12-11-2019 Community Redevelopment Authority Regular Meeting Packet
Community Redevelopment
Authority (CRA)
Wednesday, December 11, 2019
Regular Meeting Packet
Board Members:
Tom Gdowski - Chairman
Glen Murray – Vice Chairman
Sue Pirnie
Glenn Wilson
Krae Dutoit
4:00 PM
Grand Island Regular Meeting - 12/11/2019 Page 1 / 109
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, December 11, 2019
Regular Meeting
Item A1
Agenda 12-18-19
Staff Contact:
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Grand Island Regular Meeting - 12/11/2019 Page 4 / 109
COMMUNITY REDEVELOPMENT AUTHORITY
AGENDA MEMORANDUM
3 p.m. Wednesday, December 18, 2019
1. APPROVAL OF MINUTES. The minutes of the Community Redevelopment
Authority meeting November 13, 2019 are submitted for approval. A MOTION is in
order.
2. APPROVAL OF FINANCIAL REPORTS. Financial reports for the period of
November 1 through November 30, 2019 are submitted for approval. A MOTION is
in order.
3. APPROVAL OF BILLS. Payment of bills in the amount of $3,821.15 is submitted
for approval. A MOTION is in order.
4. REVIEW OF COMMITTED PROJECTS AND CRA PROPERTIES.
5. TIF CONTRACT AND BOND APPROVAL– BOSSELMAN PUMP AND
PANTRY INC.- KING’S CROSSING . Concerning an amendment to the
redevelopment plan for CRA Area No. 2 for lot 2 of the King’s Crossing Subdivision
located south of Husker Highway and west of Locust Street. The request from
Bosselman Pump and Pantry Inc. calls for redevelopment Lot 2 of King’s Crossing
Subdivision for a latest generation Pump and Pantry Convenience Store and
associated accessory uses. The plan requests $506,184 in tax increment financing
along with associated interest on the TIF bonds. The CRA may forward the plan to
the Grand Island City Council for their consideration. A MOTION to approve
Resolution 326 (Bond Resolution) is in order.
6. TIF CONTRACT AND BOND APPROVAL– PRATARIA VENTURES LLC.-
PRAIRIE COMMONS PHASE 3 . Concerning an amendment to the redevelopment
plan for CRA Area No. 17 for Phase 2 of the Prairie Commons development. The
request from Prataria Ventures LLC calls for redevelopment of 3 lots west of Prairie
View Street and south of Husker Highway for office uses. The plan requests
$1,800,000 in tax increment financing along with associated interest on the TIF
bonds. A MOTION to approve Resolution 327 (Bond Resolution) is in order.
7. REDEVELOPMENT PLAN AMENDMENT – TABITHA GRAND ISLAND INC..-
PRAIRIE COMMONS PHASE 3 Concerning an amendment to the redevelopment
plan for CRA Area No. 17 for Phase 3 of the Prairie Commons development. The
request from Tabitha Grand Island Inc. calls for redevelopment of far west lot of the
subdivision south of Husker Highway and west of Ewoldt Street for a 157 unit senior
housing development including independent living, memory care, assisted living and
skilled care. The plan requests $5,127,334 in 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. A
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MOTION to approve Resolution 328 (forward to Regional Planning Commission)
and Resolution 329 (30-day intent notice to city council) is in order.
8. CONTRACT WITH STATE OF NEBRASKA FOR ACQUISITION OF
NEBRASKA VETERAN’S HOME PROPERTY IN CRA AREA 16
9. CONTRACT WITH WHITE LOTUS GROUP FOR DISPOSITION OF
NEBRASKA VETERAN’S HOME PROPERTY IN CRA AREA 16
10. DIRECTOR’S REPORT.
12. ADJOURNMENT.
Chad Nabity
Director
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Community Redevelopment
Authority (CRA)
Wednesday, December 11, 2019
Regular Meeting
Item B1
Meeting Minutes 11-13-19
Staff Contact:
Grand Island Regular Meeting - 12/11/2019 Page 7 / 109
OFFICIAL PROCEEDINGS
MINUTES OF
COMMUNITY REDEVELOPMENT AUTHORITY
MEETING OF
November 13, 2019
Pursuant to due call and notice thereof, a Meeting of the Community Redevelopment Authority of
the City of Grand Island, Nebraska was conducted on November 13, 2019 at City Hall, 100 E.
First Street. Notice of the meeting was given in the November 6, 2019 Grand Island Independent.
1.CALL TO ORDER.
Chairman Gdowski called the meeting to order at 4:00 p.m. The following members were
present: Tom Gdowski, Glen Murray, Glenn Wilson, Sue Pirnie and Krae Dutoit. Also
present were: Director Chad Nabity, Planning Administrative Assistant Norma Hernandez,
Council President Vaughn Minton, Finance Director Patrick Brown, and Assistant Finance
Director Brian Schultz
2.APPROVAL OF MINUTES.
A motion for approval of the Minutes for the October 9, 2019 meeting was made by
Wilson and second by Dutoit. Upon roll call vote, all present voted aye.
Motion carried 4-0
Sue Pirnie joined the meeting
3.APPROVAL OF FINANCIAL REPORTS.
Brian Schultz reviewed the financials from October 1, 2019 to October 31, 2019. A
motion was made by Murray and second by Dutoit. Upon roll call vote, all present voted
aye. Motion carried 5-0.
4.APPROVAL OF BILLS.
The bills were reviewed by Brian Schultz. Nabity mentioned $35,115.89 for Old Walnut
pays it off. A motion was made by Dutoit and second by Pirnie to approve the bills in the
amount of $277,402.99. Upon roll call vote, all present voted aye. Motion carried 5-0.
5.REVIEW OF COMMITTED PROJECTS & CRA PROPERTY.
The committed projects and CRA properties were reviewed by Nabity.
Façade Projects –Bosselman – Gus Patsios was in attendance and reported that the
project is 95% done. Bills will be turned in next month. Hedde Building – is looking
good. Old City Hall building – Tuck pointing is almost done. Banner across the front is
being changed. Life Safety Grants – Peaceful Root – Should be moving forward. Rawr
Holdings – will be moving forward. Dean Peg with Wing Properties – will not be moving
forward with his project. Confirmation was received stating they will not be requesting the
funds. Desert Rose property – closed sale for the portion sold to Talon Apartments.
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6.Redevelopment Contract for CRA Area #13 Copper Creek Phase 3.
a.Consideration of Resolution 323 – Approval of Contract and Bonds for Copper
Creek Phase 3.
Nabity stated City Council did approve the Redevelopment Plan Amendment. Mike
Bacon prepared the contract. The Bond will be written for 25 years with each phase
being no longer than 15 years.
A motion was made by Pirnie and second by Murray to approve Resolution 323. Upon
roll call vote all, voted aye. Motion carried 5-0.
7. Redevelopment Plan Amendment for CRA Area #2- Bosselman Kings Crossing.
a.Consideration of Resolution 324 – Forward a Redevelopment Plan Amendment
to the Grand Island City Council for Bosselman Kings Crossing Project at Locust
and Husker Highway.
Nabity stated this is located on Locust and Husker Highway this project would be across
from Walmart, in front of the new hotel. Bosselmans is looking to building their latest
generation Pump and Pantry store. The store will include gas pumps, carwash and quick
serve food. The total cost on the purchase of property exceeds the value of the TIF.
They will have this funded at the time that they close on the property.
A motion was made by Wilson and second by Dutoit to approve the Redevelopment Plan
and approve Resolution 324 forwarding the plan to the City Council. Upon roll call vote
all, voted aye. Motion carried 5-0.
8.Redevelopment Plan Amendment for CRA Area # 17 – Prairie Commons
Phase 2.
a.Consideration of Resolution 325 – Forward a Redevelopment Plan
Amendment to the Grand Island City Council for Prataria LLC
Commons Project Phase 2 at Husker Highway and Prairieview Drive
Nabity explained this project is 3 lots immediately to the west by the hospital
being built. Chief is proposing offices on 3 lots. They are requesting 1.8
million dollars in TIF which will be used for grading streets and utilities.
Regional Planning Commission did find it is consistent with the Comprehensive
Plan.
A motion was made by Murray and second by Pirnie to approve the plan and
Resolution 325 forwarding the plan to the City Council. Upon roll call vote. 3
voted aye and 2 abstained – Gdowski and Dutoit.
9.Sherwin Williams 502, 506 and 508 W. 3rd Street Façade Improvement
Grant Application.
Nabity explained they are looking into updating the façade the 3rd Street side.
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They are asking for $100,000 in façade. A committee reviewed it which consists
of Glen Murray, Sue Pirnie and Brad Kissler. The committee is recommending
approval of the project.
A motion was made by Wilson and second by Pirnie to the façade application for
$100,000. Upon roll call vote, all voted aye. Motion carried 5-0.
10.Edwards Audio 618 W 3ed Street Façade Improvement Grant Application.
Nabity explained Edwards Audio is located next to the new dental office where
Ron’s Transmission was. They were impacted by the fire that took place at
Ron’s Transmission. The east side of their building was impacted by the fire that
took place at Ron’s Transmission. They are looking at updating the façade.
They are requesting $66,213.00 and the committee is recommending approval.
A motion was made by Dutoit and second by Pirnie to approve the façade
application for $66.213.00. Upon roll call vote, all voted aye. Motion carried 5-0.
11.121 W. 3rd Street Façade Improvement Grand Application.
Nabity stated Sierra Arends has purchased this building. They are requesting a total of
$57, 477.00 in façade. The project will remove the awning and replace some of the
windows where the awning was. The committee is recommending approval.
A motion was made by Murray and second by Wilson to approve the façade application
for $57,477.00. Upon roll call vote, all voted aye. Motion carried 5-0.
12. Director’s Report
Meeting is moved to December 18, 2019 at 3 p.m.
13.Adjournment at 4:37 pm.
Next meeting December 18, 2019 at 3:00 p.m.
Respectfully Submitted,
Norma Hernandez
Administrative Assistant
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Community Redevelopment
Authority (CRA)
Wednesday, December 11, 2019
Regular Meeting
Item C1
Financials Nov. 2019
Staff Contact:
Grand Island Regular Meeting - 12/11/2019 Page 11 / 109
Community Redevelopment
Authority (CRA)
Wednesday, December 11, 2019
Regular Meeting
Item D1
Bills November 2019
Staff Contact:
Grand Island Regular Meeting - 12/11/2019 Page 12 / 109
18-Dec-19
TO: Community Redevelopment Authority Board Members
FROM: Chad Nabity, Planning Department Director
RE: Bills Submitted for Payment
The following bills have been submitted to the Community
Redevelopment Authority Treasurer for preparation of payment.
City of Grand Island Administration Fees Nov. 2019 3,804.41$
Grand Island Independent notice 16.74$
3,821.15$
Total:
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Community Redevelopment
Authority (CRA)
Wednesday, December 11, 2019
Regular Meeting
Item E1
Committed Projects November 2019
Staff Contact:
Grand Island Regular Meeting - 12/11/2019 Page 14 / 109
COMMITTED PROJECTS REMAINING
GRANT
AMOUNT
2020 FISCAL YR 2021 FISCAL YR 2022 FISCAL YR ESTIMATED
COMP
Bosselman-1607 S. Locust (11-14-18) $ 50,000.00 $ 50,000.00 Fall 2019
Edwards Audio-618 W 3rd (11-13-19) $ 66,213.00 $ 66,213.00 2020
Hedde Building 201-205 W. 3rd (10-18-
17)
$ 300,000.00 $ 300,000.00 Spring 2020
Old City Hall -208 N. Pine St (12-12-18) $ 100,000.00 $ 100,000.00 Fall 2019
Sherwin Williams-502-508 W 3rd (11-13-
19)
$ 100,000.00 $ 100,000.00 2020
Sierra Arends-121 W 3rd (11-13-19) $ 57,447.00 $ 57,447.00 2020
Total Committed $ 673,660.00 $ 673,660.00 $ - $ -
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) $ 310,000.00 $ 310,000.00 Spring 2020
Peaceful Root 217 N Locust (9/18/19) $ 70,000.00 $ 70,000.00
Rawr Holdings 110 W 2nd (12/12/18) $ 35,000.00 $ 35,000.00 Winter 2019
Wing Properties 112 E 3rd (12/12/18) $ 20,000.00 $ 20,000.00 Winter 2019
Total Committed F&L Safety Grant $ 435,000.00 $ 435,000.00 $ - $ -
BUDGET COMMITTED LEFT
Façade Budgeted 2020 $ 220,000.00 $ 223,660.00 $ (3,660.00)
Other Projects Budgeted 2020 $ 220,000.00 $ 100,000.00 $ 120,000.00
Land - Budgeted 2020 $ 100,000.00 $ - $ 100,000.00
Land Sales Budgeted 2020 $ (200,000.00) $ - $ (200,000.00)
subtotal $ 323,660.00 $ 16,340.00
Less committed ($1,108,660.00)$0.00
Balance remaining $ (785,000.00) $ 16,340.00
BUDGET PAID LEFT
Building Improvements * $ 715,000.00 $ 200,000.00 $ 515,000.00
*Includes Life Safety, Façade, Other grants made in previous fiscal years
CRA PROPERTIES
Address Purchase Price Purchase Date Demo Cost Status
3235 S Locust (Desert Rose) $450,000 4/2/2010 $39,764 Surplus
November 30, 2019
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Community Redevelopment
Authority (CRA)
Wednesday, December 11, 2019
Regular Meeting
Item I1
Redevelopment Plan Amendment Area 17- Prairie Commons
Staff Contact:
Grand Island Regular Meeting - 12/11/2019 Page 16 / 109
Redevelopment Plan Amendment
Grand Island CRA Area 17
November 2019
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area 17 within the city, pursuant to
the Nebraska Community Development Law (the “Act”) and provide for the
financing of a specific project in Area 17.
