HIGHWAY 34–GRAND ISLAND HOTEL LLC.
The Regional Planning Commission approved Resolution 2019-01 at its October 5,
2018 meeting. The commission found that the Redevelopment Plan for CRA Area #2
Grand Island Hotels LLC is in compliance with the Comprehensive Plan for the City
of Grand Island. Concerning an amendment to the redevelopment plan for CRA Area
No. 2 to allow for redevelopment of a portion of the vacant property southwest of
Locust and U.S. Highway 34 for a 79 room hotel. This property has been subject to at
least one other TIF project 2 years ago that was not brought to the final phases of
approval. This corner has been vacant for more than 10 years and is on one of the
primary entrances to the community. The developer is requesting $1,824,179 in tax
increment financing. The CRA may forward the plan along with the planning
commission recommendation to the Grand Island City Council for final approval.. A
MOTION to approve Resolution 283 (forward to the Grand Island City Council) is in
order.
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7. REDEVELOPMENT PLAN AMENDMENT CRA AREA 1 411 W 3rd STREET
THE SECOND FLOOR OF THE OLD SEARS BUILIDING–PARAMOUNT
DEVELOPMENT LLC. The Regional Planning Commission approved Resolution
2019-02 at its October 5, 2018 meeting. The commission found that the
Redevelopment Plan for CRA Area #1 Paramount Development LLC is in
compliance with the Comprehensive Plan for the City of Grand Island. Concerning an
amendment to the redevelopment plan for CRA Area No. 1 to allow for
redevelopment 411 W. Third (the 2nd story end of the Sears Building) to include four,
two-plus bedroom apartments on the upper level of the building. The developer is
requesting $159,800 of tax increment financing. 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. The CRA may forward the
plan along with the planning commission recommendation to the Grand Island City
Council for final approval.. A MOTION to approve Resolution 284 (forward to the
Grand Island City Council) is in order.
8. DISCUSSION REGARDING2019 FAÇADE IMPROVEMENT GRANTS CRA
staff began receiving façade improvement application for the 2019 fiscal year in
November of 2018 almost 1 year before funds would be available. As of the
beginning of October 2019 request had been received for $1,030,574 of grants and
the 2019 budget allows for up to $200,000 of grants. The CRA will review the past
practice of funding projects in the order that they were received. The first project
received the south end of the Bosselman Office Building would use more than
$187,000 of the $200,000 budgeted.
9. DIRECTOR’S REPORT.
10. ADJOURNMENT.
Chad Nabity
Director
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Community Redevelopment
Authority (CRA)
Wednesday, October 10, 2018
Regular Meeting
Item B1
Minutes of the September 5, 2018 Meeting
Staff Contact:
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OFFICIAL PROCEEDINGS
MINUTES OF
COMMUNITY REDEVELOPMENT AUTHORITY
MEETING OF
September 12, 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 September 12, 2018 at
City Hall, 100 E. First Street. Notice of the meeting was given in the September 5, 2018
Grand Island Independent.
1.CALL TO ORDER.
Chairman Tom Gdowski called the meeting to order at 4:00 p.m. The following
members were present: Tom Gdowski, Glen Murray, Glenn Wilson, and Krae
Dutoit . Also present were: Director Chad Nabity, Planning Administrative
Assistant Norma Hernandez, Brian Schultz from the Grand Island Finance
Department, Assistant Finance Director William Clingman, and Finance Director
Patrick Brown.
2.APPROVAL OF MINUTES.
A motion for approval of the Minutes for the August 8, 2018 meeting was made by
Murray and seconded by Dutoit. Upon roll call vote, all present voted aye. Motion
carried 4-0.
3.APPROVAL OF FINANCIAL REPORTS.
Billy Clingman reviewed the financials from August 1st, 2018 to August 31th,
2018. A motion for approval of the financial reports was made by Murray and
seconded by Dutoit. Upon roll call vote, all present voted aye. Motion carried 4-0.
4.APPROVAL OF BILLS.
Nabity explained the TIF pass through payments came in on Tuesday before the
meeting. They were added to the bills for this month so they could get closed out
this fiscal year. Othy’s Place is finished. The check for the Hall County Treasure is
a TIF refund for Procon. Procon (Old City Hall) was paid off in June and
remaining funds was sent back to County Treasure to disperse to the appropriate
tax entities. Bruns is paying off about 3 years early. A motion was made by Dutoit
and seconded by Wilson to approve the bills in the amount of $483,080.25. Upon
roll call vote, all present voted aye. Motion carried 4-0.
The amount actually paid was $458,512.34 as the finance department discovered
and corrected double entry in the bills as presented.
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5.REVIEW OF COMMITTED PROJECTS & CRA PROPERTY.
The committed projects and CRA properties were reviewed by Nabity.
Nabity explained that the Hedde Building is moving forward, the contract is ready
and an agenda item on this meeting. Nabity reported that he has not heard from
anyone from Personal Auto. He sent Mendez an email to let him know what the
deadline would be for the meeting and he has not heard back. Othy’s Place will be
taken off of the committed projects list. South Locust BID, we still have not seen
the bills. The work is done. Cindy has been trying to get the bills from the contract.
Urban Island/Kinkaiders will come in next month. Neilson building 207 W. 3rd
should be completed late fall or early spring. The old Sears building the TIF
application available at this meeting and will get after the process goes through.
Payment for it is anticipated in 2019. Peaceful Root hopefully is still this fall.
Take Flight will be either this fall or early next year. Nabity also mentioned still
have not closed on 604 & 612. There’s a date set for September 21, 2018. A
special deed was drafted which included what is to be built.
6.Redevelopment Contract for Hedde Building LLC. authorizing the use of
Tax Increment Financing to aid in the redevelopment property at 201-205
W. 3rd Street in downtown Grand Island for commercial and residential
purposes.
A.Consideration of Resolution 280
Nabity explained the project is moving forward with commercial on the first floor
and 16 apartments on the upper floors. Mr. Bacon put together a Redevelopment contract.
They will not be using the tax credits because of the changes in the tax laws. The
expected completion date is in about a year and a half.
A motion was made by Wilson and seconded by Murray to approve Resolution
280. Upon roll call vote all, voted aye. Motion carried 4-0.
7.Redevelopment Plan Amendment for CRA Area # 2 southwest corner
of Locust Street and U.S. Highway 34 – Grand Island Hotel LLC.
A. Consideration of Resolution 277- Forward a Redevelopment Plan
Amendment to the Hall County Regional Planning Commission for
redevelopment of property located south and west of the
intersection of U.S. Highway 34 and Locust Street for a hotel –
Grand Island Hotel LLC.
Nabity stated this only impacts one lot. The lot affected is lot one
of King’s Crossing Subdivision. The development is for a 79 room
Comfort Inn Suites. The majority of the tax increment financing
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will be used for acquisition of the property and paving of Lake
Street. Lake Street is a gravel road located south of the property.
This will also cover cost of the private driveways. This is zoned
General Business and the hotel is a permitted use. A lender letter is
also provided and Chad with Five Points Bank was also present to
answer any questions.
Ron Depue went on to ask the CRA to refer this project on to the
Regional Planning Commission. Ron also mentioned that Milo
Graf brought over 40 years of experience of hotel management.
Choice Hotels Franchise took a look at the site and they’re on
board. Mr. Graff consulted with and relied upon industry
standards and resources as far as determining supply and demand
on historical occurring projected revenues and occupancy rates
feels it’s an excellent location for this type of facility at this
location.
Mr Graf added that he has been involved with other hotels in
Grand Island including the Comfort Inn and Sleep Inn on 281.
Comfort Inn was opened in 1993 and Sleep Inn was opened in
1996. They sold both properties. Sleep Inn was sold in 2012 and
Comfort Inn was sold in 2016.
A motion was made by Murray and seconded by Dutoit to approve
Resolution 277. Upon roll call vote all, voted aye. Motion carried 4-0.
B.Consideration of Resolution 278- Resolution of Intent to enter
into a Site Specific Redevelopment Contract and Approval of
related actions 30-day notice to city council for redevelopment of
property located south and west of the intersection of U.S.
Highway 34 and Locust Street for a hotel – Grand Island Hotel
LLC.
A motion was made by Murray and seconded by Dutoit to approve
Resolution 278. Upon roll call vote all, voted aye. Motion carried 4-0.
8.Redevelopment Plan Amendment for CRA Area #1 for the upper
floor of the west side of the old Sears building at 411 W. 3rd street for
residential purposes – Paramount Development LLC.
A.Consideration of Resolution 281- Forward a Redevelopment Plan
Amendment to the Hall County Regional Planning Commission for
redevelopment of the upper floor of the west side of the old Sears
building at 411 W 3rd street for residential purposes – Paramount
Development LLC.
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Nabity stated the Life Safety Grant was granted for $80,000 for
this project. Ray O’Connor purchased the building and selling a
portion of the building to Paramount Development LLC.
Paramount Development will develop apartments on the second
floor on the west side. This would provide TIF to aide on this
project. They are asking for $169,000 for this project.
B.Consideration of Resolution 282- Resolution of Intent to enter
into a Site Specific Redevelopment Contract and Approval of
related actions 30-day notice to city council for redevelopment of
the upper floor of the west side of the old Sears building at 411 W
3rd street for residential purposes – Paramount Development LLC.
A motion was made by Wilson and seconded by Dutoit to approve
Resolution 281 and 282. Upon roll call vote Gdowski abstained, 3 voted
aye. Motion carried 3-1.
9.Consideration approving approving an amendment to an interlocal
agreement with the City of Grand Island for the purpose of creating an
administrative entity to oversee and manage funds generated with an
additional ½ cent sales tax if approved by the voters of Grand Island.
Nabity mentioned the agreement was approved as it was drafted but City Council
did not approve it as it was drafted. Nabity went on to explain the issue in the
agreement was agreement to both parties to get out of the agreement. The City
Council passed it with an amendment that City Council could choose to end the
agreement. If members are ok with it, the agreement could be approved as
amended.
A motion was made by Dutoit and seconded by Wilson to approve an amendment
to an interlocal agreement with the City Of Grand Island for the purpose of
creating an administrative enitity to oversee and manage funds generated with an
additional ½ cent sales tax if approved by the voters of Grand Island. Upon roll
call vote all, voted aye. Motion carried 4-0.
10. Director’s Report.
Nabity stated budget was approved. There is $200,000 in the façade improvement
line item and we currently have request for more than $700,000 of aid.
Gdowski adjourned the meeting at 4:36 p.m.
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The next meeting is scheduled for 4 p.m., Wednesday, October 10th, 2018.
Respectfully submitted
Norma Hernandez
Administrative Assistant
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Community Redevelopment
Authority (CRA)
Wednesday, October 10, 2018
Regular Meeting
Item C1
September 2018 Financial Reports
Staff Contact:
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MONTH ENDED 2017-2018 2018 REMAINING % OF BUDGET
September-18 YEAR TO DATE BUDGET BALANCE USED
CONSOLIDATED
Beginning Cash 619,312 1,092,980
REVENUE:
Property Taxes - CRA 129,067 499,125 472,191 - 105.70%
Property Taxes - Lincoln Pool 45,318 159,930 198,050 38,120 80.75%
Property Taxes -TIF's 392,833 1,603,980 1,850,874 778,370 86.66%
Loan Income (Poplar Street Water Line)- - 10,500 10,500 0.00%
Interest Income - CRA 415 757 300 - 252.23%
Interest Income - TIF'S 18 53 - - #DIV/0!
Land Sales - 14,122 100,000 85,878 14.12%
Other Revenue - CRA 5,816 121,948 130,000 8,052 93.81%
Other Revenue - TIF's - 14,837 - - #DIV/0!