Executive Summary:
Project Description
PHASE 3 OF THE REDEVELOPMENT OF PROPERTY LOCATED SOUTH OF
HUSKER HIGHWAY AND WEST OF U.S. HIGHWAY 281 THE PROJECT SITE
CONSISTS OF 1 LOT WITHIN THE PRAIRIE COMMONS 4th SUBDIVISION
IMMEDIATELY WEST OF EWOLDT STREET AS PLATTED. THE PROJECT
WILL CONSIST OF ACQUISITION, SITE WORK AND GRADING TO PROMOTE
AND ENHANCE DRAINAGE ACROSS THE SITE, INTALLATION OF PUBLIC
AND PRIVATE ROADS, SEWER, WATER AND OTHER UTILITY
INFRASTRUCTURE TO SUPPORT DEVELOPMENT OF THE SITE. THIS PHASE
OF THIS DEVELOPMENT WILL CONSIST OF THE CONSTRUCTION A SENIOR
HOUSING FACILITY WITH 157 APARTMENTS INCLUDING: 81 INDEPENDENT
LIVING UNITS, 20 ASSISTED LIVING UNITS, 20 MEMORY CARE UNITS AND 36
SKILLED NURSING CARE UNITS.
Tax Increment Financing will aid with installing the necessary infrastructure and grading
improvements to redevelop property currently platted as part of lot 2 of Prairie Commons
Third Subdivision and approved as Prairie Commons Fourth Subdivision in the City of
Grand Island. The use of Tax Increment Financing is an integral part of the development
plan and necessary to make this project economically feasible. The first phase of this
development including the Hospital and Medical Office Building to the east of this site is
currently in progress. The second phase consists of three office buildings to be
constructed to the west of the Hospital. It was anticipated when that project was
approved that subsequent phases of the remainder of the site would include housing,
office space and retail development. This third phase will consist of senior housing
ranging from independent living to skilled nursing and memory care. This development
will be approximately 200,000 square foot of developed area designed to serve the needs
of seniors. The developer has indicated that this development would not be considered
nor financially feasible for at this location without the use of TIF.
Tabitha is a mission focused non-profit that offers a comprehensive line of Senior Care
services. Tabitha provides senior care in 28 Nebraska Counties. Their main campus is in
the heart of Lincoln, Nebraska with other community campuses in Lincoln, Williamsburg
neighborhood and in Crete Nebraska. Tabitha has regional offices in Grand Island, York
and Nebraska City. This project will be developed with some portions tax exempt and
other portions subject to property taxes. The Grand Island Community Redevelopment
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Authority (CRA) intends to pledge the ad valorem taxes generated over the 15 year
period beginning January 1, 2021 towards the allowable costs.
TAX INCREMENT FINANCING TO PAY FOR THE REHABILITATION OF THE
PROPERTY WILL COME FROM THE FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
Legal Descriptions: Lot 1 of Prairie Commons Fourth Subdivision in the City of Grand
Island, Hall County, Nebraska.
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Existing Land Use and Subject Property
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This plan amendment provides for the issuance TIF Notes, the proceeds of which
will be granted to the Redeveloper. The tax increment will be captured for up to 15
tax years the payments for which become delinquent in years 2021 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 incremental value for the first phase will be
created by the construction a 200,000 square foot senior housing facility. This area
is planned for commercial development with the Grand Island Comprehensive Plan
and is currently zoned RO Residential Office, a variety of residential, office and
medical uses are permitted in this district including nursing facilities and senior
housing.
Statutory Pledge of Taxes.
In accordance with Section 18-2147 of the Act and the terms of the Resolution
providing for the issuance of the TIF Note, the Authority hereby provides that any ad
valorem tax on the Redevelopment Project Area for the benefit of any public body be
divided for a period of fifteen years after the effective date of this provision as set forth in
the Redevelopment Contract, consistent with this Redevelopment Plan. Said taxes shall
be divided as follows:
a. That portion of the ad valorem tax which is produced by levy at the rate
fixed each year by or for each public body upon the redevelopment project valuation shall
be paid into the funds, of each such public body in the same proportion as all other taxes
collected by or for the bodies; and
b. That portion of the ad valorem tax on real property in the
redevelopment project in excess of such amount, if any, shall be allocated to and, when
collected, paid into a special fund of the Authority to pay the principal of; the interest on,
and any premiums due in connection with the bonds, loans, notes, or advances on money
to, or indebtedness incurred by, whether funded, refunded, assumed, or otherwise,such
Authority for financing or refinancing, in whole or in part, a redevelopment project.
When such bonds, loans, notes, advances of money, or indebtedness including interest
and premium due have been paid, the Authority shall so notify the County Assessor and
County Treasurer and all ad valorem taxes upon real property in such redevelopment
project shall be paid into the funds of the respective public bodies.
Pursuant to Section 18-2150 of the Act, the ad valorem tax so divided is hereby pledged
to the repayment of loans or advances of money, or the incurring of any indebtedness,
whether funded, refunded, assumed, or otherwise, by the CRA to finance or refinance, in
whole or in part, the redevelopment project, including the payment of the principal of,
premium, if any, and interest on such bonds, loans, notes, advances, or indebtedness.
Redevelopment Plan Amendment Complies with the Act:
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The Community Development Law requires that a Redevelopment Plan and Project
consider and comply with a number of requirements. This Plan Amendment meets the
statutory qualifications as set forth below.
1. The Redevelopment Project Area has been declared blighted and substandard by
action of the Grand Island City Council on June 9, 2015.[§18-2109] Such
declaration was made after a public hearing with full compliance with the public
notice requirements of §18-2115 of the Act.
2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (13)
(a) and §18-2110]
Grand Island adopted a Comprehensive Plan on July 13, 2004. This redevelopment plan
amendment and project are consistent with the Comprehensive Plan, in that no changes in
the Comprehensive Plan elements are intended. This plan merely provides funding for
the developer to rehabilitate the building for permitted uses on this property as defined by
the current and effective zoning regulations. The Hall County Regional Planning
Commission held a public hearing at their meeting on January 8, 2020 and passed
Resolution 2020-04 confirming that this project is consistent with the Comprehensive
Plan for the City of Grand Island.
3. The Redevelopment Plan must be sufficiently complete to address the following
items: [§18-2103(13) (b)]
a. Land Acquisition:
This Redevelopment Plan for Area 17 does anticipate real property acquisition by the
developer. There is no proposed acquisition by the authority.
b. Demolition and Removal of Structures:
The project does not provide for the demolition or removal of any existing structures.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. This property is
in private ownership and is planned for commercial uses [§18-2103(b) and §18-2111]. A
site plan of the area after the proposed redevelopment is also attached. [§18-2111(5)]
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City of Grand Island Future Land Use Map
Grand Island Regular Meeting - 12/11/2019 Page 22 / 109
d. Changes to zoning, street layouts and grades or building codes or ordinances or other
Planning changes.
The property is currently platted as Prairie Commons Third Subdivision and approved as
Prairie Commons Fourth Subdivision. The property will be developed in substantial
compliance with the existing plat. No changes in zoning are anticipated for the expected
uses.
No other planning changes contemplated. [§18-2103(b) and §18-2111]
e. Site Coverage and Intensity of Use
The developer is proposing to build on the site within the constraints allowed by the
current zoning districts. The RO zoning district would allow up to 75% coverage. [§18-
2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Sewer and water are available to support this development. Sufficient capacity exists
within these systems to support this development at completion. Sewer, water will be
extended throughout the site. The developer will be responsible for engineering and
installation of all required utilities. Said utilities are expected to become part of the city
infrastructure and will be accepted into the city systems after construction and inspection.
Electric infrastructure will be extended throughout the site according to typical
commercial installation requirements. Natural gas and communications infrastructure
will be installed according to the agreements formed with the private companies that
provide those services. The City of Grand Island will secure all necessary easements for
utility infrastructure with the platting and development processes. [§18-2103(b) and
§18-2111]
4. The Act requires a Redevelopment Plan provide for relocation of individuals and
families displaced as a result of plan implementation. No individuals or businesses
will be relocated due to this development. [§18-2103.02]
5. No member of the Authority, nor any employee thereof holds any interest in any
property in this Redevelopment Project Area. [§18-2106] No members of the
authority or staff of the CRA has any ownership interest in this property at this time.
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 showing a purchase price of this property of $1,354,000. The cost of
property acquisition is included as a TIF eligible expense. Costs for site preparation
Grand Island Regular Meeting - 12/11/2019 Page 23 / 109
including, grading and fill is estimated at $356,861.Utility extensions, storm water,
sewer electrical and water are estimated at $638,260. Building plans and engineering and
other planning expenditures are expected to cost $1,436,827. The developer will be
paying $1,167,417 in additional costs to improve the façade of the buildings in a manner
consistent with the rest of the Prairie Commons development. The cost of private streets
and recreational trails is $350,054. An additional $20,000 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 $5,127,334 and potential eligible expenses of $5,329,165. It is
estimated based on the proposed increased valuation to $15,383,121 will result in
$348,350 of increment generated annually. Based on a TIF Bond of $5,127,334 this
project should pay off prior to the end of the 15 year 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 $5,127,334 from the proceeds of the TIF
Indebtedness issued by the Authority. This indebtedness will be repaid from the Tax
Increment Revenues generated from the project. TIF revenues shall be made available to
repay the original debt and associated interest after January 1, 2021 through December
2034 or such term as identified within the approved contract with no portion to exceed a
term of 15 years. The developer will use the TIF Note to secure debt financing in an
amount not to exceed $5,127,334 to be paid to the note holder during the term of the
financing.
c. Statement of feasible method of relocating displaced families.
The property is vacant and no families will be dislocated.
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
Grand Island Regular Meeting - 12/11/2019 Page 24 / 109
arrangement, the wise and efficient expenditure of public funds, and the prevention of the
recurrence of insanitary or unsafe dwelling accommodations or conditions of blight.
The Authority has considered these elements in proposing this Plan Amendment. This
amendment, in and of itself will promote consistency with the Comprehensive Plan. This
will have the intended result of preventing recurring elements of blighted and substandard
conditions within the area.
8. Time Frame for Development
Development of this project is anticipated to be completed between April of 2020 and
August of 2021. Excess valuation should be available for this project for 15 years
beginning with the 2021 tax year. This is the third phase of development of this property
and it is anticipated that additional projects will be brought forward for separate
consideration on other lots within this and adjacent subdivisions.
9. Justification of Project
Extension of utilities, substantial site grading and installation of private streets are
necessary to facilitate redevelopment of this site. The redevelopment of this property by
Tabitha Grand Island Inc., will result in increased employment and housing opportunities.
In addition to providing 157 units of housing this facility is anticipated to employ 100
individuals (66 FTE) with wages ranging between $13 and $50 per hour depending on the
position and an average wage of $20/hour. This is development is a continuation of
efforts to extend development south along U.S. Highway 281 toward U.S. Interstate 80.
The Grand Island City Council has made in the past made it clear through previous
decisions that they support development toward the I-80/281 interchange.
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
project, including:
Project Sources and Uses. A maximum of $5,127,334 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
$40,059,001 in private sector financing and investment; a private investment of $8.00 for
every TIF dollar investment. It is estimated this will pay off in less than 15 years.
Grand Island Regular Meeting - 12/11/2019 Page 25 / 109
Use of Funds. Source of Funds
Description TIF Funds Private Funds Total
Site Acquisition $
1,354,665
$
1,354,665
Building Costs $
26,360,974
$
26,360,974
Sewer $
27,500
$
27,500
Storm Sewer $
202,570
$
202,570
Water $
8,190
$
8,190
Electric $
400,000
$
400,000
Private Streets $
264,990
$
264,990
Trails $
85,145
$
85,145
Site preparation/Dirt Work $
356,861
$
356,861
Façade Enhancement $
1,167,417
$
1,167,417
Architecture/Engineering $
1,336,827
$
1,336,827
Financing Fees $
944,011
$
944,011
Legal $
20,000
$
20,000
Developer Fees
$
1,485,774
$
1,485,774
Audit Fees $
20,000
$
20,000
Contingency $
1,373,274
$
1,373,274
Working Capital $
2,067,409
$
2,067,409
Capitalized Interest $
1,439,087
$
1,439,087
Govt. Fees and Expenses $
240,000
$
240,000
Grand Island Regular Meeting - 12/11/2019 Page 26 / 109
Mkt Research, Feasibility &
Planning
$
100,000
$
100,000
Marketing Expenses $
785,000
$
785,000
Property Taxes during Const. $
4,000
$
4,000
Debt Service Reserve $
2,606,641
$
2,606,641
Pre-Open Salaries $
19,000
$
19,000
Tax Study $
5,000
$
5,000
Personal Property $
2,512,000
$
2,512,000
$
-
TOTALS $
5,329,165
$
39,857,170
$
45,186,335
Grand Island Regular Meeting - 12/11/2019 Page 27 / 109
Use of Funds.
Description TIF Funds Private Funds Total
Site Acquisition 1,354,665$ $ 1,354,665
Building Costs $ 26,360,974 $ 26,360,974
Sewer $ 27,500 $ 27,500
Storm Sewer $ 202,570 $ 202,570
Water $ 8,190 $ 8,190
Electric $ 400,000 $ 400,000
Private Streets $ 264,990 $ 264,990
Trails $ 85,145 $ 85,145
Site preparation/Dirt Work $ 356,861 $ 356,861
Façade Enhancement $ 1,167,417 $ 1,167,417
Architecture/Engineering $ 1,336,827 $ 1,336,827
Financing Fees $ 944,011 $ 944,011
Legal $ 20,000 $ 20,000
Developer Fees 1,485,774$ $ 1,485,774
Audit Fees $ 20,000 $ 20,000
Contingency $ 1,373,274 $ 1,373,274
Working Capital $ 2,067,409 $ 2,067,409
Capitalized Interest $ 1,439,087 $ 1,439,087
Govt. Fees and Expenses $ 240,000 $ 240,000
Mkt Research, Feasibility & Planning $ 100,000 $ 100,000
Marketing Expenses $ 785,000 $ 785,000
Property Taxes during Const. $ 4,000 $ 4,000
Debt Service Reserve $ 2,606,641 $ 2,606,641
Pre-Open Salaries $ 19,000 $ 19,000
Tax Study $ 5,000 $ 5,000
Personal Property $ 2,512,000 $ 2,512,000
$ -
TOTALS $ 5,329,165 $ 39,857,170 $ 45,186,335
Source of Funds
Tax Revenue. The property to be redeveloped has a January 1, 2020 valuation of
approximately $80,599. Based on the 2019 levy this would result in a real property tax of
approximately $1,800. It is anticipated that the assessed value will increase by $15,033,522 upon
full completion, as a result of the site redevelopment. This development will result in an
estimated tax increase of over $341,823 annually resulting in approximately $5,127,344 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.
Grand Island Regular Meeting - 12/11/2019 Page 28 / 109
Estimated 2020 assessed value: $ 80,599
Estimated value after completion $ 15,383,121
Increment value $ 15,302,522
Annual TIF generated (estimated) $ 348,350
TIF bond issue $ 5,127,334
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $80,599. The
proposed extension improvements at this location will result in at least an additional
$15,303,522 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.
(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 provide for expansion of nursing home jobs within
the area and compete with similar facilities 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 project is may result in increased demand for nursing home employees and have
impact on other similar employers and employees within the city.
(e)Impacts on the student population of school districts within the city or village;
and
This project is unlikely to create any direct increase in cost for schools in the area. This
development will be limited to serve seniors and those needing nursing/memory care.
(f) Any other impacts determined by the authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
Grand Island Regular Meeting - 12/11/2019 Page 29 / 109
This project will continue growth along the 281 corridor in the direction of I-80.
Time Frame for Development
Development of this project is anticipated to be completed between April of 2020 and
August of 2021. The base tax year should be calculated on the value of the property as of
January 1, 2020. Excess valuation should be available for this project for 15 years
beginning in 2021 with taxes due in 2022. 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 $5,127,334 the projected
amount of increment based upon the anticipated value of the project and current tax rate
and the eligible activities.
Grand Island Regular Meeting - 12/11/2019 Page 30 / 109
Form Updated 7-25-2019cn Page | 1
BACKGROUND INFORMATION RELATIVE TO
TAX INCREMENT FINANCING REQUEST
Project Redeveloper Information
Business Name: Tabitha Grand Island, Inc.
Address: 4720 Randolph St., Lincoln, NE 68510
Telephone No.: 262-490-4465
Email: jfletcher@seniorpartners.com
Contact: Jon Fletcher, VP, Senior Housing Partners
Brief Description of Applicant’s Business
Tabitha, a mission-focused nonprofit, offers Nebraska’s first and only comprehensive line of
Senior Care services. Through advanced in-home support, innovative living communities,
exceptional rehabilitation services, experienced skilled nursing care and compassionate hospice
support, Tabitha provides for Senior Care in 28 Nebraska counties. Tabitha’s main campus is
located in the heart of Lincoln, Nebraska, and offers community campuses in Lincoln's
Williamsburg neighborhood and in Crete, Nebraska. Tabitha also has regional offices in Grand
Island, York and Nebraska City, NE, to serve clients in our west, central and east regions.
Legal Description/Address of Proposed Project
The project site is currently in the process of being re-platted. The current legal description is:
Part of LOT 2, PRAIRIE COMMONS THIRD SUBDIVISION, IN THE CITY OF GRAND ISLAND,
HALL COUNTY, NEBRASKA.
Upon completion of the subdivision, the property description will be:
LOT 1, PRAIRIE COMMONS FOURTH SUBDIVISION, IN THE CITY OF GRAND ISLAND, HALL
COUNTY, NEBRASKA.
Grand Island Regular Meeting - 12/11/2019 Page 31 / 109
Form Updated 7-25-2019cn Page | 2
Community Redevelopment Area Number: 17
Present Ownership Proposed Project Site:
Prataria Ventures, LLC, a Nebraska limited liability company
Is purchase of the site contingent on Tax Increment Financing Approval? Yes
Proposed Project: Building square footage, size of property, description of building materials,
etc. Please see attached site plan if available.
The development proposed is a senior housing community, offering a continuum of care. The
continuum includes independent living, assisted living, memory care, and skilled nursing housing
along with a variety of health care service options. While the senior community will be modest
in fit and finish levels, it will be highly amenitized, including indoor parking, a full service kitchen
with three meals a day, a bistro café, club lounges, rooftop patios, memory gardens, library’s,
salon, fitness center, wellness center, theater & chapel, community rooms, outdoor yoga,
walking trails, and many other amenities. The project will feature a selection of unique apartment
homes including studio, one bedroom, one bedroom with a den, and two bedroom homes. Many
will be outfitted with washers and dryers in their homes, solid surface countertops, and balconies
and patios in select units. The current project is planned to have 157 total apartment homes,
including 81 independent living apartments, 20 assisted living apartments, 20 memory care
apartments, and 36 skilled nursing apartments. The apartments are designed such that if in the
future a certain acuity level has a higher market demand than another, they can be quickly and
easily converted into the appropriate design with minimal cost. The ability to be flexible to meet
the needs of Grand Island residents is a key business operations sustainability measure.
In addition to a sustainable operations design, the project will include a number of additional
environmentally friendly and sustainability features, including electric car charging stations, low
Grand Island Regular Meeting - 12/11/2019 Page 32 / 109
Form Updated 7-25-2019cn Page | 3
flow shower heads, resident gardens, vegetated swales and stormwater detention ponds,
pollinator friendly landscape selections, panelized wall sections to reduce on construction waste,
faucet aerators to reduce water flow, high efficiency toilets, master utility meters to save on
materials, individual thermostat controls in every unit, occupancy sensors in common areas, LED
light fixtures throughout, low VOC paints and adhesives, energy star rated appliances, recycling
bins, and recycled materials whenever possible.
The project will rise 4 stories in the air at its highest and will be constructed with a mix of masonry,
concrete, wood, and steel. Exterior materials will include a mixture of bat and board panels, stone
veneer, steel, and wood. The building is designed to be a modern rustic feel, blending in with a
traditional prairie design, while also being representative of the modern influences of the
adjacent hospital and intended design features of the Prairie Commons master plan.
The entire community will be approximately 200,000sf, aligned in a North-South direction to
maximize the efficiency of the rectilinear site. The “Town Center” with all its amenities and
service offerings will be centrally located within the campus allowing for easy access by all
residents.
An Exhibit A has been attached that includes a site plan as well as some preliminary unit plans,
elevations, and a materials pallet.
If Property is to be Subdivided, Show Division Planned:
See Exhibit B
Grand Island Regular Meeting - 12/11/2019 Page 33 / 109
Form Updated 7-25-2019cn Page | 4
Project Sources & Uses
Tabitha | Grand Island | Estimated Project Costs & Sources of Financing
Estimated Project Costs
(Proposed)
TIF Eligible Expenses
Acquisition Costs
Land 1,354,665$ 1,354,665$
Building -$ -$
Subtotal Acquisition Costs 1,354,665$ -$
-$
Construction Costs -$
Renovation or Building Costs 26,360,974$ -$
On-Site Improvements:-$
Sewer 27,500$ 27,500$
Storm Sewer 202,570$ 202,570$
Water 8,190$ 8,190$
Electric 400,000$ 400,000$
Gas -$ -$
Public Streets / Sidewalks -$ -$
Private Streets 264,990$ 264,990$
Trails 85,145$ 85,145$
Grading/Dirtwork/Fill 356,861$ 356,861$
Demolition -$ -$
Façade Enhacements 1,167,417$ 1,167,417$
Other -$ -$
Subtotal On-Site Improvements 2,512,673$ -$
Subtotal Construction Costs 28,873,647$ -$
-$
Soft Costs -$
Architectural & Engineering 1,336,827$ 1,336,827$
Financing Fees 944,011$ -$
Legal 20,000$ 20,000$
Developer Fees 1,485,774$ -$
Audit Fees 20,000$ -$
Contingency Reserves 1,373,274$ -$
Other:-$
Working Capital 2,067,409$ -$
Capitalized Interest 1,439,087$ -$
Government Fees & Expenses 240,000$ -$
Market Research, Feasibility, & Planning 100,000$ 100,000$
Marketing Expense 785,000$ -$
Property Taxes During Construction 4,000$ -$
Debt Service Reserve Funds 2,606,641$ -$
Pre-Opening Salaries 19,000$ -$
Pre-Development Expenses 5,000$ 5,000$
FF&E 2,512,000$ -$
Subtotal Other 9,778,137$ -$
Subtotal Soft Costs 14,958,023$ -$
-$
TOTAL PROJECT COSTS 45,186,335$ -$
-$
Sources of Financing -$
Developer Equity 3,000,000$ -$
Commercial Bank Loan -$ -$
Tax Credits -$ -$
Industrial Revenue Bonds -$ -$
Tax Increment Assistance 5,127,344$ -$
Enhanced Employment Area -$ -$
Nebraska Housing Trust Fund -$ -$
Other: Tax Exempt Bonds 37,058,991$ -$
-$
TOTAL SOURCES OF FINANCING 45,186,335$ 5,329,165$
Grand Island Regular Meeting - 12/11/2019 Page 34 / 109
Form Updated 7-25-2019cn Page | 5
Name, Address, Phone & Fax Numbers of Architect, Engineer and General Contractor:
Architect:
Pope Architects, Attn: Amy Maldonado, 1295 Bandana Blvd. N, Suite 200, St. Paul, MN 55108,
651-789-1575
General Contractor:
Chief Construction, Attn: Rob Rasmussen, 3935 Westgate Road, Grand Island, NE 68803, 308-
389-7314
Civil Engineer:
Olsson, Attn: Jeff Palik, 201 E. Second Street, Grand Island, NE 68801, 308-398-2958
Estimated Real Estate Taxes on Project Site Upon Completion of Project: $ 348,350
Please see attached tax forecast study in Exhibit C and below.