TOTAL REVENUE 573,467 2,414,752 2,761,915 920,920 87.43%
TOTAL RESOURCES 1,192,779 2,414,752 3,854,895 920,920
EXPENSES
Auditing & Accounting - 4,625 5,000 375 92.50%
Legal Services 390 1,035 3,000 1,965 34.50%
Consulting Services - - 5,000 5,000 0.00%
Contract Services 3,530 47,336 75,000 27,664 63.11%
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 135 135 200 65 67.30%
Life Safety - 175,000 200,000 25,000 87.50%
Legal Notices 17 344 500 156 68.83%
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 - 42,888 200,000 157,112 21.44%
Bond Principal - Lincoln Pool - 175,000 175,000 - 100.00%
Bond Interest - 19,769 20,863 1,094 94.76%
Façade Improvement - - 350,000 350,000 0.00%
Building Improvement 26,961 433,677 554,732 121,055 78.18%
Other Projects - 150,000 150,000 0.00%
Bond Principal-TIF's 427,479 1,624,816 1,882,874 1,882,874 86.29%
Bond Interest-TIF's - 11,968 - - #DIV/0!
Interest Expense - - - - #DIV/0!
TOTAL EXPENSES 458,512 2,542,488 3,641,719 2,736,764 69.82%
INCREASE(DECREASE) IN CASH 114,954 (127,737) (879,804)
ENDING CASH 734,266 (127,737) 213,176 -
CRA CASH 492,280
Lincoln Pool Tax Income Balance 214,194
TIF CASH 27,792
Total Cash 734,266
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF SEPTEMBER 2018
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MONTH ENDED 2017-2018 2018 REMAINING % OF BUDGET
September-18 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF SEPTEMBER 2018
GENERAL OPERATIONS:
Property Taxes - CRA 129,067 499,125 472,191 - 105.70%
Property Taxes - Lincoln Pool 45,318 159,930 198,050 38,120 80.75%
Interest Income 415 757 300 - 252.23%
Loan Income (Poplar Street Water Line)- 10,500 10,500 0.00%
Land Sales 14,122 100,000 85,878 14.12%
Other Revenue & Motor Vehicle Tax 5,816 121,948 130,000 8,052 93.81%
TOTAL 180,616 795,881 911,041 142,550 87.36%
GENTLE DENTAL
Property Taxes - - - #DIV/0!
Interest Income 1 - - #DIV/0!
TOTAL - 1 - - #DIV/0!
PROCON TIF
Property Taxes 27,242 - - #DIV/0!
Interest Income 18 - - #DIV/0!
TOTAL - 27,260 - - #DIV/0!
WALNUT HOUSING PROJECT
Property Taxes 23,749 73,182 - - #DIV/0!
Interest Income 18 34 - - #DIV/0!
Other Revenue 14,837 - -
TOTAL 23,767 88,054 - - #DIV/0!
BRUNS PET GROOMING
Property Taxes 7,085 21,566 - - #DIV/0!
TOTAL 7,085 21,566 - - #DIV/0!
GIRARD VET CLINIC
Property Taxes 10,771 - - #DIV/0!
TOTAL - 10,771 - - #DIV/0!
GEDDES ST APTS-PROCON
Property Taxes 13,889 28,906 - - #DIV/0!
TOTAL 13,889 28,906 - - #DIV/0!
SOUTHEAST CROSSING
Property Taxes 6,555 15,912 - - #DIV/0!
TOTAL 6,555 15,912 - - #DIV/0!
POPLAR STREET WATER
Property Taxes 4,755 18,774 - - #DIV/0!
TOTAL 4,755 18,774 - - #DIV/0!
CASEY'S @ FIVE POINTS
Property Taxes 6,998 14,564 - - #DIV/0!
TOTAL 6,998 14,564 - - #DIV/0!
SOUTH POINTE HOTEL PROJECT
Property Taxes 41,676 86,739 - - #DIV/0!
TOTAL 41,676 86,739 - - #DIV/0!
TODD ENCK PROJECT
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MONTH ENDED 2017-2018 2018 REMAINING % OF BUDGET
September-18 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF SEPTEMBER 2018
Property Taxes 3,464 - - #DIV/0!
TOTAL - 3,464 - - #DIV/0!
JOHN SCHULTE CONSTRUCTION
Property Taxes 7,186 - - #DIV/0!
TOTAL - 7,186 - - #DIV/0!
PHARMACY PROPERTIES INC
Property Taxes 5,889 12,256 - - #DIV/0!
TOTAL 5,889 12,256 - - #DIV/0!
KEN-RAY LLC
Property Taxes 47,003 - - #DIV/0!
TOTAL - 47,003 - - #DIV/0!
TOKEN PROPERTIES RUBY
Property Taxes 1,584 - - #DIV/0!
TOTAL - 1,584 - - #DIV/0!
GORDMAN GRAND ISLAND
Property Taxes 28,667 - - #DIV/0!
TOTAL - 28,667 - - #DIV/0!
BAKER DEVELOPMENT INC
Property Taxes 1,775 30,207 - - #DIV/0!
TOTAL 1,775 30,207 - - #DIV/0!
STRATFORD PLAZA INC
Property Taxes 16,424 34,182 - - #DIV/0!
TOTAL 16,424 34,182 - - #DIV/0!
COPPER CREEK 2013 HOUSES
Property Taxes 24,421 69,268 - - #DIV/0!
TOTAL 24,421 69,268 - - #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 18,027 37,519 - (37,519) #DIV/0!
TOTAL 18,027 37,519 - (37,519) #DIV/0!
TOKEN PROPERTIES KIMBALL ST
Property Taxes 2,654 - (2,654) #DIV/0!
TOTAL - 2,654 - (2,654) #DIV/0!
GI HABITAT OF HUMANITY
Property Taxes 2,048 4,263 - (4,263) #DIV/0!
TOTAL 2,048 4,263 - (4,263) #DIV/0!
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MONTH ENDED 2017-2018 2018 REMAINING % OF BUDGET
September-18 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF SEPTEMBER 2018
AUTO ONE INC
Property Taxes 6,248 18,693 - (18,693) #DIV/0!
TOTAL 6,248 18,693 - (18,693) #DIV/0!
EIG GRAND ISLAND
Property Taxes 35,550 73,989 - (73,989) #DIV/0!
TOTAL 35,550 73,989 - (73,989) #DIV/0!
TOKEN PROPERTIES CARY ST
Property Taxes 8,482 - (8,482) #DIV/0!
TOTAL - 8,482 - (8,482) #DIV/0!
WENN HOUSING PROJECT
Property Taxes 2,330 - (2,330) #DIV/0!
TOTAL - 2,330 - (2,330) #DIV/0!
COPPER CREEK 2014 HOUSES
Property Taxes 97,282 253,308 - (253,308) #DIV/0!
TOTAL 97,282 253,308 - (253,308) #DIV/0!
TC ENCK BUILDERS
Property Taxes 2,197 - (2,197) #DIV/0!
TOTAL - 2,197 - (2,197) #DIV/0!
SUPER MARKET DEVELOPERS
Property Taxes 126,267 - (126,267) #DIV/0!
TOTAL - 126,267 - (126,267) #DIV/0!
MAINSTAY SUITES
Property Taxes 96,838 - (96,838) #DIV/0!
TOTAL - 96,838 - (96,838) #DIV/0!
TOWER 217
Property Taxes 20,676 - (20,676) #DIV/0!
TOTAL - 20,676 - (20,676) #DIV/0!
COPPER CREEK 2015 HOUSES
Property Taxes 68,059 197,474 - (197,474) #DIV/0!
TOTAL 68,059 197,474 - (197,474) #DIV/0!
NORTHWEST COMMONS
Property Taxes 1,339 145,052 - (145,052) #DIV/0!
TOTAL 1,339 145,052 - (145,052) #DIV/0!
HABITAT - 8TH & SUPERIOR
Property Taxes 4,682 9,744 (9,744) #DIV/0!
TOTAL 4,682 9,744 - (9,744) #DIV/0!
KAUFMAN BUILDING
Property Taxes 6,382 13,279 (13,279) #DIV/0!
TOTAL 6,382 13,279 - (13,279) #DIV/0!
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MONTH ENDED 2017-2018 2018 REMAINING % OF BUDGET
September-18 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF SEPTEMBER 2018
TALON APARTMENTS
Property Taxes 58,113 (58,113) #DIV/0!
TOTAL - 58,113 - (58,113) #DIV/0!
VICTORY PLACE
Property Taxes 1,625 (1,625)
TOTAL - 1,625 - (1,625) #DIV/0!
TOTAL REVENUE 573,467 2,414,752 2,761,915 1,003,682 87.43%
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MONTH ENDED 2017-2018 2018 REMAINING % OF BUDGET
September-18 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF SEPTEMBER 2018
EXPENSES -
CRA
GENERAL OPERATIONS:
Auditing & Accounting 4,625 5,000 375 92.50%
Legal Services 390 1,035 3,000 1,965 34.50%
Consulting Services - 5,000 5,000 0.00%
Contract Services 3,530 47,336 75,000 27,664 63.11%
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 135 135 200 65 67.30%
Lifesafety Grant 175,000 200,000 25,000 87.50%
Legal Notices 17 344 500 156 68.83%
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 42,888 200,000 157,112 21.44%
Bond Principal - Lincoln Pool 175,000 175,000 - 100.00%
Bond Interest - Lincoln Pool 19,769 20,863 1,094 94.76%
PROJECTS
Façade Improvement - 350,000 350,000 0.00%
Building Improvement 26,961 433,677 554,732 121,055 0.00%
Other Projects - 150,000 150,000 0.00%
TOTAL CRA EXPENSES 31,033 905,705 1,758,845 853,890 51.49%
GENTLE DENTAL
Bond Principal 1,753 - - #DIV/0!
Bond Interest 41 - - #DIV/0!
TOTAL GENTLE DENTAL - 1,793 - - #DIV/0!
PROCON TIF
Bond Principal 24,883 52,478 - - #DIV/0!
Bond Interest 1,613 - - #DIV/0!
TOTAL PROCON TIF 24,883 54,091 - - #DIV/0!
WALNUT HOUSING PROJECT
Bond Principal 64,158 - - #DIV/0!
Bond Interest 10,314 - - #DIV/0!
TOTAL - 74,472 - - #DIV/0!
BRUNS PET GROOMING
Bond Principal 7,085 21,566 - - #DIV/0!
TOTAL 7,085 21,566 - - #DIV/0!
GIRARD VET CLINIC
Bond Principal 10,771 - - #DIV/0!
TOTAL - 10,771 - - #DIV/0!
GEDDES ST APTS - PROCON
Bond Principal 13,889 28,906 - - #DIV/0!
TOTAL 13,889 28,906 - - #DIV/0!
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MONTH ENDED 2017-2018 2018 REMAINING % OF BUDGET
September-18 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF SEPTEMBER 2018
SOUTHEAST CROSSINGS
Bond Principal 6,555 15,912 - - #DIV/0!
TOTAL 6,555 15,912 - - #DIV/0!
POPLAR STREET WATER
Bond Principal 5,675 19,203 - - #DIV/0!
TOTAL 5,675 19,203 - - #DIV/0!
CASEY'S @ FIVE POINTS
Bond Principal 6,998 14,564 - - #DIV/0!
TOTAL 6,998 14,564 - - #DIV/0!
SOUTH POINTE HOTEL PROJECT
Bond Principal 41,676 86,739 - - #DIV/0!
TOTAL 41,676 86,739 - - #DIV/0!
TODD ENCK PROJECT
Bond Principal 3,464 - - #DIV/0!
TOTAL - 3,464 - - #DIV/0!