Project Construction Schedule:
Construction Start Date: April 1st, 2020
Construction Completion Date: August 1st, 2021
If Phased Project: N/A
Grand Island Regular Meeting - 12/11/2019 Page 35 / 109
Form Updated 7-25-2019cn Page | 6
XII. Please Attach Construction Pro Forma: See Exhibit D.
XIII. Please Attach Annual Income & Expense Pro Forma: See Exhibit E.
(With Appropriate Schedules)
Tax Increment Financing request information
Describe Amount and Purpose for Which Tax Increment Financing is Requested:
$5,127,334 dollars of tax increment financing is being requested to assist in the site preparation,
grading, utilities, paving, landscaping, façade enhancements, architectural, engineering, legal
fees, public parking enhancements, and other necessary site preparation and development
expenditures. The funds will ultimately support development of a project that 1) lifts a property
out of “blighted” status, 2) contributes to the local tax base, 3) contributes to the character of
the existing community, and 4) results in various economic and social benefits.
Statement Identifying Financial Gap and Necessity for use of Tax Increment Financing for
Proposed Project:
We are requesting financial assistance to close the gap between what is financially feasible for
lenders to approve the project and what is currently achievable in the broader market without
such support.
First, the current property has been “blighted” due to its current status as an undevelopable
parcel. Through the use of TIF funds, a key funding gap can be closed which will allow the
development of the property to proceed, furthering the development of the Prairie Commons
master plan and bringing additional activity and focused attention to the South side of Grand
Island. This additional attention and focused effort will have a ripple effect with respect to
demand and interest in other remaining parcels or properties that may be prime for
redevelopment.
Second, the property is anticipated to make significant contributions to the local tax base, paying
over $350,000 per year in property taxes. The continuation of development activity along the
281 corridor has been a key development objective for the City. Utilization of TIF funds to make
Grand Island Regular Meeting - 12/11/2019 Page 36 / 109
Form Updated 7-25-2019cn Page | 7
this vision a reality is a reasonable use of said funds by providing additional tax revenue for many
years to come once the TIF note is paid in full.
Third, the funds will allow the project to exceed local building code in a manner that helps the
property to overcome its current blighted status, while also meeting the design intent of the
Prairie Commons redevelopment and contributing to the character of Grand Island. This is
achieved through thoughtful and intentional design standards and initiatives. The project is
intended to have a “modern rustic farmhouse” look and feel to both the interior and exterior. On
the exterior, this design intent is showcased using a variety of brick, masonry, batten board,
wood/timber, and glass materials. In addition, the Community will include a modern roofline
aesthetic with a mixture of pitches, gables, and shed rooflines to gracefully blend into the region
while providing a modern appeal more typical of the Prairie Commons master plan.
Fourth, a direct benefit of the project is the ability to provide many economic and social benefits
for residents of Grand Island. The senior housing community is expected to employ
approximately 100 individuals (66 full-time equivalents), with an average wage of approximately
$20.00/hour once stabilized. Wages range from $13/hour to $50/hour depending on the nature
of the position. On an annual basis, approximately $3.3M in direct wages would be put back into
the local economy. Furthermore, the project is anticipated to spend approximately
$14,000,000 in construction wages. This does not include indirect wages paid by materials
suppliers during the construction period, or indirect jobs created through future vendor
operations and general community jobs (service, healthcare, etc.). Additionally, the community
Grand Island Regular Meeting - 12/11/2019 Page 37 / 109
Form Updated 7-25-2019cn Page | 8
will provide housing for approximately 175 individuals, which offers vibrancy and activity to a
formerly blighted parcel. This sense of community, belonging, and ownership in the success of
local businesses is key in satisfying the ultimate goal of the redevelopment of a blighted parcel,
which is to encourage new investment in improvements to real estate, increases in the number
of full-time equivalent employees, and the elimination of detrimental impacts to public health,
safety, morals, or welfare caused by its present condition.
Tax increment financing would ensure financially viability in the development of Tabitha Grand
Island. Without additional funding, it would be difficult to proceed with the project that has a
strong capacity to serve older adults and the greater community of Grand Island. We greatly
appreciate the consideration of this request.
Municipal and Corporate References (if applicable).
Municipal References:
• City of Lincoln Planning Department, 555 South 10th Street, Lincoln, NE 68508
o George Wesselhoft, City Planning, gwesselhoft@ne.gov
▪ Phone # 402-441-6366
▪ FAX # 402-441-6377
o Brian Will, City Planning, bwill@lincoln.ne.gov
▪ Phone # 402-441-6362
▪ FAX # 402-441-6377
• City of Crete, Nebraska, 243 East 13th St., Crete, NE 68333-0086
o Tom Ourada, City Administrator
▪ Phone # 402-826-4312
▪ FAX # 402-826-4334
o Jerry Wilcox, Finance Director
▪ Phone # 402-826-4313
▪ FAX # 402-826-4334
Grand Island Regular Meeting - 12/11/2019 Page 38 / 109
Form Updated 7-25-2019cn Page | 9
Corporate References:
• Ray O’Connor, O’Connor Enterprises, P.O. Box 139, Grand Island, NE 68802-0139
o Phone # 308-381-2497
o FAX # 308-381-1285
• D.J. Eihusen, President, Chief Development, 3935 Westgate Road, Grand Island, NE 68803
o Phone # 308-389-7233
• Mark Hesser, President Pinnacle Bancorp, Mark.Hesser@pinnbank.com
o Phone # 402-697-5954
o FAX # 402-697-8439
• Lisa Smith, Senior Vice President and Financial Advisor, CWS, D.A. Davidson & Co.,
lsmith@smithhayes.com
o Phone # 402-437-1024
• Eric Schafer, President, Telesis Companies, ESCHAFER@telesis-inc.com
o Phone # 402-434-5959
o FAX # 402-434-3291
Post Office Box 1968
Grand Island, Nebraska 68802-1968
Phone: 308 385-5240
Fax: 308 385-5423
Email: cnabity@grand-island.com
Grand Island Regular Meeting - 12/11/2019 Page 39 / 109
Form Updated 7-25-2019cn Page | 10
EXHIBIT A – SITE AND UNIT PLANS
DOCUMENT FOLLOWS, SEE ATTACHED.
Grand Island Regular Meeting - 12/11/2019 Page 40 / 109
A3.10
3A3.10
4
INDEPENDENT LIVING
1ST FLOOR: COVERED PARKING (77 SPACES)
2ND -4TH FLOORS 81 UNITS TOTAL
117,300
197,000 GSF TOTAL
TOWN CENTER
16,000
MEMORY CARE & ASSISTED LIVING
1ST FLOOR: 20 UNITS (MEMORY CARE)
2ND FLOOR: 20 UNITS (ASSISTED LIVING)
38,500
SKILLED NURSING
1 STORY / 18 UNITS EACH (36 TOTAL)
25,200
21 PARKING SPACES
TO
GARAGE19 PARKING SPACESCOURTYARD
KITCHEN
DELIVERY STORAGE
CLEANLAUNDRY
SERVING
ELEV
DINING
DINING
CLUB
ATRIUM
OFFICE
OFFICE CONF.
WORK
RECEPTION
SERVICE
STAIR
STAIR
13 PARKING SPACESSUN
WETLAND
1,599 SFCCT VESTIBULEDIR
EQP FITNESS
SALON
M
W
GROUP FITNESS
S.U.
SPA
LIVING
NURSE
MED
TLT
MAIL
LOBBY
LAUNDRY
REHAB
OFFICE
SUITE
SUITE
SUITE
SUITE
SUITE
SUITE
SUITE SUITE SUITE SUITE
LIBRARY
PATIO SUITE
SUITE
SUITE
SUITE
SUITE
SUITE?SUITE
DINING LIVINGKITCHENMEETING
ELEC TOILET
OFFICEOFFICENURSE
TOILET SPA FOYER
HALLWAY
SUITE
SUITE
SUITE
SUITE
SUITE
SUITE
SUITE SUITE SUITE SUITE
LIBRARY
PATIO SUITE
SUITE
SUITE
SUITE
SUITE
SUITESUITE
DINING LIVINGKITCHENMEETING
ELEC TOILET
OFFICEOFFICENURSE
TOILET
SPA FOYER
HALLWAY
37 PARKING SPACES
BIKE PATH
PARKING
OFFICE
MEP
LIBRARY
MECH
JAN
STOR
STOR
JAN
MECH
MEP
DISH
DINING
OFFICE
TLT
BISTRO
TRASH
UTILITIES
ELEV
ELEV
PET SPA
PORCH SUITE
TOILET
A3.10
3A3.10
4
1295 BANDANA BLVD N, SUITE 200
ST. PAUL, MN 55108-2735
(651) 642-9200 | FAX (651) 642-1101
www.popearch.com
POPE ARCHITECTS, INC.NOT FOR CONSTRUCTION - FOR REFERENCE ONLY
Commission No:
Drawn by:
Checked by:
SHEET
Issues and Revisions:
9/20/2019 2:38:17 PM
C:\Revit Projects\71137-19122_Tabitha Grand Island Senior Living_R19_Central_alapacz.rvt
A3.10
SITE EXHIBITS
Tabitha Inc.
Prairie Commons
Grand Island, NE
AM
AL
71137-19112
1/32" = 1'-0"A3.10
3 ELEVATION - FRONT (EAST)
1/32" = 1'-0"A3.10
4 ELEVATION - BACK (WEST)
1" = 100'-0"A3.10
1 SITE PLAN - LEVEL ONE
1" = 100'-0"A3.10
2 SITE PLAN - LEVEL TWO
Grand Island Regular Meeting - 12/11/2019 Page 41 / 109
MECH
28'-0"DECK
KEYED SHUT-OFF
DECK
28'-0"MECH
14'-6"
13'-10 1/2"23'-5 1/2"1'-9"4'-5"6'-10 1/2"6'-7"3'-3"11'-7 1/2"4'-6"2'-0"3'-4"4'-5"
MECH
20'-0"25'-7 1/2"9'-4"10'-2 1/2"5'-6 1/2"8'-3"9'-4"
KEYED SHUT-OFF
DECK
MECH
10'-4 1/2"12'-7"5'-6 1/2"8'-3 1/2"10'-2"4'-11 1/2"10'-2"9'-4 1/2"7'-10 1/2"28'-0"37'-0"3'-8 1/2"38'-11 1/2"
DECK
12'-3"23'-5"15'-6 1/2"11'-7 1/2"6'-0"5'-11"
8'-10"11'-2 1/2"4'-6 1/2"5'-7"3'-5"11'-6"15'-3"28'-0"MECH 4'-6"4'-6"3'-3"3'-3 1/2"ELECTRIC FIREPLACE
w/ MANTEL AND TV
1295 BANDANA BLVD N, SUITE 200
ST. PAUL, MN 55108-2735
(651) 642-9200 | FAX (651) 642-1101
www.popearch.com
POPE ARCHITECTS, INC.NOT FOR CONSTRUCTION -FOR REFERENCE ONLY Commission No:
Drawn by:
Checked by:
SHEET
Issues and Revisions:
9/18/2019 4:37:23 PM
C:\Revit Projects\71137-19122_Tabitha Grand Island Senior Living_R19_Central_alapacz.r
A2.30
UNIT PLANS
Tabitha Inc.
Prairie Commons
Grand Island, NE
AM
AL
71137-19112
1/4" = 1'-0"A2.30
3 ONE BEDROOM (660 RSF)
1/4" = 1'-0"A2.30
4 ONE BEDROOM DEN (885 RSF)
1/4" = 1'-0"A2.30
1 SUITE PLAN (324 RSF)
1/4" = 1'-0"A2.30
2 STUDIO (513-551 RSF)
DEN
1/4" = 1'-0"A2.30
5 TWO BEDROOM (1,042 RSF)
1/4" = 1'-0"A2.30
6 TWO BEDROOM END(1,138 RSF)
Grand Island Regular Meeting - 12/11/2019 Page 42 / 109
1295 BANDANA BLVD N, SUITE 200
ST. PAUL, MN 55108-2735
(651) 642-9200 | FAX (651) 642-1101
www.popearch.com
POPE ARCHITECTS, INC.NOT FOR CONSTRUCTION - FOR REFERENCE ONLY
Commission No:
Drawn by:
Checked by:
SHEET
Issues and Revisions:
9/18/2019 4:37:39 PM
C:\Revit Projects\71137-19122_Tabitha Grand Island Senior Living_R19_Central_alapacz.r
A3.1
EXTERIOR
ELEVATIONS
Tabitha Inc.