JOHN SCHULTE CONSTRUCTION
Bond Principal 7,186 - - #DIV/0!
TOTAL - 7,186 - - #DIV/0!
PHARMACY PROPERTIES INC
Bond Principal 5,889 12,256 - - #DIV/0!
TOTAL 5,889 12,256 - - #DIV/0!
KEN-RAY LLC
Bond Principal 47,003 - - #DIV/0!
TOTAL - 47,003 - - #DIV/0!
TOKEN PROPERTIES RUBY
Bond Principal 1,584 - - #DIV/0!
TOTAL - 1,584 - - #DIV/0!
GORDMAN GRAND ISLAND
Bond Principal 26,513 55,180 - - #DIV/0!
TOTAL 26,513 55,180 - - #DIV/0!
BAKER DEVELOPMENT INC
Bond Principal 1,775 3,695 - - #DIV/0!
TOTAL 1,775 3,695 - - #DIV/0!
STRATFORD PLAZA LLC
Bond Principal 16,424 34,182 - - #DIV/0!
TOTAL 16,424 34,182 - - #DIV/0!
COPPER CREEK 2013 HOUSES
Bond Principal 24,421 67,601 - - #DIV/0!
TOTAL 24,421 67,601 - - #DIV/0!
Grand Island Regular Meeting - 10/10/2018 Page 21 / 95
MONTH ENDED 2017-2018 2018 REMAINING % OF BUDGET
September-18 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF SEPTEMBER 2018
CHIEF INDUSTRIES AURORA COOP
Bond Principal 18,027 37,519 - - #DIV/0!
TOTAL 18,027 37,519 - - #DIV/0!
TOKEN PROPERTIES KIMBALL STREET
Bond Principal 2,654 - - #DIV/0!
TOTAL - 2,654 - - #DIV/0!
GI HABITAT FOR HUMANITY
Bond Principal 2,048 4,263 - - #DIV/0!
TOTAL 2,048 4,263 - - #DIV/0!
AUTO ONE INC
Bond Principal 6,248 18,693 - - #DIV/0!
TOTAL 6,248 18,693 - - #DIV/0!
EIG GRAND ISLAND
Bond Principal 35,550 73,989 - - #DIV/0!
TOTAL 35,550 73,989 - - #DIV/0!
TOKEN PROPERTIES CARY STREET
Bond Principal 8,482 - - #DIV/0!
TOTAL - 8,482 - - #DIV/0!
WENN HOUSING PROJECT
Bond Principal 2,330 - - #DIV/0!
TOTAL - 2,330 - - #DIV/0!
COPPER CREEK 2014 HOUSES
Bond Principal 100,902 257,200 - - #DIV/0!
TOTAL 100,902 257,200 - - #DIV/0!
TC ENCK BUILDERS
Bond Principal 2,412 - - #DIV/0!
TOTAL - 2,412 - - #DIV/0!
SUPER MARKET DEVELOPERS
Bond Principal 126,267 - - #DIV/0!
TOTAL - 126,267 - - #DIV/0!
MAINSTAY SUITES
Bond Principal 96,838 - - #DIV/0!
TOTAL - 96,838 - - #DIV/0!
TOWER 217
Bond Principal 20,676 - - #DIV/0!
TOTAL - 20,676 - - #DIV/0!
COPPER CREEK 2015 HOUSES
Bond Principal 70,519 197,477 - - #DIV/0!
TOTAL 70,519 197,477 - #DIV/0!
Grand Island Regular Meeting - 10/10/2018 Page 22 / 95
MONTH ENDED 2017-2018 2018 REMAINING % OF BUDGET
September-18 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF SEPTEMBER 2018
NORTHWEST COMMONS
Bond Principal 1,339 145,052 - - #DIV/0!
TOTAL 1,339 145,052 - #DIV/0!
HABITAT - 8TH & SUPERIOR
Bond Principal 4,682 9,744 - - #DIV/0!
TOTAL 4,682 9,744 - #DIV/0!
KAUFMAN BUILDING
Bond Principal 6,382 13,279 - - #DIV/0!
TOTAL 6,382 13,279 - #DIV/0!
TALON APARTMENTS
Bond Principal 58,113 - - #DIV/0!
TOTAL - 58,113 - #DIV/0!
VICTORY PLACE
Bond Principal 1,625 - - #DIV/0!
TOTAL - 1,625 - #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 458,512 2,542,488 3,641,719 2,736,764 69.82%
Grand Island Regular Meeting - 10/10/2018 Page 23 / 95
10/05/2018 09:10 |CITY OF GRAND ISLAND |P 1
briansc |BALANCE SHEET FOR 2018 12 |glbalsht
NET CHANGE ACCOUNT
FUND: 900 COMMUNITY REDEVELOPMENT AUTHOR FOR PERIOD BALANCE__________________________________________________________________________________________________________
ASSETS
900 11110 OPERATING CASH 114,954.28 734,266.20
900 11120 COUNTY TREASURER CASH .00 130,439.66
900 11305 PROPERTY TAXES RECEIVABLE .00 146,501.00
900 14100 NOTES RECEIVABLE .00 229,191.06
900 14700 LAND .00 575,369.33_______________________________________
TOTAL ASSETS 114,954.28 1,815,767.25_______________________________________
LIABILITIES
900 22100 LONG TERM DEBT .00 -198,779.00
900 22400 OTHER LONG TERM DEBT .00 -1,105,000.00
900 22900 ACCRUED INTEREST PAYABLE .00 -5,880.73
900 25100 ACCOUNTS PAYABLE .00 -66,767.03
900 25315 DEFERRED REVENUE-PROPERY TAX .00 -140,461.00_______________________________________
TOTAL LIABILITIES .00 -1,516,887.76_______________________________________
FUND BALANCE
900 39107 BUDGETARY FUND BAL - UNRESERVD .00 645,381.00
900 39110 INVESTMENT IN FIXED ASSETS .00 -575,369.33
900 39112 FUND BALANCE-BONDS .00 1,074,587.94
900 39120 UNRESTRICTED FUND BALANCE .00 -925,834.77
900 39130 ESTIMATED REVENUES .00 2,892,117.00
900 39140 ESTIMATED EXPENSES .00 -3,537,498.00
900 39500 REVENUE CONTROL -573,466.62 -2,414,751.64
900 39600 EXPENDITURE CONTROL 458,512.34 2,542,488.31_______________________________________
TOTAL FUND BALANCE -114,954.28 -298,879.49_______________________________________
TOTAL LIABILITIES + FUND BALANCE -114,954.28 -1,815,767.25=======================================
** END OF REPORT - Generated by Brian Schultz **
Grand Island Regular Meeting - 10/10/2018 Page 24 / 95
Community Redevelopment
Authority (CRA)
Wednesday, October 10, 2018
Regular Meeting
Item D1
Approval of Bills
Staff Contact:
Grand Island Regular Meeting - 10/10/2018 Page 25 / 95
Grand Island Regular Meeting - 10/10/2018 Page 26 / 95
Community Redevelopment
Authority (CRA)
Wednesday, October 10, 2018
Regular Meeting
Item E1
Committed Projects and CRA Properties
Staff Contact:
Grand Island Regular Meeting - 10/10/2018 Page 27 / 95
COMMITTED PROJECTS REMAINING
GRANT
AMOUNT
2019 FISCAL YR 2020 FISCAL YR 2021 FISCAL YR ESTIMATED
COMP
Hedde Building 201-205 W. 3rd (10-18-
17)
$ 300,000.00 $ 200,000.00 $ 100,000.00 Spring 2020
Mendez - Personal Auto (12-13-17) $ 100,000.00 $ 100,000.00 Summer 2018
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 $ 168,677.00 Spring 2018
Urban Island/Kinkaider 320-322 N. Pine
(10-18-17) other LS
$ 15,000.00 $ 15,000.00 Summer 2018
Total Committed $ 613,677.00 $ 513,677.00 $ 100,000.00 $ -
FIRE & LIFE SAFETY GRANT TOTAL
AMOUNT
2019 FISCAL YR 2020 FISCAL YR 2021 FISCAL YR ESTIMATED
COMP
201-203 W. 3rd St. Anson (8/24/16) $ 240,000.00 $ 240,000.00 2018
Neilsen 207 W. 3rd (3/21/18) $ 20,000.00 $ 20,000.00 Fall 2018
Old Sears Building - 4 Aparts (8/8/18) $ 80,000.00 $ 80,000.00 Summer 2019
$55 LS & $25k Other
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 $ 515,000.00 $ 515,000.00 $ - $ -
BUDGET COMMITTED LEFT
Life Safety Budgeted 2018 $ 200,000.00 $ 200,000.00 $ -
Façade Budgeted 2018 $ 350,000.00 $ 350,000.00 $ -
Other Projects 2018 Budgeted $ 150,000.00 $ 96,500.00 $ 53,500.00
Land - Budgeted 2018 $ 200,000.00 $ 39,500.00 $ 160,500.00
Land Sales Budgeted 2018 $ (100,000.00) $ (14,121.87) $ (85,878.13)
subtotal $ 671,878.13 $ 128,121.87
Less committed ($1,028,677.00)($100,000.00)
Balance remaining $ (356,798.87) $ 28,121.87
BUDGET PAID LEFT
Building Improvements * $ 554,732.00 $ 433,677.00 $ 121,055.00
*Includes Life Safety, Façade, Other grants made in previous fiscal years
CRA PROPERTIES
Address Purchase Price Purchase Date Demo Cost Status
3235 S Locust $450,000 4/2/2010 $39,764 Surplus
September 30, 2018
Grand Island Regular Meeting - 10/10/2018 Page 28 / 95
Community Redevelopment
Authority (CRA)
Wednesday, October 10, 2018
Regular Meeting
Item I1
Redevelopment Plan for CRA Area #2 Grand Island Hotel LLC
Resolution 283
Staff Contact:
Grand Island Regular Meeting - 10/10/2018 Page 29 / 95
Grand Island Hotels LLC
COMMUNITY REDEVELOPMENT AUTHORITY
OF THE CITY OF GRAND ISLAND, NEBRASKA
RESOLUTION NO. 283
A RESOLUTION RECOMMENDING APPROVAL OF A REDEVELOPMENT PLAN OF
THE CITY OF GRAND ISLAND, NEBRASKA; RECOMMENDING APPROVAL OF A
REDEVELOPMENT PROJECT OF THE CITY OF GRAND ISLAND, NEBRASKA;
APPROVING A COST BENEFIT ANALYSIS FOR SUCH PROJECT; AND APPROVAL OF
RELATED ACTIONS
WHEREAS, the Mayor and Council of the City of Grand Island, Nebraska (the “City”), upon
the recommendation of the Planning Commission of the City of Grand Island, Nebraska (the “Planning
Commission”), and in compliance with all public notice requirements imposed by the Community
Development Law, Chapter 18, Article 21, Reissue Revised Statutes of Nebraska, as amended (the
“Act”), duly declared the redevelopment area legally described on Exhibit A attached hereto (the
“Redevelopment Area”) to be blighted and substandard and in need of redevelopment; and
WHEREAS, pursuant to and in furtherance of the Act, a Redevelopment Plan (the
“Redevelopment Plan”), has been prepared by Community Redevelopment Authority of Grand Island,
Nebraska, (the “Authority”) pursuant to an application by Grand Island Hotels LLC (the
“Redeveloper”), in the form attached hereto as Exhibit B, for the purpose of redeveloping
Redevelopment Area legally described on Exhibit A, referred to herein as the Project Area (the “Project
Area”); and
WHEREAS, pursuant to the Redevelopment Plan, the Authority would agree to incur
indebtedness and make a grant for the purposes specified in the Redevelopment Plan (the “Project”), in
accordance with and as permitted by the Act; and
WHEREAS, the Authority has conducted a cost benefit analysis of the Project (the “Cost
Benefit Analysis”) pursuant to Section 18-2113 of the Act, a which is included in the Redevelopment
Plan attached hereto as Exhibit B; and
WHEREAS, the Authority has made certain findings and pursuant thereto has determined that it
is in the best interests of the Authority and the City to approve the Redevelopment Plan and approve the
Redevelopment Project and to approve the transactions contemplated thereby.