Prairie Commons
Grand Island, NE
AM
AL
71137-19112
1/8" = 1'-0"A3.1
1 EXTERIOR ELEVATION - EAST
1/8" = 1'-0"A3.1
2 EXTERIOR ELEVATION - NORTH
1/8" = 1'-0"A3.1
3 EXTERIOR ELEVATION - TOWN CENTER - EAST
Grand Island Regular Meeting - 12/11/2019 Page 43 / 109
Form Updated 7-25-2019cn Page | 11
EXHIBIT B – PROPERTY SUBDIVISION PLAN
Grand Island Regular Meeting - 12/11/2019 Page 44 / 109
Form Updated 7-25-2019cn Page | 12
EXHIBIT C – REAL ESTATE TAX PROJECTIONS
DOCUMENT FOLLOWS, SEE ATTACHED.
Grand Island Regular Meeting - 12/11/2019 Page 45 / 109
Tabitha - Grand Island
Unaddressed
Grand Island, NE 68803
Grand Island Regular Meeting - 12/11/2019 Page 46 / 109
Prepared:
Tax Years: 2019 Through 2025
7979 E. Tufts Avenue, Suite 1500
Steven Hlibichuk
Ryan, LLC
September 6, 2019
Roseville, MN 55113
Prepared By:
Prepared For:
Jon Fletcher
Presbyterian Homes & Services
3116 Fairview Ave N
Denver, Colorado 80237
Hall County
PROPERTY TAX PRE-ACQUISITION
DUE DILIGENCE REPORT
Unaddressed
Grand Island, NE 68803
Senior Housing
Grand Island Regular Meeting - 12/11/2019 Page 47 / 109
Jon Fletcher
Presbyterian Homes & Services
3116 Fairview Ave N
Roseville, MN 55113
262.490.4465
RE:Tabitha - Grand Island
Unaddressed
Grand Island, NE 68803
Dear Jon Fletcher,
Steven Hlibichuk
Ryan, LLC
7979 E. Tufts Avenue, Suite 1500
Denver, Colorado 80237
steven.hlibichuk@ryan.com
LETTER OF TRANSMITTAL
Pursuant to your request, we have researched and analyzed the property tax issues regarding the above-
captioned property. Our research and analysis are outlined herein. The report concludes with our five year
forecast of property taxes based on stabilization, which is presented later in this report.
The scope of this study involves a limited analysis reported in a restricted format, which is attached hereto and
made a part hereof. The analysis and conclusions are made expressly subject to the conditions and comments
appearing herein. This report is not an appraisal and does not include an on-site inspection or a review of the
building plans and specifications.
Respectfully submitted,
720.524.0022
Grand Island Regular Meeting - 12/11/2019 Page 48 / 109
ASSUMPTIONS AND
LIMITING CONDITIONS
This report is subject to the following assumptions and limiting conditions:
Limit of Liability
1. It is assumed that the legal description and/or parcel number(s) as obtained from public records or as
furnished is correct.
2. No responsibility is assumed for matters of a legal nature, or matters of audit.
3. It is also assumed that the title to this interest is marketable.
4. The information contained within this report was obtained from sources deemed to be reliable.
However, no warranty is given as to their accuracy. A reasonable effort has been made to verify
information relating to tax assessments. Property description information and income and expense
information supplied by the client were not verified and are assumed to be correct.
5. The opinions expressed within this report are the result of and subject to the information and conditions
described herein.
6. The liability of Ryan, LLC and its staff members is limited to the client only and only up to the amount of
the fee actually received for the assignment.
Publication, Distribution, Use of Report
7. Possession of this report or a copy thereof does not give the holder the right of publication, nor may the
report or any part thereof be used by anyone other than Ryan, LLC.
8. Ryan, LLC and its staff shall not be required to give testimony or appear in court because of having
prepared this report with reference to the property described herein, unless prior arrangements have
been made.
9. Neither all nor part of the contents of this report, or copy thereof, shall be conveyed to the public through
advertising, public relations, news, sales or any other media without written consent and approval of the
appraisers. Nor shall Ryan, LLC and its staff be identified without the written consent of the appraisers.
Property Specific Limiting Conditions
10. Competent management and responsible ownership are assumed.
11. No survey was made for this report and no responsibility is assumed for its presentation herein.
12. The physical condition of the improvements described herein is based on information provided by the
property owner. No inspection was conducted.
13. It is assumed that there are no hidden or precarious conditions of the property, subsoil, or structures,
which would render it more or less valuable. Ryan, LLC and its staff assume no responsibility for such
conditions, or for engineering which might be required to discover such factors. It is assumed that no
soil contamination exists as a result of chemical drainage or leakage in connection with any production
operations on or near the property. Ryan, LLC and its staff assume the property is not adversely affected
by asbestos.
14. Any valuation models of income and expenses in this report are not predictions of the future. No
warranty or representation is made that the model will coincide with future events. Furthermore, there
will usually be differences between the modeled results and actual results, because events and
circumstances frequently do not occur as expected, and those differences may be material.
Grand Island Regular Meeting - 12/11/2019 Page 49 / 109
Purpose, Use and Scope of Report
Property Description
Property Name: Tabitha - Grand Island
Address: Unaddressed, Grand Island, NE 68803
Assessor's Parcel Number(s): 400433852
Taxing Jurisdiction: Hall County
General Description:
Year Built: 2021
Net Rentable Area: 172,246
Number of Units: 157
Land Area: 492,228 Square Feet
11.30 Acres
Acquisition Information
Date of Acquisition: N/A
$/Unit
Purchase Price: N/A N/A
Condition(s) of Sale:None
Current Owner Name: Presbyterian homes & Services $/Unit
Current Assessment: $0 $0
Property & Acquisition Information
The purpose of this report is to provide the Client with the financial property tax impact as a result of the
potential acquisition. The information in this report is considered preliminary and is not considered full or
complete because of the limited data about the property that was provided to Ryan, LLC, and because the
Client has requested a limited report. No site inspection was conducted. No plans and specifications were
reviewed. No appraisal was conducted.
157 unit senior living community
Grand Island Regular Meeting - 12/11/2019 Page 50 / 109
Assessment Overview
Nebraska state assesses property annually as of January, 1st. Per statute, a property must be reviewed
at least every four years. Hall county increases historically have been flat to slight, during the four year
period, with a moderate correction taking place upon review. New construction will be enrolled based
on percentage complete and permitted costs until the property is completed and stabilized.
Tax Rate Overview
Tax rates are calculated based on local governmental and jurisdictional budgetary needs. Once the
annual budget is agreed upon, the rate is backed into based on the value of the tax digest in place for
the current year.
Tax Bill Due Dates
Full Payment - 12/31 Current Year
First Half Deliquent - 05/01 Proceeding Year
Second Half Deliquent - 09/01 Proceeding Year
Property Tax Forecast Overview
Grand Island Regular Meeting - 12/11/2019 Page 51 / 109
MOST PROBABLE CASE Actual Forecast Forecast Forecast Forecast Forecast Forecast
Tax Year 2019 2020 2021 2022 2023 2024 2025
Assessment Year 2019 2020 2021 2022 2023 2024 2025
Market value 1,350,000 1,350,000 9,192,038 15,383,121 17,137,261 17,651,379 18,180,920
Market Value / Unit N/A N/A N/A $97,982 $109,155 $112,429 $115,802
Assessment Ratio 100.00% 100.00% 100.00% 100.00% 100.00% 100.00% 100.00%
Tax Rate 2.19790% 2.21987% 2.24207% 2.26449% 2.28714% 2.31001% 2.33311%
Property Tax $29,672 $29,968 $206,092 $348,350 $391,953 $407,749 $424,181
Total Tax / Unit N/A N/A $1,313 $2,219 $2,497 $2,597 $2,702
157 unit senior living community
BEST CASE Actual Forecast Forecast Forecast Forecast Forecast Forecast
Tax Year 2019 2020 2021 2022 2023 2024 2025
Assessment Year 2019 2020 2021 2022 2023 2024 2025
Market value 1,350,000 1,350,000 7,597,834 12,545,541 14,944,586 15,094,032 15,244,972
Market Value / Unit N/A N/A $48,394 $79,908 $95,188 $96,140 $97,102
Assessment Ratio 100.00% 100.00% 100.00% 100.00% 100.00% 100.00% 100.00%
Tax Rate 2.19790% 2.21987% 2.24207% 2.26449% 2.28714% 2.31001% 2.33311%
Property Tax $29,672 $29,968 $170,349 $284,093 $341,804 $348,674 $355,682
Total Tax / Unit N/A N/A $1,085 $1,810 $2,177 $2,221 $2,265
WORST CASE Actual Forecast Forecast Forecast Forecast Forecast Forecast
Tax Year 2019 2020 2021 2022 2023 2024 2025
Assessment Year 2019 2020 2021 2022 2023 2024 2025
Market value 1,350,000 1,350,000 11,668,471 18,174,757 19,083,494 20,037,669 21,039,553
Market Value / Unit N/A N/A $74,321 $115,763 $121,551 $127,628 $134,010
Assessment Ratio 100.00% 100.00% 100.00% 100.00% 100.00% 100.00% 100.00%
Tax Rate 2.19790% 2.24185% 2.28669% 2.33242% 2.37907% 2.42665% 2.47519%
Property Tax $29,672 $30,265 $266,822 $423,913 $454,010 $486,245 $520,768
Total Tax / Unit N/A N/A $1,700 $2,700 $2,892 $3,097 $3,317
Parcel was recently replatted. Therefor, the assesor has yet to establish the land only value for 2019. 2019 and 2020 is estimated based on provided land acquistion cost. 2021 value is based on
100% hard costs plus 75% soft cost, prorated based on construction timeframe. 2022 is estimated based on 100% hard cost plus 75% soft costs discounted 90% for expected assessor
aggressiveness level, plus land costs. 2023-2025 is estimated to increase by 5% per year. Tax rate is estimated to grow at 1% per year. Estimate takes into consideration 76 units being tax
exempt.
Information in this report was obtained from sources deemed reliable, however no warranty is given as to its accuracy. Assumptions on estimates may change over time. Ryan LLC is not responsible for variances between values
herein and eventual results. Unless indicated otherwise, liability for any errors associated with this report is limited to the fee received for this report. If no fee was received, or a third party relies on this report, all liability is disclaimed.
Possession of this report does not give the holder the right of publication.
T A X F O R E C A S T
Parcel was recently replatted. Therefor, the assesor has yet to establish the land only value for 2019. 2019 and 2020 is estimated based on provided land acquistion cost. 2021 value is based on
100% hard costs and 50% soft costs discounted 20% for expected assessor aggressiveness level, prorated based on construction timeframe, plus land costs. 2022 is estimated based on 100%
hard costs plus 50% soft costs, discounted 10% for expected assessor aggressiveness level, plus land costs, for the entire project. 2023 is based on 100% hard costs plus 50% soft costs,
discounted 10% for expected assessor aggressiveness level, plus land costs. 2024-2025 is estimated to increase by 3% per year with tax rates estimated to grow at 1% per year. Estimate takes
into consideration 76 units being tax exempt.
Parcel was recently replatted. Therefor, the assesor has yet to establish the land only value for 2019. 2019 and 2020 is estimated based on provided land acquistion cost. 2021 value is based on
90% hard costs plus 50% soft costs discounted 30% for expected assessor aggressiveness, prorated based on construction timeframe plus land costs. 2022 is estimated based on 90% hard
cost plus 50% soft costs, for the entire project discounted 30% for expected assessor aggressiveness, plus land costs. 2023 is estimated at 90% hard costs plus 50% soft costs, discounted
15% for expected assessor aggressiveness. 2024-2025 is estimated to increase by 1% per year. Tax rate is estimated to grow at 1% per year. Estimate takes into consideration 76 units being tax
exempt.
Grand Island Regular Meeting - 12/11/2019 Page 52 / 109
PROPERTY TAX
DEFINITIONS
Ad Valorem Tax: Latin for “according to value”. A tax on the owner of real or personal property based on the
value assessed on the property by assessing jurisdiction. Synonymous with Property Tax.
Assessed Value/AKA: Assessment: The result of applying a the assessment ratio to the basis of assessment. The
tax rate is applied to the assessment, not the basis of assessment, to determine property tax liability.
The Basis of Assessment:The basis of assessment is the actual value, true value, current value, market value,
etc. In most jurisdictions Basis of Assessment approximates the concept of market value as of the assessment
date. The tax rate is applied to the assessment, not the basis of assessment, to determine property tax liability.
Assessment Date: The date determined by law at which an assessing jurisdiction determines the value of
property for the purpose of assessment. The assessment date is generally the same each year. However,
depending upon statutory requirements and the resources available to the assessor, some assessing
jurisdictions do not reassess every year.