NOW, THEREFORE, BE IT RESOLVED BY THE COMMUNITY REDEVELOPMENT
AUTHORITY OF THE CITY OF GRAND ISLAND, NEBRASKA AS FOLLOWS:
Section 1. The Authority has determined that the proposed land uses and building requirements
in the Redevelopment Plan for the Project Area are designed with the general purposes of accomplishing,
and in conformance with the general plan of the City, 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 in 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
provisions 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,
Grand Island Regular Meeting - 10/10/2018 Page 30 / 95
Grand Island Hotels LLC
recreational and communitive 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
unsanitary or unsafe dwelling accommodations, or conditions of blight.
Section 2. The Authority has conducted a Cost Benefit Analysis for the Project, included in the
the Redevelopment Plan attached hereto as Exhibit B, in accordance with the Act, and has found and
hereby finds that the Project would not be economically feasible without the use of tax increment
financing, the Project would not occur in the Project Area without the use of tax increment financing and
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 and
have been found to be in the long term best interests of the community impacted by the Project.
Section 3. In compliance with section 18-2114 of the Act, the Authority finds and determines as
follows: (a) the Redevelopment Area constituting the Redevelopment Project will not be acquired by the
Authority and the Authority shall receive no proceeds from disposal to the Redeveloper; (b) the estimated
cost of project acquisition and the estimated cost of preparation for redevelopment including site work,
onsite utilities and related costs are described in detail in Exhibit B attached hereto; (c) the method of
acquisition of the real estate shall be by private contract by the Redeveloper and not by condemnation;
and (d) the method of financing the Redevelopment Project shall be by issuance of tax increment revenue
bond issued in the approximate amount of $1,824,179 which shall be granted to the Redeveloper and from
additional funds provided by the Redeveloper. No families will be displaced from the Redevelopment
Project Area as a result of the project.
Section 4. The Authority hereby recommends to the City approval of the Redevelopment Plan
and the Redevelopment Project described in the Redevelopment Plan.
Section 5. All prior resolutions of the Authority in conflict with the terms and provisions of this
resolution are hereby expressly repealed to the extent of such conflicts.
Section 6. This resolution shall be in full force and effect from and after its passage and
approval.
PASSED AND APPROVED this 12th day of October, 2018.
COMMUNITY REDEVELOPMENT
AUTHORITY OF THE CITY OF GRAND
ISLAND NEBRASKA
ATTEST:By: ___________________________________
Chair
By: ___________________________________
Secretary
Grand Island Regular Meeting - 10/10/2018 Page 31 / 95
Grand Island Hotels LLC
EXHIBIT A
LEGAL DESCRIPTION OF REDEVELOPMENT PROJECT AREA
Lot 1 of Kings Crossing Subdivison City of Grand Island, Hall County, Nebraska.
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Grand Island Hotels LLC
* * * * *
EXHIBIT B
FORM OF REDEVELOPMENT PLAN
Grand Island Regular Meeting - 10/10/2018 Page 33 / 95
Redevelopment Plan Amendment
Grand Island CRA Area 2
August 2018
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area 2 within the city, pursuant to
the Nebraska Community Development Law (the “Act”) and provide for the
financing of a specific housing related project in Area 2.
Executive Summary:
Project Description
THE ACQUISITION OF PROPERTY AT 3400 S LOCUST STREET AND THE
SUBSEQUENT SITE WORK, UTILITY IMPROVEMENTS, STREET
IMPROVEMENTS, ENGINEERING, LANDSCAPING AND PARKING
IMPROVEMENTS NECESSARY FOR DEVELOPMENT OF THIS PROPERTY INTO
FOUR COMMERCIAL LOTS INTENDED FOR A 79 ROOM COMFORT INN
SUITES AND THREE COMMERCIAL LOTS.
The use of Tax Increment Financing (TIF) to aid in the acquisition of property, necessary
site work and installation of public utilities and utility connections and street and
drainage improvements necessary to develop this site. The use of TIF makes it feasible to
complete the proposed project within the timeline presented. This project would not be
considered at this time and location without the use of TIF. Financing for the project is
contingent on TIF
The acquisition, site work and construction of all improvements will be paid for by the
developer. The developer is responsible for and has provided evidence that they can
secure adequate debt financing to cover the costs associated with the acquisition, site
work and remodeling. The Grand Island Community Redevelopment Authority (CRA)
intends to pledge the ad valorem taxes generated over the 15 year period beginning
January 1, 2020 towards the allowable costs and associated financing for the acquisition
and site work.
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 between Locust Street on the east and Tri Street on the west and
between Lake Street on the south and U.S. Highway 34 (Husker Highway) on the north
in southern Grand Island, the attached map identifies the subject property and the
surrounding land uses:
Legal Description Lot 1 of Kings Crossing Subdivision in the City of
Grand Island, Hall County Nebraska
Grand Island Regular Meeting - 10/10/2018 Page 34 / 95
Grand Island Regular Meeting - 10/10/2018 Page 35 / 95
This plan amendment provides for the issuance TIF Notes, the proceeds of which
will be granted to the Redeveloper. The tax increment will be captured for up to 15
tax years the payments for which become delinquent in years 2020 through 2034
inclusive or as otherwise dictated by the contract.
The real property ad valorem taxes on the current valuation will continue to be paid
to the normal taxing entities. The increase will come from the construction of new
commercial space on this property.
Statutory Pledge 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 identified from time to time by the Redeveloper (such Lot
or Lots being referred to herein as a "Phase") as identified in a written notice from the
Redeveloper to the Authority (each, a "Redevelopment Contract Amendment Notice") for
the benefit of any public body be divided for a period of fifteen years after the effective
date of this provision as set forth in the Redevelopment Contract Amendment Notice and
reflected in a Redevelopment Contract Amendment, 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.
Grand Island Regular Meeting - 10/10/2018 Page 36 / 95
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 September 13, 1999.[§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 (26)
(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 acquire the necessary property and provide the necessary site work,
utilities and street improvements needed for the construction of a permitted use on this
property. The Hall County Regional Planning Commission held a public hearing at their
meeting on October 3, 2018 and passed Resolution 2019-01 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(26) (b)]
a. Land Acquisition:
The Redevelopment Plan for Area 2 provides for real property acquisition and this plan
amendment does not prohibit such acquisition. There is no proposed acquisition by the
authority. The applicant will be acquiring the property from the current owner. It is
further anticipated that the owner will sell a portions of this property to other entities for
further development..
b. Demolition and Removal of Structures:
The project to be implemented with this plan will not require demolition of any existing
structures. Structures on this site were demolished more than 10 years ago and the
property has been sitting undeveloped since that time.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. The site is
planned for commercial development. [§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 - 10/10/2018 Page 37 / 95
City of Grand Island Future Land Use Map
Grand Island Regular Meeting - 10/10/2018 Page 38 / 95
d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned B2 General Business zone. No zoning changes are necessary though
the owners may wish to rezone this to a commercial development zone to facilitate the
development of the property. No changes are anticipated in street layouts or grades.
Lake Street will be paved at least as far as the intersection with Knott Avenue. 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 build a 79 room hotel one lot at the southwest corner of the
property. A three other lots with frontage onto U.S. Highway 34 and Locust Street will
also be created and made available for sale. The proposed development will be limited to
either the 50% building coverage allowed in the CD zone or 65% coverage allowed in the
B2 zoning district. [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Sewer and water are available to support this development. Connections for water and
sewer will have to be extended to serve these lots.
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 amendment does not
provide for acquisition of any residences and therefore, no relocation is
contemplated. [§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]
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 is proposing to purchase this property for redevelopment for $656,000
provided that TIF is available for the project as defined. The cost of property acquisition
Grand Island Regular Meeting - 10/10/2018 Page 39 / 95
is being included as a TIF eligible expense. Costs for site preparation including, grading
and fill is estimated at $171,000. Utility extensions, storm water, sewer electrical and
water are estimated at $315,700, Building plans and engineering are expected to cost
$153,090. The cost to pave Lake Street and the private drive from U.S. Highway 34 is
$432,119. An additional $59,022 of expenses for legal work, fees and financial tracking
of this project are also included as eligible expenses for a total maximum TIF request of
$1,824,179. It is estimated based on the proposed increased valuation to $6,097,813 will
result in $1,920,000 of increment generated over a 15 year period. This project should
pay off prior to the end of the 15 year bond period..
No property will be transferred to redevelopers by the Authority. The developer will
provide and secure all necessary financing.
b. Statement of proposed method of financing the redevelopment project.
The developer will provide all necessary financing for the project. The Authority will
assist the project by granting the sum of not less than $1,824,179 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. 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 according to the approved
contract. Based on current estimates this $1,824,179 of TIF will generate $1,281,538 to
be invested in the project.
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.
Grand Island Regular Meeting - 10/10/2018 Page 40 / 95
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 the utilization of vacant property at this location. This lot is
surrounded located at a major intersection is south east Grand Island. The property has
been within a blighted area for more than 20 years and has been vacant for more than 10
years without development. This will have the intended result of preventing recurring
elements of unsafe buildings and blighting conditions.
8. Time Frame for Development
Development of this project is anticipated to be completed between October of 2018 and
December of 2019. Excess valuation should be available for this project for 15 years
beginning with the 2020 tax year.
9. Justification of Project
This is infill development in an area with all city services available. It was anticipated by
many that this area of the community would flourish after the Locust Street interchange
from I-80 opened and Wal-Mart built at one corner of this intersection in 2004. Since
that that time there has been very little change in the area. Proposed projects like this one
and the housing project to the north and east area likely to spur the development that was
expected 12 years ago.
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 Wild
Bills Fun Center Project, including:
Project Sources and Uses. A minimum of $1,824,179 in public funds from tax
increment financing provided by the Grand Island Community Redevelopment Authority
will be required to complete the project. This investment by the Authority will leverage
$6,236,000 in private sector financing and investment; a private investment of $3.41 for
every TIF dollar investment. It is estimated this will pay off in slightly less than 15
years.
Grand Island Regular Meeting - 10/10/2018 Page 41 / 95
Use of Funds. Source of Funds
Description TIF Funds Private Funds Total
Site Acquisition $656,000 $656,000
Site preparation/Dirt Work $171,000 $171,000
Paving Lake Street and Private Drive $432,119 $432,119
Utilities, Storm, Sewer, Water, Parking Lot
Drive Lanes $315,700 $315,700
Permitting $37,248 $37,248
Financing Fees and Closing Cost SBA Loan $50,922 $174,079 $225,000
Legal and Plan $8,100 $8,100
Architecture/Engineering/Permitting $153,090 $153,090
Building Costs $5,011,995 $5,011,995
Franchise Fees $45,000 $45,000
Insurance During Development $35,000 $35,000
Personal Property $970,000 $970,000
TOTALS $1,824,179 $6,236,074 $8,060,252
Tax Revenue. The property to be redeveloped is has a January 1, 2018, valuation of
approximately $184,087. Based on the 2017 levy this would result in a real property tax of
approximately $3,985. It is anticipated that the assessed value will increase by $5,913,726 upon
full completion, as a result of the site redevelopment. This development will result in an
estimated tax increase of over $128,006 annually resulting in approximately $1,920,000 of
increment over the 15 year period. The tax increment gained from this Redevelopment Project
Area would not be available for use as city general tax revenues, for a period of 15 years, or such
shorter time as may be required to amortize the TIF bond, but would be used for eligible private
redevelopment costs to enable this project to be realized.