Assessment Ratio/AKA: Assessment to Market Value Ratio or Equalization Ratio:
A statutory percentage applied to the basis of assessment to arrive at the assessed value. A tax rate is applied
to the assessed value to arrive at the property tax.
Delinquency Date/AKA: Tax Bill Due Date: The last date on which a property tax bill may be paid or a
personal property return submitted without the levying of penalties or interest. The delinquency date is
distinct from the “due and payable” date, although in some jurisdictions, the same date applies.
Market Value: The most probable price, as of a specified ate, in cash, or in terms equivalent to cash, for which
the specified property rights should sell after reasonable exposure in a competitive market under all conditions
requisite to a fair sale, with the buyer and seller each acting prudently, knowledgeably, and for self-interest,
and assuming that neither is under undue duress.
Lien Date: The date on which property taxes owned for a specific tax year becomes a lien on the property. The
lien date generally coincides with the assessment date. However, the lien date applies annually whereas the
assessment date may not.
Parcel:A single unit of property. Term applied to both real estate and personal property.
Personal Property: Property not included by a taxing jurisdiction as real estate. Including but is not limited to
furniture and fixtures, machinery and equipment, inventories and supplies.
Property Tax Calendar: A chronological list of all property tax return and payment due dates and appeal
deadlines for each jurisdiction in which property is owned. Ideally, a property tax calendar will be augmented
by a comprehensive assessor’s and tax collector’s parcel number listing in order to develop a property tax
calendar down to the parcel level for each property owned.
Appeal/AKA: Protest or Assessment Appeal: A challenging of the assessed value of a parcel. Usually
conducted in multiple steps with the first being an informal meeting with the tax authority, the second before
an elected or appointed board or judge, and the third through legal proceeding. Once a taxpayer (or his/her
representative) is satisfied with a negotiated reduction in assessed value, the process terminates. Strict
deadlines are imposed to restrict each level of the process.
Real Estate (Real Property):Generally described as land, building improvements and fixtures. Does not
include items of personal property.
Return (Rendition):A rendering to a taxing authority disclosing information on real estate or personal
property owned by a taxpayer. Usually requested by the taxing authority to assist with the assessment of a
property.
Tax year:The twelve month period to which a specific property tax applies.
Grand Island Regular Meeting - 12/11/2019 Page 53 / 109
Form Updated 7-25-2019cn Page | 13
EXHIBIT D – DEVELOPMENT PROFORMA
Sources Amount % of Total
A Note 42,186,335$ 93.4%
Equity - Cash at Closing 3,000,000$ 6.6%
Total Sources 45,186,335$ 100%
Uses Cost % of Total Cost/Unit Cost/Sq Ft
Land 1,354,665$ 3.00%8,628$ 6.81$
Architecture, Engineering & Design Consultants 1,336,827$ 2.96%8,515$ 6.72$
General Construction 27,465,489$ 60.78%174,939$ 138.02$
Construction Other 1,408,158$ 3.12%8,969$ 7.08$
City Fees & Expenses 240,000$ 0.53%1,529$ 1.21$
Fixtures Furnishings and Equipment 2,512,000$ 5.56%16,000$ 12.62$
Financing Fees 964,011$ 2.13%6,140$ 4.84$
Working Capital 2,067,409$ 4.58%13,168$ 10.39$
Cap I A Note (Net of Project Fund Earnings)1,439,087$ 3.18%9,166$ 7.23$
Market Research, Feasibility, & Planning 100,000$ 0.22%637$ 0.50$
Pre-Opening Salaries 19,000$ 0.04%121$ 0.10$
Marketing Expense 785,000$ 1.74%5,000$ 3.94$
Legal and Organizational (exclusive of COI)20,000$ 0.04%127$ 0.10$
Pre-Development Expenses 5,000$ 0.01%32$ 0.03$
Property Taxes During Construction 4,000$ 0.01%25$ 0.02$
Development Fee & Expense 1,485,774$ 3.29%9,464$ 7.47$
Project Contingency 1,373,274$ 3.04%8,747$ 6.90$
Reserves
Entrance Deposit Reserve -$ 0.00%-$ -$
Debt Service Reserve Fund (A Note)2,606,641$ 5.77%16,603$ 13.10$
Debt Service Reserve Fund (C Note)-$ 0.00%-$ -$
Total Uses 45,186,335$ 100%287,811$ 227.08$
Schedule of Capital Investment (Sources & Uses)
Tabitha - Grand Island
Grand Island Regular Meeting - 12/11/2019 Page 54 / 109
Form Updated 7-25-2019cn Page | 14
EXHIBIT E – ANNUAL OPERATIONS & EXPENSES
Operating Summary
Year 1 Year 2 Year 3 Year 4 Year 5 Year 6
Total Occupancy % 55.1%92.1%94.3%94.3%94.3%94.3%
Revenue
Housing Revenue 4,203,661$ 7,589,496$ 7,969,862$ 8,208,958$ 8,455,227$ 8,708,884$
Other Revenue 641,548$ 1,055,256$ 1,130,836$ 1,200,306$ 1,278,236$ 1,334,653$
Subtotal Revenue 4,845,209$ 8,644,752$ 9,100,699$ 9,409,265$ 9,733,463$ 10,043,537$
Per Unit 30,861$ 55,062$ 57,966$ 59,932$ 61,997$ 63,972$
Expenses
Nursing Skilled Care 985,964$ 1,293,897$ 1,413,327$ 1,455,727$ 1,499,398$ 1,544,380$
Nutritional & Culinary Services 632,028$ 747,742$ 855,035$ 880,686$ 907,107$ 934,320$
Engineering Expense 276,224$ 288,255$ 300,187$ 309,193$ 318,469$ 328,023$
Utility Expense 117,378$ 174,050$ 225,888$ 232,665$ 239,645$ 246,834$
Housekeeping Expense 121,698$ 127,845$ 133,870$ 137,886$ 142,023$ 146,284$
Laundry Expense 2,756$ 4,087$ 5,305$ 5,464$ 5,628$ 5,796$
Rehabilitation Therapy 111,280$ 114,618$ 118,057$ 121,599$ 125,247$ 129,004$
Recreation Therapy Expense 47,399$ 51,317$ 55,046$ 56,698$ 58,399$ 60,151$
Spiritual Care Expense 28,439$ 29,293$ 30,171$ 31,076$ 32,009$ 32,969$
Wellness Expense 56,965$ 58,674$ 60,434$ 62,247$ 64,114$ 66,038$
Administration Expense 627,391$ 802,401$ 845,583$ 872,349$ 900,237$ 927,769$
Admissions Expense 65,765$ 67,738$ 69,770$ 71,863$ 74,019$ 76,239$
Assisted Living Residential Services 26,000$ 26,780$ 27,583$ 28,411$ 29,263$ 30,141$
Home Health Expense 603,639$ 627,490$ 651,350$ 670,891$ 691,017$ 711,748$
Employee Benefits 610,466$ 672,659$ 707,265$ 728,483$ 750,338$ 772,848$
Real Estate Taxes 324,000$ 333,720$ 343,732$ 354,044$ 364,665$ 375,605$
Subtotal Expenses 4,637,392$ 5,420,566$ 5,842,604$ 6,019,281$ 6,201,576$ 6,388,148$
Per Unit 29,538$ 34,526$ 37,214$ 38,339$ 39,500$ 40,689$
NET OPERATING INCOME 207,817$ 3,224,186$ 3,258,094$ 3,389,984$ 3,531,886$ 3,655,388$
Per Unit 1,324$ 20,536$ 20,752$ 21,592$ 22,496$ 23,283$
EBITDA %4.29%37.30%35.80%36.03%36.29%36.40%
Grand Island Regular Meeting - 12/11/2019 Page 55 / 109
Grand Island Regular Meeting - 12/11/2019 Page 56 / 109
Prairie Commons Phase 3 Tabitha
COMMUNITY REDEVELOPMENT AUTHORITY
OF THE CITY OF GRAND ISLAND, NEBRASKA
RESOLUTION NO. 326
RESOLUTION OF THE COMMUNITY REDEVELOPMENT AUTHORITY OF THE CITY
OF GRAND ISLAND, NEBRASKA, SUBMITTING A PROPOSED
REDEVELOPMENT CONTRACT TO THE HALL COUNTY REGIONAL PLANNING
COMMISSION FOR ITS RECOMMENDATION
WHEREAS, this Community Redevelopment Authority of the City of Grand
Island, Nebraska ("Authority"), pursuant to the Nebraska Community
Development Law (the "Act"), prepared a proposed redevelopment plan (the
"Plan") a copy of which is attached hereto as Exhibit 1, for redevelopment of an
area within the city limits of the City of Grand Island, Hall County, Nebraska; and
WHEREAS, the Authority is required by Section 18-2112 of the Act to submit
said to the planning board having jurisdiction of the area proposed for redevelopment
for review and recommendation as to its conformity with the general plan for the
development of the City of Grand Island, Hall County, Nebraska;
NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS:
The Authority submits to the Hall County Regional Planning Commission the
proposed Plan attached to this Resolution, for review and recommendation as to its
conformity with the general plan for the development of the City of Grand Island, Hall
County, Nebraska.
Passed and approved this 18th day of December, 2019
COMMUNITY REDEVELOPMENT
AUTHORITY OF THE CITY OF
GRAND ISLAND, NEBRASKA.
By___________________________
Chairperson
ATTEST:
__________________________
Secretary
Grand Island Regular Meeting - 12/11/2019 Page 57 / 109
Prairie Commons Phase 3 Tabitha
COMMUNITY REDEVELOPMENT AUTHORITY OF THE CITY OF GRAND ISLAND,
NEBRASKA
RESOLUTION NO. 327
RESOLUTION OF THE COMMUNITY REDEVELOPMENT AUTHORITY OF THE CITY OF GRAND ISLAND, NEBRASKA, PROVIDING NOTICE OF INTENT TO ENTER INTO A
REDEVELOPMENT CONTRACT AFTER THE PASSAGE OF 30 DAYS AND OTHER
MATTERS
WHEREAS, this Community Redevelopment Authority of the City of Grand Island, Nebraska ("Authority"), has received an Application for Tax Increment Financing under
the Nebraska Community Development Law (the “Act”) on a project within
Redevelopment Area, from Tabitha Grand Island Inc, (The "Developer") for
redevelopment of Lot 1 of Prairie Commons Fourth Subdivision in an area within the city
limits of the City of Grand Island, as set forth in Exhibit 1 attached hereto area; and
WHEREAS, this Community Redevelopment Authority of the City of Grand
Island, Nebraska ("Authority"), is proposing to use Tax Increment Financing on a project
within Redevelopment Area 17;
NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS:
Section 1. In compliance with section 18-2114 of the Act, the Authority hereby gives
the governing body of the City notice that it intends to enter into the Redevelopment Contract,
attached as Exhibit 1, with such changes as are deemed appropriate by the Authority, after
approval of the redevelopment plan amendment related to the redevelopment project
described in the Redevelopment Contract, and after the passage of 30 days from the date
hereof.
Section 2. The Secretary of the Authority is directed to file a copy of this resolution
with the City Clerk of the City of Grand Island, forthwith.
Passed and approved this 18th day of December, 2019.
COMMUNITY REDEVELOPMENT
AUTHORITY OF THE CITY OF GRAND
ISLAND, NEBRASKA.
By ___________________________
Chairperson
ATTEST:
___________________
Secretary
Grand Island Regular Meeting - 12/11/2019 Page 58 / 109
Community Redevelopment
Authority (CRA)
Wednesday, December 11, 2019
Regular Meeting
Item X1
Request for Proposals -
Staff Contact:
Grand Island Regular Meeting - 12/11/2019 Page 59 / 109
INVITATION TO SUBMIT REDEVELOPMENT CONTRACT PROPOSALS
Public notice and invitation is hereby given by the Community Redevelopment Authority
(Authority) of the City of Grand Island, Nebraska, to private redevelopers or any persons
interested undertaking the redevelopment of any area within the below described
redevelopment area, to submit redevelopment contract proposals to the Authority. Further
information as is available may be obtained at the office of the Authority located in the
Planning Department at the City Hall, in the City of Grand Island, 100 East 1st Street,
Grand Island, Nebraska. The Authority will consider all redevelopment proposals and the
financial and legal ability of the prospective redevelopers to carry out the proposals and
the Authority may negotiate with any developers for purchase or lease of any real property
in the redevelopment area. The Authority may accept such redevelopment contract
proposal as it deems to be in the public interest as provided by the Nebraska Community
Development Law. The redevelopment area affected by this notice is described as follows:
Legal Description:
FOR SOME OR ALL OF SOUTH HALF OF SECTION 5, TOWNSHIP 11 NORTH,
RANGE 9 WEST OF THE SIXTH P.M., HALL COUNTY, NEBRASKA AS
INCLUDED WITHIN SUBSTANDARD AND BLIGHT AREA 16 AS APPROVED BY
THE CITY OF GRAND ISLAND.