Estimated 2015 assessed value:$ 184,087
Estimated value after completion $ 6,097,813
Increment value $ 5,913,726
Annual TIF generated (estimated)$ 128,006
TIF bond issue $ 1,824,179
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $184,087.
The proposed extension improvements at this location will result in at least an additional
$5,913,726 of taxable valuation based on the Hall County Assessor’s office evaluation of
the project. 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. The project
will not add any tax burdens to taxing entities. Therefore no tax shifts will occur.
Grand Island Regular Meeting - 10/10/2018 Page 42 / 95
(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. 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;
The proposed uses at this site would compete for entry level and part time positions along
with similar travel and entertainment type businesses located in and locating in the City.
(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 is a new hotel along the entrance to Grand Island and the Nebraska State Fair
Grounds. This additional hotel will increase the number of rooms available in Grand
Island and may result in lower occupancy rates for older hotels in the region. The Grand
Island City Council and CRA have approved several TIF project that include building or
renovating hotels in the area including some hotels neighboring this property, Mainstay
Suites, Best Western and Borders Hotel to the north all received TIF to facilitate their
projects.. Two of the hotel projects that have been approved, one on Locust Street and
State Fair Boulevard and one at U.S. Highway 34 and U.S. Highway 281 have not been
built yet.
(e) Impacts on the student population of school districts within the city or village;
and
This project including a hotel for transient population and visitors to the region and 3
commercial lots for sale is unlikely to create any direct increase in cost for schools in the
the area.
(f) Any other impacts determined by the authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
This project will utilize a piece of property in the Grand Island City Limits that has been
vacant for at least more than 10 years. This corner was included in one of the original
blight studies for the City of Grand Island because of the development that was located
here and because it is a highly visible entrance corner. These facilities will complement
Fonner Park, the State Fair Grounds, Heartland Event Center, Island Oasis, and similar
civic tourist draws.
Grand Island Regular Meeting - 10/10/2018 Page 43 / 95
Time Frame for Development
Development of this project is anticipated to be completed during between March 2019
and February of 2020. The base tax year should be calculated on the value of the
property as of January 1, 2019. Partial excess valuation should be available for this
project for 15 years beginning with the 2020 tax year with the full valuation available for
the 2021 tax year. 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. Based on the purchase price of the property and estimates of the expenses of
utilities, streets and site preparation activities and associated engineering/design fees, the
developer will spend upwards of $1,824,179 on TIF eligible activities. The full amount
of TIF generated over a 15 year period would be $1,920,000 so this request will pay off
slightly before the end of the 15 year period with no additional increases in valuation or
tax levies.
Grand Island Regular Meeting - 10/10/2018 Page 44 / 95
BACKGROUND INFORMATION RELATIVE TO
TAX INCREMENT FINANCING REQUEST
Project Redeveloper Information
Business Name: Grand Island Hotel, LLC
Address: 3436 South Locust Street, Grand Island, NE 68801
Telephone No.: (701) 799-2019 Fax No.:
Contact: Milo Graff
Brief Description of Applicant’s Business: Ownership and operation of a
commercial hotel located in the vicinity of Locust Street and US Highway 34 in
Grand Island, Nebraska.
Present Ownership Proposed Project Site: R2S2, LLC
Proposed Project: Building square footage, size of property, description of
buildings – materials, etc. Please attach site plan, if available.
The primary project site is located in the vicinity of South Locust Street and US
Highway 34 on the southwest corner in Grand Island, Nebraska (tracts included in
the NE1/4 of Section 33 Township 11, Range 9 in Hall County, Nebraska). A
four-story, 79 room Comfort Inn hotel with indoor pool and parking lot will be
erected with all necessary land leveling and site work. The exterior finish will
consist of stone, stucco, and brick. Access to the facility will be from west off of
South Locust Street on Lake Street, then north to the facility by way of a private
drive. (see site plan Exhibit A).
If Property is to be Subdivided, Show Division Planned: N/A
Grand Island Regular Meeting - 10/10/2018 Page 45 / 95
Note 1: TIF requested at zero percent lending rate is $1,824,178. Amount referenced in item E above is principal only portion after applying a 5% lending rate on a 15-year term note with monthly payments
(interest component is $542,640).
VI. Estimated Project Costs:
Acquisition Costs:
A. Land $ 656,000
B. Building $ -
C. Furniture Fixtures & Equipment $ 970,000
Construction Costs:
A. Renovation or Building Costs: $ 4,970,145
B. On-Site Improvements: $ 951,469
Soft Costs:
A. Architectural & Engineering Fees: $ 153,090
B. Financing Fees: $ 225,000
C. Legal/Developer/Audit Fees (included in misc.): $ 8,100
D. Contingency Reserves (included in misc.): $ -
E. Other (Please Specify) – Building Permit $ 27,936
Franchise Fees $ 45,000
Miscellaneous $ 53,512
TOTAL $ 8,060,252
Total Estimated Market Value at Completion per assessor: $ 5,441,813
Source of Financing:
A. Developer Equity: $ 600,000
B. Commercial Bank Loan: $ 6,178,714
Tax Credits:
1. N.I.F.A. $ -
2. Historic Tax Credits $ -
D. Industrial Revenue Bonds: $ -
E. Tax Increment Assistance (See Note 1): $ 1,281,538
F. Other $ ______________
$ 8,060,252
Grand Island Regular Meeting - 10/10/2018 Page 46 / 95
Name, Address, Phone & Fax Numbers of Architect, Engineer and General Contractor:
Architect: ICON Architectural Group, LLC
3187 Bluestem Drive, Suite 2 West Fargo, ND 58078 (701) 364-4007
Engineer: Olsson Associates
201 East 2nd Street Grand Island, NE 68801 (308) 384-8750
General Contractor: Cardinal Construction, LLC
401 West Pine Street Doniphan, NE 68832 (402) 845-2075
Estimated Real Estate Taxes on Project Site Upon Completion of Project: (Please Show Calculations)
$131,990 (See Exhibit B for detailed calculation)
Project Construction Schedule: Contingent on TIF approval
Construction Start Date: March, 2019
Construction Completion Date: January – February, 2020
If Phased Project:
_____________ Year ____ % Complete
_____________ Year ____ % Complete
_____________ Year ____ % Complete
XII. Please Attach Construction Pro Forma (see Exhibit C)
XIII. Please Attach Annual Income & Expense Pro Forma (see Exhibit D)
(With Appropriate Schedules)
Grand Island Regular Meeting - 10/10/2018 Page 47 / 95
TAX INCREMENT FINANCING REQUEST INFORMATION
Describe Amount and Purpose for Which Tax Increment Financing is Requested:
$1,824,178 of tax increment financing (based on a 0% lending rate) is being requested to assist in the construction of four-story, 79 room Comfort Inn hotel with indoor swimming pool in the
vicinity of southwest corner of US Highway 34 and South Locust Street in Grand Island, Nebraska to be operated 7 days a week. The project involves the construction of a new building along with
concrete and paving work for the foundation as well as all necessary roadways for traffic access to the facility. All necessary water and sewer hookups will be made to connect to the city water
supply.
The hotel is expected to create 10 full-time and 15 part-time new jobs paying aggregate wages of approximately $520,000 plus benefits. All said, the TIF funds will enable the project to be
undertaken, resulting in vast improvements to the condition of the current location, the creation of new jobs, and an expanded sales tax base from new customers created by increased traffic flow
through the area which should also benefit neighboring businesses.
Statement Identifying Financial Gap and Necessity for use of Tax Increment Financing
for Proposed Project:
Tax increment financing is an integral and essential component to project completion which is
contingent upon receipt of the expected tax increment assistance. Feasibility is dependent on TIF
funds that will enable the creation of adequate economics in operating the facility at a competitive
rate in the specified area (See also Exhibit E for capitalization rate analysis).
Municipal and Corporate References (if applicable). Please identify all other
Municipalities, and other Corporations the Applicant has been involved with, or
has completed developments in, within the last five (5) years, providing contact
person, telephone, and fax numbers for each:
See Exhibit F
XIV. Please Attach Applicant’s Corporate/Business Annual Financial Statements for
the Last Three Years.
N/A – applicant is a new legal entity
Grand Island Regular Meeting - 10/10/2018 Page 48 / 95
Exhibit A
Grand Island Regular Meeting - 10/10/2018 Page 49 / 95
B3458910111415161718192018.817.816.8CDAEFGDOUBLEQUEENSUITEDOUBLEQUEENSUITEDOUBLEQUEENSUITEDOUBLEQUEENSUITEKING SUITEKING SUITEDOUBLEQUEENSUITEDOUBLEQUEENSUITEKING SUITEONEBEDROOMSUITE - DBLQUEENSTAIR 1ACC.DOUBLEQUEENSUITEDOUBLEQUEENSUITEDOUBLEQUEENSUITEKING SUITEKING SUITEDOUBLEQUEENSUITEDOUBLEQUEENSUITEKING SUITE KING SUITEGUESTROOMCORRIDORELEVATORLOBBYVENDINGHOUSEKEEPINGROOM15'-7"12'-7 3/4"9'-1 3/4"3'-6"12'-7 3/4"9'-1 3/4"12'-7 3/4"12'-7 3/4"12'-7 3/4"12'-7 3/4"12'-7 3/4"12'-7 3/4"12'-7 3/4"12'-7 3/4"12'-7 3/4"9'-3 1/4"4'-6"30'-7 3/4"5'-8"30'-7 3/4"4'-6"1'-6"
77'-5 1/2"
SLOPE SLOPESLOPE 33LINEN CHUTEWIDEBAYDOUBLEQUEENSUITEWIDEBAYDOUBLEQUEENSUITE2STAIR 2183'-41/2"8'-11"
6'-7 1/4"2015'-7"12'-7 3/4"12'-7 3/4"12'-7 3/4"18.89'-4 1/2"ELECTRICALELEVATORKING SUITEKING SUITESTRUCTURALp. 701.364.4007www.iconarchitects.comDRAWN BY:SHEETJN:DateDrawing HistoryNo.??Comfort Suites
3-Story, 83 Units
00-000Grand Island, NE MECHANICALCIVILELECTRICALNOT FORCONSTRUCTIONDescription3187 Bluestem DriveSuite 2Fargo, ND 580781--NPLAN NORTHNTRUE NORTHExhibit A
Grand Island Regular Meeting - 10/10/2018 Page 50 / 95
15'-7"15'-7"12'-7 3/4"12'-7 3/4"12'-7 3/4"12'-7 3/4"LOBBYCORRIDORRECEPTIONMARKETPLACECARTSTORAGEELEVATORLOBBYELEVATORELEVATOREQUIPMENTLINENSTORAGEFITNESSROOMOFFICEINDOORPOOLPOOLMECHANICALADA POOL LIFT16'x26'STAIR 1140PBXWORK ROOMUNISEXExhibit AGrand IslandRegular Meeting - 10/10/2018Page 51 / 95
Comfort Inn, LLC
Tax Increment Financing Request
Estimated Real Estate Taxes on Project Site Upon Completion of Project
Existing Assessed Value and Real Estate Tax on Project Site
Assessed Value (2017)
Parcel Number Improvements Land Total Taxes Sq Feet Mil Rate
400149206 - 161,735 161,735 3,501 92,420 2.1645408%
400149117 - 221,359 221,359 4,791 126,491 2.1645472%
Before subdivision - 383,094 383,094 8,292 218,911
Subdivided Sq Ft 105,192 105,192 105,192 105,192
Divided by total existing 218,911 218,911 218,911 218,911
Ratio 0.480526 0.480526 0.480526 0.480526
Estimated subdivision - 184,087 184,087 3,985
Estimated Real Estate Taxes on Project Site Upon Completion of Project
Note 1
2017 Assessment Limitation
2017 taxes assessed on site prior to project commencement 3,985
Divided by base assessed value 184,087
Estimated tax rate 2.164550%
Proposed assessed value 6,097,813
Estimated annual real estate tax after project completion 131,990
Less existing annual real estate tax (3,985)
Estimated increase in annual real estate tax 128,006 121,612
15 15
Requested TIF assistance at zero percent lending rate 1,920,084 1,824,178
Principal debt service at indicated rate Rate Principal Principal
With annual note payments PVA 5.00%1,328,654 1,262,290
With monthly note payments PVA 5.00%1,348,915 1,281,538
Notes:
1.)This column represents requested financing in the event the tax increment over 15 years
exceeds actual qualified TIF costs. Requested TIF assistance is limited to qualified costs.
Exhibit B
Grand Island Regular Meeting - 10/10/2018 Page 52 / 95
Grand IslandRegular Meeting - 10/10/2018Page 53 / 95
Grand Island Hotel, LLC
Project Cost Summary
TIF
Qualified (Q)
Description Amount Non-Qualified (NQ)
TIF qualified Cardinal Construction, LLC costs 804,198.00 Q
TIF non-qualified Cardinal Construction, LLC costs 5,011,995.00 NQ
Subtotal Cardinal Construction, LLC costs 5,816,193.00
Additional Lake Street paving and storm sewer costs 71,918.60 Q
Additional public sanitary sewer costs 79,950.00 Q
ICON Architectural Group, LLC costs 131,895.00 Q
Olsson Associates costs 21,195.00 Q
Land 656,000.00 Q
Furniture, fixtures, and equipment 970,000.00 NQ
Franchise fees 45,000.00 NQ
Development period insurance 35,000.00 NQ
Legal 8,100.00 Q
TIF qualified bank and SBA interest and closing costs 50,921.50 Q
TIF non-qualified bank and SBA interest and closing costs 174,078.50 NQ
Total project costs 8,060,251.60
Total TIF qualified costs (Q)1,824,178.10
Total TIF non-qualified costs (NQ)6,236,073.50
Total project costs 8,060,251.60
Exhibit C
Grand Island Regular Meeting - 10/10/2018 Page 54 / 95
Estimate
Date
3/20/2018
Estimate #
647
Name / Address
Comfort Suites
Lake St
Grand Island, NE 68801
Cardinal Construction LLC
Project
Total
401 W. Pine St.
Doniphan, NE 68832
Office: 402-845-2075
Fax: 402-845-2175
Description Total
Cardinal Const. Proposes to provide jobsight supervision and consultation on construction of new Comfort
Suites hotel in Grand Island, NE. Estimated costs of project include the following:
0.00
1.BUILDING PERMIT***27,936.00
2.FIRE INSPECTION FEES AND PLAN REVIEW***9,312.00
3.DUMPSTERS AND DISPOSAL 7,000.00
4.PORTABLE TOILET 2,200.00
5.DIRTWORK, COMPACTION, FOOTINGS, AND FLATWORK $831,900
*Dirt work and site prep 171,000.00
*Footings 47,880.00
*Building floor 62,016.00
*Private driving lanes through parking area***142,500.00
*Parking, curb, and gutter 47,500.00
*Street and driveway***360,200.00
6.FRAMING, WINDOWS, COMMERCIAL ENTRY SYSTEMS, AND ROOF MEMBRANE
$1,085.850.00
*Framing materials 484,000.00
*Windows 40,000.00
*Commercial glass and glass entry systems 34,200.00
*Exterior doors 5,700.00
*Roof membrane, foam, and parapet wall caps 145,350.00
*Framing labor and equipment 376,200.00
7.EXTERIOR FINISH INCL. STONE, STUCCO, AND BRICK 478,000.00
8.ELECTRICAL AND TELECOM $513,000.00
Page 1
Q
Q
NQ
NQ
Q
NQ
NQ
Q
NQ
Q
NQ
NQNQNQ
NQ
NQ
NQ
Exhibit C
Grand Island Regular Meeting - 10/10/2018 Page 55 / 95
Estimate
Date
3/20/2018
Estimate #
647
Name / Address
Comfort Suites
Lake St
Grand Island, NE 68801
Cardinal Construction LLC
Project
Total
401 W. Pine St.
Doniphan, NE 68832
Office: 402-845-2075
Fax: 402-845-2175
Description Total
*Labor and materials for electrical rough in and finish 449,250.00
*Telecom***37,500.00
*Electrical utility hook-ups***26,250.00
*(2) Street lights and electrical for north driveway.***10,000.00
9.PLUMBING $604,000.00
*Labor and materials for plumbing rough in and finish 547,000.00
*Sanitary sewer hook-up***38,190.00
*Water hook-up***18,810.00
10.HVAC 513,000.00
11.SPRINKLERS AND FIRE ALARMS 171,000.00
12.INSULATION, RESILIENT CHANNEL, DRYWALL, PAINT, AND PAPER $541,500.00 0.00
*Insulation 136,800.00
*Resilient channel 17,100.00
*Drywall supply, hang, and finish 239,400.00
*Paint and paper 148,200.00
13.INTERIOR FINISH INCL. DOORS, TRIM, VANITIES, COUNTERTOPS, AND SHOWER PANEL
INSTALLATION $475,380.00
0.00
*Interior doors 136,800.00
*Door hardware 39,900.00
*Vanities 59,280.00
*Front counter and cabinetry 68,400.00
*Labor to install doors, door hardware, cabinetry, bathroom countertops, vanities, and shower panels, and
finish
171,000.00
14.LAWN, LANDSCAPE, AND SPRINKLERS 68,400.00
Page 2
NQ
NQ
Q
Q
NQ
Q
Q
NQ
NQ
NQ
NQ
NQ
NQ
NQ
NQNQ
NQ
NQ
NQ
Exhibit C
Grand Island Regular Meeting - 10/10/2018 Page 56 / 95
Estimate
Date
3/20/2018
Estimate #
647
Name / Address
Comfort Suites
Lake St
Grand Island, NE 68801
Cardinal Construction LLC
Project
Total
401 W. Pine St.
Doniphan, NE 68832
Office: 402-845-2075
Fax: 402-845-2175
Description Total
15.POOL AND EQUIPMENT 114,000.00
16.FLOORING (INSTALLATION ONLY) $107,699.00 0.00
*Tile install including thinset 77,520.00
*Carpet install 30,179.00
17.GYPCRETE 57,720.00
18.ELEVATORS AND EQUIPMENT 199,500.00
~~~~~ CHANGE ORDER ~~~~~
July 26, 2018
> Added 1 Notes. (+$10,000.00)
Total change to estimate +$10,000.00
~~~~~~~~~~~~~~~~~~~~~~~~~
Page 3
$5,816,193.00
NQ
NQ
NQ
NQ
NQ
Total TIF qualified costs (Q)
Total TIF non-qualified costs (NQ)
Total costs
Exhibit C
$ 804,198$5,011,995
$5,816,193
Grand Island Regular Meeting - 10/10/2018 Page 57 / 95
Exhibit C
All costs listed above are TIF qualified costs
Grand Island Regular Meeting - 10/10/2018 Page 58 / 95
Exhibit D
Annual Income & Expense Pro Forma
Grand Island Regular Meeting - 10/10/2018 Page 59 / 95
GRAND ISLAND HOTEL, LLC
PROJECTED STATEMENTS OF RECEIPTS AND DISBURSEMENTS UNDER VARIOUS TAX INCREMENT FINANCING
SCENARIOS DETAILED IN NOTE A – CASH BASIS
Twelve Months Ending After Project Completion
Grand Island Regular Meeting - 10/10/2018 Page 60 / 95
2
CONTENTS
PAGE
INTRODUCTION 3
INDEPENDENT ACCOUNTANTS’ COMPILATION REPORT 4
PROJECTED STATEMENTS OF RECEIPTS AND DISBURSEMENTS UNDER VARIOUS TAX
INCREMENT FINANCING SCENARIOUS DETAILED IN NOTE A – CASH BASIS 5
SUMMARY OF SIGNIFICANT PROJECTION ASSUMPTIONS 6
Grand Island Regular Meeting - 10/10/2018 Page 61 / 95
3
INTRODUCTION
The projection in this illustration presents the entity’s, Grand Island Hotel, LLC’s, projected receipts and
disbursements under the hypothetical assumptions in Note A on the cash basis for the twelve months ending after
project completion.
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Grand IslandRegular Meeting - 10/10/2018Page 63 / 95
GRAND ISLAND HOTEL, LLC
PROJECTED STATEMENTS OF RECEIPTS AND DISBURSEMENTS UNDER VARIOUS TAX INCREMENT
FINANCING SCENARIOS DETAILED IN NOTE A - CASH BASIS
Twelve Months Ending After Project Completion
With Tax
Increment
Financing
Without Tax
Increment
Financing
Gross Taxable Income:
Room revenue 1,982,406$ 1,982,406$
Tax increment financing (TIF) revenue 121,612 -
2,104,018 1,982,406
Tax Deductions:
Interest expense - TIF debt 62,740 -
Interest expense - Non-TIF debt 306,042 368,782
Employee compensation and benefits 520,000 520,000
Real estate tax (existing)3,985 3,985
Real estate tax (TIF increment)121,612 121,612
Real estate tax (increment in excess of allowed TIF qualified costs)6,394 6,394
Royalties and travel commissions 230,000 230,000
Guest supplies 175,000 175,000
Water and sewer, and sanitation 9,000 9,000
Utilities (gas & electric)72,250 72,250
Television, phone, and internet 28,000 28,000
Insurance 28,000 28,000
Repairs, maintenance, and snow removal 27,500 27,500
Bank charges and credit card fees 37,500 37,500
Office supplies 9,000 9,000
Travel 22,500 22,500
Professional service 10,000 10,000
Depreciation and amortization 403,412 403,412
2,072,935 2,072,935
Taxable income (loss)31,083 (90,529)
Adjustments to Arrive at Net Cash Receipts (Disbursements)
Depreciation & amortization 403,412 403,412
Principal debt service - TIF (58,872) -
Principal debt service - Non-TIF (127,400) (186,272)
Member contribution (distribution):
Estimated for Federal Income Tax benefit (expense)(9,201) 26,797
Estimated for State Income Tax benefit (expense)(1,701) 4,954
206,238 248,891
Net cash receipts 237,321$ 158,362$
See the summary of significant projection
assumptions and the independent accountants' compilation report.
Schroeder & Schreiner, P.C.
5
Grand Island Regular Meeting - 10/10/2018 Page 64 / 95
See independent accountants’ compilation report
Schroeder & Schreiner, P.C. 6
GRAND ISLAND HOTEL, LLC
SUMMARY OF SIGNIFICANT PROJECTION ASSUMPTIONS
Twelve Months Ending After Project Completion
NOTE A – NATURE AND LIMITATION OF PROJECTIONS
The accompanying projection presents, to the best of Grand Island Hotel, LLC’s (GIH’s) knowledge and belief,
cash receipts and disbursements for the twelve months ending after project completion to be generated by a
Comfort Inn hotel (e.g. “the project”) located in Grand Island, Nebraska. Stated cash receipts and disbursements
are intended to convey results of operations after the anticipated 2020 completion of the project assuming
funding of the estimated construction and acquisition costs of $8,060,252 both with, and in the absence of, tax
increment financing assistance. The projection reflects their judgment as of August 6, 2018, the date of this
projection, of the expected conditions and their expected course of action. Actual results are likely to differ
from the projected results because events and circumstances frequently do not occur as expected. Those
differences may be material. The assumptions disclosed herein are those that management believes are
significant to the projections. The projected information was prepared for use in a tax increment financing
request to the Grand Island Community Redevelopment Authority.