Including the: Grand Island Veteran’s Home Campus
Address: 2206 Capital Ave, Grand Island NE
All interested redevelopers or interested parties may submit redevelopment contract
proposals to the Authority and further information as is available may be obtained at the
office of the Authority in the City of Grand Island.
Chad Nabity
Director
Grand Island Community Redevelopment Authority
_____________________________________________________
publish one time per week for two consecutive weeks
Monday November 25 and Monday December 2, 2019
Submit proof of publication to the Director of the Hall County Planning Commission in
the City of Grand Island.
Grand Island Regular Meeting - 12/11/2019 Page 60 / 109
White Lotus Group | Chief Industries | DLR Group | O'Connor Enterprises
R ES PO N S E T O P RO P O SA L:
G RA ND ISL AN D VE T E RA N 'S H OM E R E D E VE L O PM E N T
Grand Island Regular Meeting - 12/11/2019 Page 61 / 109
T A B L E O F
C O N T E N T S
Cover Letter
Team Qualifications & Experience
Proposed Management Approach
About the Team
Team Member Resumes
Project Case Studies
Proposed Project Overview
The Current State
Project Overview
Mission
Mood Board
Site Plan
Appendix A: Signed Proposal Document
Appendix B: Pro Forma + Sources & Uses
Appendix C: Financing Letter
Grand Island Regular Meeting - 12/11/2019 Page 62 / 109
As you review our proposal, please note that our phased project
proposal would allow for ample opportunities to shape these
concepts towards market demands. We would look forward to
working with State, City and community groups to provide an
optimal solution.
All members of our team are honored to be considered for this
exciting potential project. We look forward to your response.
Sincerely,
Arun Agarwal
White Lotus Group – CEO/Owner
10404 Essex Court, Suite 101, Omaha NE 68114
402.510.3000 | aagarwal@whitelotusgroup.com
Mr. Chad Nabity, Director
Grand Island Community Redevelopment Authority
Re: Response to Request for Redevelopment Contact Proposals
for the Grand Island Veterans Home
Dear Mr. Nabity,
It goes without saying that the patriotic history within the
Grand Island Veterans Home Campus is a vital part of our
history and must not be forgotten. We are thrilled that the
City and State are pursuing bringing this campus back to
life.
We are simply honored to submit for your consideration the
following proposal for the redevelopment of the 47-acres
that was formerly the Grand Island Veterans
Campus. (Please Note: The signed 'Proposal Form' is located
in 'Appendix A').
Our proposed redevelopment, The Grand Island Liberty
Campus, includes a beautiful park with an exquisite tribute
to our veterans, affordable housing for seniors, students and
our American heroes, educational training facilities, and
beautiful office space focusing on health and wellness.
November 25, 2019
Grand Island Regular Meeting - 12/11/2019 Page 63 / 109
T E A M Q U A L I F I C A T I O N S
& E X P E R I E N C E
Please note that references for each person can be provided if requested.
Grand Island Regular Meeting - 12/11/2019 Page 64 / 109
Founded in 2003 by Arun Agarwal, White Lotus Group is a
vertically integrated real estate development firm with offices
in Omaha and Chicago, that optimizes in turn-key projects
from concept to delivery through a creative management
process. Known as the Midwest leader in optimizing complex
real estate projects, the award-winning White Lotus team has
spearheaded projects within the real estate and healthcare
markets, as well as a variety of other projects including hotel
acquisition and development, condominiums, office space,
retail space and multi-family housing.
W H I T E L O T U S G R O U P
Chief Industries, Inc. is a vibrant, multi-faceted company with
corporate offices in Grand Island, Nebraska, and divisions
and subsidiaries located around the globe.
Their family of businesses are built on a solid foundation of
quality, integrity and good business sense, with quality and
durability being hallmarks of the many products they
manufacture. They believe that through strict quality control
and continual development of innovative manufacturing
techniques, they can offer products of superior quality and
outstanding features at competitive prices.
C H I E F I N D U S T R I E S
DEVELOPER
GENERAL CONTRACTOR
Grand Island Regular Meeting - 12/11/2019 Page 65 / 109
DLR Group is an integrated design firm with 30 offices
worldwide delivering architecture, engineering, interiors,
planning, and building optimization for new construction,
renovation and adaptive reuse. Their promise is to elevate the
human experience through design. This promise inspires
sustainable design for a diverse group of public and private
sector clients; local communities; and our planet. DLR Group is
100 percent employee-owned and fully supports the initiatives
and goals of the 2030 Challenge, and is an initial signatory to
the China Accord and the AIA 2030 Commitment.
D L R G R O U P
Founded by Raymond O'Connor, O'Connor
Enterprises owns and manages hotels,
neighborhood shopping centers, professional
office buildings, multi-family residential living
communities and NET lease commercial properties
in Central Nebraska totaling more than 1.4 million
square feet
O 'C O N N O R E N T E R P R I S E S
ARCHITECT
LOCAL COMMUNITY DEVELOPMENT PARTNER
Grand Island Regular Meeting - 12/11/2019 Page 66 / 109
M A N A G E M E N T A P P R O A C H
Additional local Grand Island sub-contractors and companies will be utilized and brought on to the team if we were awarded this project.
Developer
Arun Agarwal
CEO
White Lotus Group
Developer Lead
Scott Henry
VP of Development
White Lotus Group
Project Management
Delaney Nelson
PR/Marketing
White Lotus Group
Property Management
Courtney Kaut
Residential Manager
White Lotus Group
Development Consultant
Raymond O'Connor
CEO
O'Connor Enterprises
Owner's Rep
Bob Johnson
Construction Manager
White Lotus Group
Construction Lead
Roger Bullington
President + GM
Chief Construction
Business Development
Mark Moravec
Chief Construction
Architectural Lead
John Badami
Principal
DLR Group
Architectural Design
Daniel Siedhoff
Architect
DLR Group
Higher Education
Sector Lead
Martin Lane
DLR Group
Historic Preservation
Architect
Matthew Jennings
DLR Group
Local Project Manager
Chris Wissing
Chief Construction
Field Operations Lead
Russ Canfield
Chief Construction
Healthcare Sector Lead
Jason Schmitz
DLR Group
Project Coordinator
Kiley Keck
Chief Construction
Project Superintendent
Shannon Walker
Chief Construction
Grand Island Regular Meeting - 12/11/2019 Page 67 / 109
Y O U R T E A M
A r u n A g a r w a l
CEO/Owner, White Lotus Group
Project Role:
Lead Developer
Arun is a former Wall Street investment banker at Prudential Securities
who has primarily focused on healthcare and real estate initiatives. Arun
began his own private equity firm in 2003, returning to Omaha, Nebraska
to set up a home base for White Lotus Group. White Lotus Group, under
the management of Arun, continues to facilitate projects within the real
estate and healthcare markets. The team also completed a hotel
acquisition and development in Winter Park, Colorado, in 2003; a hotel
acquisition and renovation in Omaha, Nebraska, in 2011; and a variety of
other projects including condominiums, self-storage facilities, office
space, retail space, and multi-family housing. Arun is a graduate from
the Wharton School of Finance at the University of Pennsylvania of 1998,
where he was awarded the Wharton Award for Academic Achievement.
18+ years
of experience in mixed-
use hospitality,
workplace, retail, and
multi-family housing
Leadership Education
Wharton School of
Finance at the
University of
Pennsylvania
MCC’s Foundation Board
Library Foundation Board
Greater Omaha YMCA
chair
Key Project Highlights
West Dodge Pointe Office A & B, Omaha NE | Ames Plaza Office, Omaha NE | Ames
Town-homes, Omaha NE | 30 Metro, Omaha NE | Bluffs Towers, Council Bluffs, IA | Burr
Ridge, Chicago IL | Hotel Deco, Omaha NE | Winter Park Mountain Lodge, Winter Park CO
Grand Island Regular Meeting - 12/11/2019 Page 68 / 109
Y O U R T E A M
R o g e r B u l l i n g t o n
President - General Manager,
Chief Construction
Project Role:
Construction Lead
Roger Bullington was born and raised in Columbus, Nebraska. He attended
the University of Nebraska-Lincoln from 1979 to December of 1983 and
received his Bachelor of Science in Civil Engineering. Upon graduation,
Roger relocated to St. Joseph, Missouri to work for Varco-Pruden
Buildings. In 1986, Roger moved to Grand Island, Nebraska to work for
Chief Buildings. In 2012, he was moved to Chief Construction where he
was named the Vice President of the company. Roger received his Master
in Business Administration from the University of Nebraska Lincoln in 1995
and is a registered Professional Engineer in the State of Nebraska.
35+ years
of experience in
construction leadership
roles
Registration Education
BS in Civil Engineering &
Masters in Business
Administration from the
University of Nebraska-
Lincoln
Professional Engineer in
Nebraska
Key Project Highlights
Hudl, Lincoln NE | West Haymarket Development, Lincoln NE | Hawks Championship
Center, Lincoln NE | Grand Island Regional Hospital, Grand Island NE | Nebraska State
Fair Site Redevelopment, Grand Island NE
Grand Island Regular Meeting - 12/11/2019 Page 69 / 109
Y O U R T E A M
R a y m o n d O 'C o n n o r
CEO,
O'Connor Enterprises
Project Role:
Local Development Consultant
Raymond O'Connor is CEO of O'Connor Enterprises, which owns and manages
hotels, neighborhood shopping centers; professional office buildings, multi-
family residential living communities and NET lease commercial properties in
Central Nebraska totaling more than 1.4 million square feet. Ray received his
B.A.E. degree from Wayne State College and his master's degree from The
University of Nebraska-Lincoln. Ray has served as a board member of the
Grand Island Chamber of Commerce, the Grand Island Community Foundation
and the Citizens Review Committee. He currently serves as a trustee for the
Diocese of Grand Island and as a member of the Grand Island Diocese
Finance Council, a board member of the Economic Development Corporation,
the Central Community College Foundation, the Heartland Events Center and
the Greater Grand Island Sports Council.
Honors
2015 Man of the Year by the Grand Island Independent
Rotaty Award in 2017
"Be The One" Award in 2017 by the Heartland United Way
2017 Business of the Year award by the Grand Island
Economic Development Corporation
Distinguished Nebraskalanders in 2019
Service
Ray served his country in
the Vietnam War,
stationed in the central
highlands of South
Vietnam in 1968-1969.
Key Project Highlights
Francis Duplexes, Grand Island NE | Oak Pointe Apartment Homes, Grand Island NE |
Northwest Commons, Grand Island NE | Park Island Square, Grand Island NE
Grand Island Regular Meeting - 12/11/2019 Page 70 / 109
Y O U R T E A M
j o h n b a d a m i
AIA - Principal, DLR Group
Project Role:
Principal in Charge
John has influenced the built environment in the Midwest region for over
20 years, and is recognized for his project management, construction
administration, and quality assurance expertise. John facilitates the
team’s success. This means ensuring the team has the resources they
need to achieve the project goals and effectively collaborate with
clients, the project team, and other stakeholders. As Principal in Charge,
John will oversee the contract, provide top-level quality assurance, and
ensure that the project manager has the necessary resources for
successful completion.
Professional
Affiliations
AIA
NCARB
Licensing Education
Bachelor of Science,
Architecture
Texas Tech University
Institute of Design, Milan
Architect: NE, MN, KS
Key Project Highlights
The Exchange (21st & “N” Street), Lincoln NE | University Place Mixed-Use Development,
Lincoln NE | La Vista City Centre, La Vista NE | 9th & O Street Mixed Use Building, Lincoln
NE | Telegraph District 401 Building Renovation, Lincoln NE | Centennial Mall Mixed-Use
Development, Lincoln NE | Pinnacle Bank Arena, Lincoln NE | UNICO Group New Offices,
Lincoln NE | John Breslow Ice Hockey Centre, Lincoln NE | Nebraska State Patrol Crime
Lab, Lincoln NE | Exchange Bank, Lincoln NE & Salina KS | CY Thompson Learning
Commons - University of Nebraska, Lincoln NE
Grand Island Regular Meeting - 12/11/2019 Page 71 / 109
Y O U R T E A M
S c o t t h e n r y
EVP of Development
White Lotus Group
Project Role:
Developer
Scott earned a Professional Degree in Architecture at the Illinois Institute of
Technology, and quickly started working with a number of firms developing
commercial real estate. ln 2000, he joined JPMorgan’s Low-Income Housing Tax
Credit (LIHTC) investment group where he earned a CCIM designation and
expertise in multi-family finance. Scott was promoted to Executive Director and
was part of the Senior Management team that helped grow the line of business
into a $4 billion portfolio with more than 800 properties accounting for 75,000
apartment units across the country.