NOTE B – BASIS OF ACCOUNTING
The presentations of cash receipts and disbursements for the projection period and the twelve months ending
after project completion portray results using the cash basis of accounting. The results of this basis differ from
those using generally accepted accounting principles primarily because the cash basis does not recognize assets
other than cash and the debt principal outstanding under the tax increment financing or construction or building
loan(s).
NOTE C – CASH RECEIPTS
Grand Island Hotel, LLC is the owner and operating entity for a four-story, 79 room Comfort Inn hotel with an
indoor pool and parking lot. Revenue has been determined based on the historical knowledge and experience of
the owners of GIH (and related parties) in the operation of similar facilities in the same locale. The projection
assumes 55% occupancy of a 79 room hotel at $125 per night for 365 days per year.
The projection includes two scenarios dependent on whether or not the tax increment financing (TIF) request is
approved. In the event of TIF approval, GIH will receive additional TIF revenue from the County based on the
anticipated increase in the assessed value generated by the proposed project and the additional real estate tax
that increase will generate. Both the TIF financing and real estate taxes are subject to the final determination of
assessed value.
NOTE D – CASH DISBURSEMENTS
Interest expense and principal debt service are based on the assumption that with the exception of any TIF
financing assistance, the entire construction project will be financed through $600,000 of capital contributions
from the owners of GIH with additional debt incurred to cover the remaining anticipated construction and land
acquisition costs.
Grand Island Regular Meeting - 10/10/2018 Page 65 / 95
See independent accountants’ compilation report
Schroeder & Schreiner, P.C. 7
GRAND ISLAND, HOTEL, LLC
SUMMARY OF SIGNIFICANT PROJECTION ASSUMPTIONS, Continued
Twelve Months Ending After Project Completion
NOTE D – CASH DISBURSEMENTS, Continued
TIF debt is based on an initial $1,281,538 principal balance that can be serviced with the anticipated incremental
real estate tax generated by the project. The loan is expected to have a 15-year term with scheduled monthly
payments of $10,134 (annual $121,612) and an interest rate of approximately 5.0%.
The remaining construction and land acquisition costs, not funded through tax increment financing, will be
satisfied with $600,000 of additional capital contributions and $6,178,714 of Small Business Association (SBA)
and bank debt for the residual obligation (approximately 37.5% SBA debt and 62.5% bank debt). All remaining
non-TIF construction debt will have a 25-year term. All loans will have an annual interest rate of approximately
5.0%. Scenarios contemplating the denial of tax increment financing will assume bank debt replacing TIF
financing at the same 15-year term and 5% annual interest rate as the equivalent TIF financing.
Projected real estate tax is expected to equal the current tax (for the 2017 year) plus additional tax generated by
applying the current levy rate to the anticipated increase in assessed value to be generated by the construction
project.
Projected costs for employee compensation and benefits (for 10 full-time and 15 part-time employees); water,
sewer and utilities; insurance; waste removal; snow removal; repairs and maintenance; professional fees; and
other costs are all based on the experience of GIH’s members and the expected occupancy rate of hotel.
Projected member distributions to cover estimated individual income tax (or contributions to reflect estimated
income tax benefits) are based on anticipated taxable pass-through income and the highest marginal Federal
and State income tax rates of 37.0% and 6.84%, respectively, after applying a 20% deduction based on the tax
law provisions expected to be in effect during the projection period. Although not a cash expenditure, estimated
depreciation has been calculated and included in the projection to arrive at net taxable income used in
determining these member distributions. Estimated capitalized costs are depreciated under either the straight
line method for 39-year life building components; the 150 percent declining balance method for 15-year life
paving and improvement components; the 200 percent declining balance method for 5-year life furniture,
fixtures, and equipment; or the straight line amortization method for 15-year life intangibles.
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Comfort Inn, LLC
Tax Increment Financing Application
Capitalization Rate Analysis
With Tax Without Tax
Increment Financing Increment Financing
Net operating income 792,375 713,416
Divided by fair market value 6,046,459 6,046,459
Equals capitalization rate 13.10%11.80%
Exhibit E
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Grand Island Hotel, LLC
Tax Increment Financing Request
Municipal and Corporate References
Name of Reference Contact Person Telephone Number Fax Number
Five Points Bank Chad Sheffield (308) 384-5350
Ron Depue (308) 384-1635 (308) 384-1759
Central Nebraska Water Conditioning, Inc. dba Culligan Water David Walker (308) 382-7220 (308) 382-3353
Cash-Wa Distributing (308) 237-3151
Herman Plumbing (308) 382-3760
Exhibit F
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Community Redevelopment
Authority (CRA)
Wednesday, October 10, 2018
Regular Meeting
Item I2
Redevelopment Plan for CRA Area 1 Paramount Development
LLC Resolution 284
Staff Contact:
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Paramount Development LLC (Old Sears Residential)
COMMUNITY REDEVELOPMENT AUTHORITY
OF THE CITY OF GRAND ISLAND, NEBRASKA
RESOLUTION NO. 284
A RESOLUTION RECOMMENDING APPROVAL OF A REDEVELOPMENT PLAN OF
THE CITY OF GRAND ISLAND, NEBRASKA; RECOMMENDING APPROVAL OF A
REDEVELOPMENT PROJECT OF THE CITY OF GRAND ISLAND, NEBRASKA;
APPROVING A COST BENEFIT ANALYSIS FOR SUCH PROJECT; AND APPROVAL OF
RELATED ACTIONS
WHEREAS, the Mayor and Council of the City of Grand Island, Nebraska (the “City”), upon
the recommendation of the Planning Commission of the City of Grand Island, Nebraska (the “Planning
Commission”), and in compliance with all public notice requirements imposed by the Community
Development Law, Chapter 18, Article 21, Reissue Revised Statutes of Nebraska, as amended (the
“Act”), duly declared the redevelopment area legally described on Exhibit A attached hereto (the
“Redevelopment Area”) to be blighted and substandard and in need of redevelopment; and
WHEREAS, pursuant to and in furtherance of the Act, a Redevelopment Plan (the
“Redevelopment Plan”), has been prepared by Community Redevelopment Authority of Grand Island,
Nebraska, (the “Authority”) pursuant to an application by Paramount Development LLC (the
“Redeveloper”), in the form attached hereto as Exhibit B, for the purpose of redeveloping
Redevelopment Area legally described on Exhibit A, referred to herein as the Project Area (the “Project
Area”); and
WHEREAS, pursuant to the Redevelopment Plan, the Authority would agree to incur
indebtedness and make a grant for the purposes specified in the Redevelopment Plan (the “Project”), in
accordance with and as permitted by the Act; and
WHEREAS, the Authority has conducted a cost benefit analysis of the Project (the “Cost
Benefit Analysis”) pursuant to Section 18-2113 of the Act, a which is included in the Redevelopment
Plan attached hereto as Exhibit B; and
WHEREAS, the Authority has made certain findings and pursuant thereto has determined that it
is in the best interests of the Authority and the City to approve the Redevelopment Plan and approve the
Redevelopment Project and to approve the transactions contemplated thereby.
NOW, THEREFORE, BE IT RESOLVED BY THE COMMUNITY REDEVELOPMENT
AUTHORITY OF THE CITY OF GRAND ISLAND, NEBRASKA AS FOLLOWS:
Section 1. The Authority has determined that the proposed land uses and building requirements
in the Redevelopment Plan for the Project Area are designed with the general purposes of accomplishing,
and in conformance with the general plan of the City, 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 in 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
provisions 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,
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Paramount Development LLC (Old Sears Residential)
recreational and communitive 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
unsanitary or unsafe dwelling accommodations, or conditions of blight.
Section 2. The Authority has conducted a Cost Benefit Analysis for the Project, included in the
the Redevelopment Plan attached hereto as Exhibit B, in accordance with the Act, and has found and
hereby finds that the Project would not be economically feasible without the use of tax increment
financing, the Project would not occur in the Project Area without the use of tax increment financing and
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 and
have been found to be in the long term best interests of the community impacted by the Project.
Section 3. In compliance with section 18-2114 of the Act, the Authority finds and determines as
follows: (a) the Redevelopment Area constituting the Redevelopment Project will not be acquired by the
Authority and the Authority shall receive no proceeds from disposal to the Redeveloper; (b) the estimated
cost of project acquisition and the estimated cost of preparation for redevelopment including site work,
onsite utilities and related costs are described in detail in Exhibit B attached hereto; (c) the method of
acquisition of the real estate shall be by private contract by the Redeveloper and not by condemnation;
and (d) the method of financing the Redevelopment Project shall be by issuance of tax increment revenue
bond issued in the approximate amount of $159,800 which shall be granted to the Redeveloper and from
additional funds provided by the Redeveloper. No families will be displaced from the Redevelopment
Project Area as a result of the project.
Section 4. The Authority hereby recommends to the City approval of the Redevelopment Plan
and the Redevelopment Project described in the Redevelopment Plan.
Section 5. All prior resolutions of the Authority in conflict with the terms and provisions of this
resolution are hereby expressly repealed to the extent of such conflicts.
Section 6. This resolution shall be in full force and effect from and after its passage and
approval.
PASSED AND APPROVED this 12th day of October, 2018.
COMMUNITY REDEVELOPMENT
AUTHORITY OF THE CITY OF GRAND
ISLAND NEBRASKA
ATTEST: By: ___________________________________
Chair
By: ___________________________________
Secretary
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Paramount Development LLC (Old Sears Residential)
EXHIBIT A
LEGAL DESCRIPTION OF REDEVELOPMENT PROJECT AREA
The second floor of the building on the easterly 44 feet of Lot Three (3) in Block Sixty-Three
(63) in the Original Town, now City of Grand Island, Hall County, Nebraska.
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Paramount Development LLC (Old Sears Residential)
* * * * *
EXHIBIT B
FORM OF REDEVELOPMENT PLAN
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Redevelopment Plan Amendment
Grand Island CRA Area 1
September 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 OF A PORTION OF THE OLD SEARS BUILDING
LOCATED AT 411 W. 3RD STREET FOR RESIDENTIAL USES, INCLUDING
ACQUISTION, FIRE/LIFE SAFETY IMPROVEMENTS AND BUILDING
REHABILITATION AND REMODELING.
The use of Tax Increment Financing to aid in rehabilitation expenses associated with
redevelopment of the second floor and necessary first floor entrances and exits to support
the development of four 2-bedroom apartments on the second floor of the west side of
Old Sears located at 411 W. 3rd street. It is anticipated that additional TIF applications
will be proposed for commercial uses within the remainder of the 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 renovating a portion of this
building into market rate residential units. The addition of the residential units is
consistent with the downtown redevelopment plan and priorities to add 50 residential
units downtown by 2019. This project would not be feasible without the use of TIF.
Paramount Development LLC is the purchasing the rights to this section of the building
through a condominium arrangement. They are purchasing the property for $77,000. The
purchase price is included as an eligible TIF activity. The building is currently vacant and
this upper floor space has been vacant for numerous years. The developer is responsible
for and has provided evidence that they can secure adequate debt financing to cover the
costs associated with the remodeling and rehabilitation of this building. The Grand Island
Community Redevelopment Authority (CRA) intends to pledge the ad valorem taxes
generated over the 15 year period beginning January 1, 2020 towards the allowable costs
and associated financing for rehabilitation.
TAX INCREMENT FINANCING TO PAY FOR THE REHABILITATION OF THE
PROPERTY WILL COME FROM THE FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
The second floor and necessary first floor exits and entrances at 411 W. 3rd Street in
Grand Island Nebraska. The actual legal will be provided with the master deed for the
condominium.
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Legal Descriptions: The second floor of the building on the easterly 44 feet of Lot
Three (3) in Block Sixty-Three (63) in the Original Town, now City of Grand Island,
Hall County, Nebraska.
Existing Land Use and Subject Property
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The tax increment will be captured for the tax years the payments for which become
delinquent in years 2020 through 2034 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 rehabilitation of this
portion of the building for residential uses as permitted in the B3 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 fifteen years after the effective date of this provision as set forth in
the Redevelopment Contract, consistent with this Redevelopment Plan. Said taxes shall
be divided as follows:
a. That portion of the ad valorem tax which is produced by levy at the rate
fixed each year by or for each public body upon the redevelopment project valuation shall
be paid into the funds, of each such public body in the same proportion as all other taxes
collected by or for the bodies; and
b. That portion of the ad valorem tax on real property in the
redevelopment project in excess of such amount, if any, shall be allocated to and, when
collected, paid into a special fund of the Authority to pay the principal of; the interest on,
and any premiums due in connection with the bonds, loans, notes, or advances on money
to, or indebtedness incurred by, whether funded, refunded, assumed, or otherwise,such
Authority for financing or refinancing, in whole or in part, a redevelopment project.
When such bonds, loans, notes, advances of money, or indebtedness including interest
and premium due have been paid, the Authority shall so notify the County Assessor and
County Treasurer and all ad valorem taxes upon real property in such redevelopment
project shall be paid into the funds of the respective public bodies.
Pursuant to Section 18-2150 of the Act, the ad valorem tax so divided is hereby pledged
to the repayment of loans or advances of money, or the incurring of any indebtedness,
whether funded, refunded, assumed, or otherwise, by the CRA to finance or refinance, in
whole or in part, the redevelopment project, including the payment of the principal of,
premium, if any, and interest on such bonds, loans, notes, advances, or indebtedness.
Redevelopment Plan Amendment Complies with the Act:
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 October 3, 2018 and passed
Resolution 2019-02 confirming that this project is consistent with the Comprehensive
Plan for the City of Grand Island. The Grand Island Public School District has submitted
a formal request to the Grand Island CRA to notify the District any time a TIF project
involving a housing subdivision and/or apartment complex is proposed within the
District. The school district was notified of this plan amendment at the time it was
submitted to the CRA for initial consideration.
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. There is no proposed acquisition by the
authority.
b. Demolition and Removal of Structures:
The project to be implemented with this plan does not provide for the demolition and
removal any structures on this property. Demotion of internal structures to accommodate
the redevelopment is anticipated and permitted.
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 development;
this includes housing and commercial uses within the same structure. This property is in
private ownership. [§18-2103(b) and §18-2111] The attached map also is an accurate site
plan of the area after redevelopment. [§18-2111(5)]
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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 B3-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 rehabilitating the existing building. The developer is not proposing to
increase the size of the building and current building meets 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. .
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 is vacant and
has been vacant for more than 1 year; 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. Tom Gdowski, is
President of Equitable bank and most likely will be part of the bank approval of a loan for
this project.
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 is purchasing the rights to just this portion of the property through a
condominium arrangement for $77,000. The estimated costs of rehabilitation of this
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property is $500,0000, planning related expenses for Architectural and Engineering
services of $8,000 and are included as a TIF eligible expense. Legal, Developer and
Audit Fees of $8,000 including a reimbursement to the City and the CRA of $6,100 are
included as TIF eligible expense. The total of eligible expenses for this project exceeds
$640,000. The CRA has been asked to grant $80,000 to this project to offset the cost of
life safety improvements as part of the upper story life/safety grant program. The total
eligible expenses for this project less other grant funds by the CRA is $550,000.
No property will be transferred to redevelopers by the Authority. The developer will
provide and secure all necessary financing.
b. Statement of proposed method of financing the redevelopment project.
The developer will provide all necessary financing for the project. The Authority will
assist the project by granting the sum of $159,800 from 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, 2021 through December 2034.
c. Statement of feasible method of relocating displaced families.
No families will be displaced as a result of this plan.
7. Section 18-2113 of the Act requires:
Prior to recommending a redevelopment plan to the governing body for approval, an
authority shall consider whether the proposed land uses and building requirements in the
redevelopment project area are designed with the general purpose of accomplishing, in
conformance with the general plan, a coordinated, adjusted, and harmonious development
of the city and its environs which will, in accordance with present and future needs,
promote health, safety, morals, order, convenience, prosperity, and the general welfare, as
well as efficiency and economy in the process of development, including, among other
things, adequate provision for traffic, vehicular parking, the promotion of safety from
fire, panic, and other dangers, adequate provision for light and air, the promotion of the
healthful and convenient distribution of population, the provision of adequate
transportation, water, sewerage, and other public utilities, schools, parks, recreational and
community facilities, and other public requirements, the promotion of sound design and
arrangement, the wise and efficient expenditure of public funds, and the prevention of the
recurrence of insanitary or unsafe dwelling accommodations or conditions of blight.
The Authority has considered these elements in proposing this Plan Amendment. This
amendment, in and of itself will promote consistency with the Comprehensive Plan. This
will have the intended result of preventing recurring elements of unsafe buildings and
blighting conditions. This will accomplish the goal of both the Downtown Business
Improvement District and the Grand Island City Council of increasing the number of
residential units available in the Downtown area.
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8. Time Frame for Development
Development of this project is anticipated to be completed between October 2018 and
March of 2019. Excess valuation should be available for this project for 15 years
beginning with the 2020 tax year.
9. Justification of Project
This is an historic building in downtown Grand Island that will be preserved with this
project. The addition of a new upper story residential unit is consistent with goals to
build 50 new residential units in downtown Grand Island by 2019 and with the goals of
the 2014 Grand Island housing study and Grow Grand Island. The main floor and
basement of the building are likely to be used for commercial and office space but are not
included within this application.
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. Approximately $159,800 in public funds from tax increment
financing provided by the Grand Island Community Redevelopment Authority will be
required to complete the project. This property has requested a life/safety grant of
$80,000. This investment by the Authority will leverage $403,200 in private sector
financing; a private investment of $1.69 for every TIF and grant dollar investment.
Use of Funds Source of Funds.
Description TIF Funds Other
Grants Private Funds Total
Site Acquisition 77000 _$0 $77,000
Legal and Plan* 8000 $0 $8,000
Engineering/Arch 8000 $0 $8,000
Renovation $66,800 $80,000 $348,000 $500,000
Contingency $50,000 $50,000
TOTALS $159,800 $80,000 $398,000 $643,000
Tax Revenue. The property to be redeveloped is anticipated to have a January 1, 2019,
valuation of approximately $77,000. Based on the 2017 levy this would result in a real
property tax of approximately $1,734. It is anticipated that the assessed value will
increase by $473,000 upon full completion, as a result of the site redevelopment. This
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development will result in an estimated tax increase of over $10,654 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 2019 assessed value: $ 77,000
Estimated value after completion $ 550,,000
Increment value $ 473,000
Annual TIF generated (estimated) $ 10,654
TIF bond issue $ 159,814
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $77,000. The
proposed redevelopment will create additional valuation of $550,000. 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 in any significant way. Fire and police protection are available and should not be
negatively impacted by this development. The addition of life safety elements to this
building including fire sprinklers and a second exit actually reduce the chances of
negative impacts to the fire department.
(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 in the downtown area consistent with the
planned development in Downtown 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
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. This will
provide housing options for employees of Downtown businesses that wish to live
Downtown.
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(e) Impacts on student populations of school districts within the City or Village:
This development will have a minimal impact on the Grand Island School
system as it will likely not result in any increased attendance. The units to be
developed with this project are unlikely to be family units, especially for families with
school age children. These are two bedroom second story units located in the historic
downtown.
The average number of persons per household in Grand Island for 2012 to 2016
according the American Community Survey is 2.65. Four additional household would
house 11 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 2 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. It is likely that the school system would be able to absorb any students
from this additional development without adding to school facilities or staffing.
(f) 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 the goals of the Council, the Downtown BID, the CRA, and
Grow Grand Island to create additional housing units in downtown Grand Island.
Time Frame for Development
Development of this project is anticipated to be completed during between December of
2018 and December of 2019. The base tax year should be calculated on the value of the
property as of January 1, 2019. Excess valuation should be available for this project for
15 years beginning in 2020 with taxes due in 2021. 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 $159,800 the
projected amount of increment based upon the anticipated value of the project and current
tax rate. Based on the estimates of the expenses of the rehabilitation the developer will
spend at least $643,000 on TIF eligible activities in excess of other grants given.
1 https://nces.ed.gov/ccd/districtsearch/district_detail.asp?ID2=3100016
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Community Redevelopment
Authority (CRA)
Wednesday, October 10, 2018
Regular Meeting
Item X1
Discussion on 2019 Facade Improvement Grants
Staff Contact:
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October 5, 2018
From: Chad Nabity, AICP Director
To:CRA Board
Re: 2019 Façade Improvement Grant Applications
The approved budget for the 2019 fiscal year includes $200,000 for commercial façade
improvement grants. The CRA has been granting funds for commercial façade
improvements since 1999. The façade program has evolved several times since its
inception. The program has grown in popularity and usage over the last several years.
Since November of 2018 we have received 7 applications for the façade grants. Six of
these seven are requesting funding during the 2019 fiscal year.
Project Address Request Date Received
Bossleman Office 1607 S Locust $187,835 11/21/2017
Old City Hall 208 N Pine $151,637 1/2/2018
Family Eye Care 401 N Eddy $150,000 2/12/2018
Sherwin Williams 502 3rd St $133,847 2/14/2018
Vogue Building 209 W 3rd $50,000 7/17/2018
Long John Silvers*1150 S Locust $57,255 7/18/2018
Pinnacle Bank 106 E 3rd $300,000 8/3/2018
Total $1,030,574
*Request Submitted for Consideration in 2020 Fiscal Year
The standard practice for the CRA over the past several years is to consider the
applications in the order they were received and to fund them up to $100,000 to be paid
in the current fiscal year (and upon completion) with the remainder to be paid in
$100,000 increments each year thereafter up to a maximum amount granted of $300,000.
There are two key elements that have been uses during the review and approval process.
All projects must include a licensed architect and the CRA will fund façade related
expenses of the project at a ratio of $3 for every $7 spent on the project. Several years
ago to encourage projects to happen the CRA made the decision to count the cost of
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purchasing the building and previous improvements to the building as owner match for
the funding ratio.
In reviewing the façade improvement grants and deciding how to proceed the CRA could
consider the following:
Make no changes to the program and assign the fund to the first one or two
projects on the list.
Propose a change to the match required to increase the match needed. This could
be done by excluding purchase price of the building and or excluding previous
expenditures or by changing the funding ratio.
Determine if projects that have been previously funded are eligible for façade
improvement funding. This could be done on projects that were done within a
specific timeframe 5 years, 10 years, 15 years or at any time.
Offer to fund all of or a portion of the projects with a share of the available
funding and shift any funds not accepted to those projects that will be moving
forward.
Hold all projects not funded until a future fiscal year when funding may be
available.
Prioritize façade funding between the areas that specifically all for commercial
façade improvement projects. Commercial façade improvement projects are
permitted in areas 1, 2, 4 and 6. This is primarily 1st to 4th Street, South Locust
Street, North Broadwell and North Eddy.
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