In 2008, Scott formed Celadon Holdings, an affordable housing developer. Scott
has been designated as a pre-qualified developer through the NSP program, the
Cook County Housing Authority, and the Chicago Housing Authority, and has
completed affordable housing redevelopments and Low Income Housing Tax Credit
(LIHTC) syndications within and outside Illinois totaling over 1500 units.
As the EVP of Development at White Lotus Group, Scott is responsible for the
identification, financing, and development of all of the firm's multifamily
development activities.
20+ years
of experience in the low-
income/affordable
housing arena
Designations Education
BA in Architecture from
the Illinois Institute of
Technology
CCIM
Licensed Architect
Key Project Highlights
30 Metro, Omaha NE | New City Affordable Housing, Chicago IL | New City Supportive
Housing, Chicago IL | West Pullman, Chicago IL | Fletcher School Redevelopment,
Milwaukee, WI | Maywood Supportive Living, Maywood IL
Grand Island Regular Meeting - 12/11/2019 Page 72 / 109
Y O U R T E A M
d a n i e l d i e d h o f f
Architect AIA -Senior Associate,
DLR Group
Project Role:
Lead Designer
Daniel is an awarding winning designer in the commercial sector focusing
on mixed-use, workplace, retail, housing and hospitality. With 12 years of
experience as a design professional he brings a unique perspective
having worked on large scale urban projects in major metropolitan
areas. He approaches each project with passion towards crafting a
refined experience for all users. He is very hands-on with clients, finding
ways to creatively convey the project vision through
parti-sketches, drawings, physical models and BIM renderings,
collaborating with DLR Group design and business professionals to meet
to needs and goals of the project.
12+ years
of experience as a
design professional
working with commercial
development
Professional
Affiliations
Education
Master of Architecture,
University of Nebraska
BS in Design,
University of Nebraska
AIA
Omaha YP Group
Lincoln YP Group
Key Project Highlights
10th & Harney Tower; Omaha, NE | La Vista City Centre; La Vista, NE | Centennial
Mall/Downtown City Library Master plan; Lincoln, NE | The Exchange (21st & “N” Street);
Lincoln, NE | University Place Mixed-Use; Lincoln, NE | 9th & O Street Mixed-Use Tower;
Lincoln, NE | 17th & Howard Building; Omaha, NE | Exchange Bank - South Lincoln Branch;
Lincoln, NE | USAA West Point Bank Branch; West Point Military Academy, NY | Moselle
Residential Towers; Council Bluffs, IA | 330 Madison Ave.; New York, NY | Gotham Center,
New York, NY | First Canadian Place; Toronto, Canada
Grand Island Regular Meeting - 12/11/2019 Page 73 / 109
Y O U R T E A M
D e l a n e y N e l s o n
PR/Marketing,
White Lotus Group
Project Role:
Account Management
Delaney joined the White Lotus team in November 2017. She began her
marketing and public relations career at an advertising agency in
Omaha, NE as an Account Manager. After her time there, she was a
brand marketing specialist at Hayneedle where she established the brand
both locally and nationally through key brand partnerships and strategic
public relations efforts. She is a graduate of the University of South
Dakota where she earned a B.A. in strategic communications with an
emphasis in public relations and advertising. She was also a member of
the women's swim team. Delaney is a marking committee member for the
Greater Omaha Chamber’s YP Summit Council and a Big Sister mentor.
8+ years
of experience in account
management and
strategic communication
Leadership Education
BA in Strategic
Communication from the
University of South
Dakota
Greater Omaha YP
Summit Council Member,
Big Sister Mentor,
YMCA of Greater Omaha
Board Member
Key Project Highlights
Hotel Deco, Omaha NE | Monarch Prime & Bar, Omaha NE | West Dodge Pointe Office B,
Omaha NE | New North Makerhood, Omaha, NE | 30 Metro, Omaha NE | West Dodge DMV,
Omaha, NE | Ames Innovation Center, Omaha NE | Hub 1401, Omaha NE | New North
Makerhood, Omaha NE
Grand Island Regular Meeting - 12/11/2019 Page 74 / 109
Y O U R T E A M
m a r k m o r a v e c
Business Development Manager,
Chief Construction
Project Role:
Local Community Relations
Born and raised in David City, NE, Mark attended the University of
Nebraska and graduated with a Bachelor of Science in Ag Economics. He
was a 3 year lettermen on the Husker Football Team playing fullback for
Coach Tom Osborne. He began his career in Sales & Marketing with
Cargill Inc. and spent 16 years in various sales & management positions in
4 locations. He then became V.P. of Marketing with Associated Staffing
in Grand Island, a position he held for 6 years. He then joined Chief
Industries as Director of HR for 8 years until he transitioned into his
current position as Business Development Manager for Chief Construction.
35+ years
of experience in
leadership roles in Grand
Island
Leadership Education
BS in Ag Economic from
the university of
Nebraska - Lincoln
Chairman: Nebraska
Workforce Investment
Board of Directors
Chairman: College Park
Board of Directors
Key Project Highlights
Hudl, Lincoln NE | West Haymarket Development, Lincoln NE | Hawks Championship
Center, Lincoln NE | Grand Island Regional Hospital, Grand Island NE | Nebraska State
Fair Site Redevelopment, Grand Island NE
Grand Island Regular Meeting - 12/11/2019 Page 75 / 109
Y O U R T E A M
M a r t i n L a n e
AIA, LEED AP -Senior Associate,
DLR Group
Project Role:
Higher Education Sector Leader
As a member of DLR Group’s Higher Education Studio, Martin leads
project teams serving clients in Nebraska, Iowa and South Dakota and
collaborates with his national colleagues to set the firm’s higher
education market strategy. He is responsible for identifying
new opportunities that lead to studio growth as well as maintaining
existing client relationships. Martin spends extra time getting to know his
clients to better understand their interests and passions outside of the
workplace.
Martin’s designs include residential upgrades and student life spaces
that enrich students’ overall experience on campus, and modern
academic facilities that enhance learning. Some of his recent clients
include College of Saint Mary, Des Moines Area Community College, and
University of Nebraska.
Licensing
Architect: IA, NE
NCARB
Professional
Affiliations
Education
Master of Architecture,
University of Nebraska at
Lincoln
AIA
U.S. Green Building
Council
Key Project Highlights
University of Iowa - Burge & Daum Residence Hall Renovations, Iowa City IA | University of
Nebraska - Lincoln open ended agreement, Lincoln NE | Des Moines Area Community
College Auto Facilities Addition and Renovation, Ankeny IA | College of Saint Mary New
Field House & Fitness Center, Omaha NE | Omaha Central High School Addition, Omaha NE
Grand Island Regular Meeting - 12/11/2019 Page 76 / 109
Y O U R T E A M
C h r i s W i s s i n g
Project Manager,
Chief Construction
Project Role:
Local Project Manager
A Grand Island native, Chris Wissing graduated from Northwest High
School and went on to earn his Bachelor of Science degree in
Construction Systems from Wayne State College. Beginning his
construction career in 1998, he is an experienced estimator, CAD operator
and project manager. Driven by his passion for the construction industry
and need to follow through on commitments, he takes pride in providing
the best customer service possible.
As a project manager, Chris’ goals include accuracy, timeliness and
follow-through. He has gained unparalleled experience in the
construction industry, while also establishing himself as a respected
project executive able to find value management solutions to help keep
projects on budget and on schedule.
21+ years
of experience in
construction project
management,
specifically in Grand
Island
Designations Education
Bachelor of Science
degree in Construction
Systems from Wayne
State College
Key Project Highlights
Success Academy, Grand Island NE | Central Community College - Hall Student Union,
Hastings NE | Barr Middle School, Grand Island NE | Starr Elementary School, Grand
Island NE | Shoemaker Elementary School, Grand Island NE
CAD Operator
Grand Island Regular Meeting - 12/11/2019 Page 77 / 109
Y O U R T E A M
m a t t h e w j e n n i n g s
AIA, Historic Preservation
Architect, DLR Group
Project Role:
Historic Preservation Architect
Matt has a special interest in preserving the heritage of our cities and
towns. He has worked on a variety of local and national projects where
his responsibilities have ranged from archival research to grass roots
fundraising to design and project management. As one of the firm’s
preservation specialists, he is a key member of the preservation and
historic tax credit team. His dedication in protecting the integrity of the
existing historic fabric provides a valuable asset to any project. Matt is
an Architectural Fellow for the National Trust for Historic Preservation,
and has performed architectural consulting to the National Trust on a
number of projects. Matt’s dedication to provide effective design in
addition to preserving the history and integrity of the building shows in
all the projects he works on.
Licensing
Architect: AZ No. 42126
Professional
Affiliations
Education
Master of Science
Environmental Planning,
ASU & Bachelor of
Architecture, Iowa State
AIA
National Trust for Historic
Preservation
Key Project Highlights
Bob Hope Patriotic Hall, Los Angeles CA | Terminal Tower Residences, Cleveland OH |
Wilson Place Apartments, El Dorado, AR | The Canopy by Hilton, Minneapolis MN | Phoenix
Symphony Hall, Phoenix AZ
Grand Island Regular Meeting - 12/11/2019 Page 78 / 109
Y O U R T E A M
R u s s C a n f i e l d
Field Operations Manager,
Chief Construction
Project Role:
Field Operations Lead
Russ is a native to Grand Island, graduating from Northwest High School
in 1988. He started his career in construction in 1987 as a laborer for Tri
Valley Builders Inc. and worked his way into carpenter apprentice,
carpenter and lead carpenter by 1992. During this time, Russ attended
Central Community College as part of their drafting program as well as
the Project Supervisor class. To further his education, he has attended
two, 10 hour and one, 30 hour OSHA courses through AGC. In his 28 years
in the construction industry, Russ has successfully completed numerous
builds that included educational facilities, office space, remodels and
cutting through an existing building to create more store front and new
road.
18+ years
of experience in
construction leadership
roles
Certifications Education
Drafting & Project
Supervisor from Central
Community College
Safety & OSHA Certified
Adult First Aid/CPR/AED
Key Project Highlights
Northwest Commons Phase 1, Grand Island NE | CCC Hastings Student Dorms, Hastings NE
| Wasmer Elementary, Grand Island NE | Shoemaker Elementary, Grand Island NE |
Northwest High School Phase 3, Grand Island NE | Fairfield Inn, Crete NE | Bellevue
Courtyard by Marriott, Bellevue NE
Grand Island Regular Meeting - 12/11/2019 Page 79 / 109
Y O U R T E A M
B o b J o h n s o n
Construction Project Manager,
White Lotus Group
Project Role:
Owner's Rep
As a project manager at White Lotus Group, Bob brings over 35 years of
experience building a wide variety of projects across the United States.
Early in his career, he was part of the team that built the Sunshine Skyway
bridge over Tampa Bay in St. Petersburg, Florida and the Washington
State Trade and Convention Center in Seattle, WA. In 2014, he
successfully completed a high-tech, design-build pharmaceutical grade
chicken egg layer complex in Taneytown, Maryland for VALO Bio-Media, a
German firm. His Midwest building resume includes schools, multi- family,
residential, churches, automotive dealerships, healthcare facilities,
historical renovations, civil and wastewater treatment plants, U.S. Army
projects at Ft. Riley, Kansas and corporate agricultural buildings.
35+ years
of experience in
construction and
construction project
management
Certification Education
BS in Construction
Engineering, Iowa State
University
U.S. Army Corps of
Engineers Construction
Quality Management for
Contractors
Key Project Highlights
30 Metro, Omaha NE | Myrtue Hospital, Harlan IA | Bear Creek Dairy, Broolun IA | Valo
Biomedical Pharaceutical, Taneytown MD | Millard South High School, Omaha NE | Great
Plains Communications, Blair NE | Washington State Trade and Convention Center,
Seattle WA | West Dodge Pointe Office A & B, Omaha NE | Ames Innovation Center,
Omaha NE
Grand Island Regular Meeting - 12/11/2019 Page 80 / 109
Y O U R T E A M
J a s o n S c h m i t z
AIA - Senior Associate, DLR
Group
Project Role:
Heathcare Sector Leader
Recognized and valued for his hands-on approach to project
management, Jason listens carefully to understand his client’s visions and
goals. His reliable track record demonstrates his ability to keep projects
on-track and in-line with client budgets and schedules.
Jason uses his experience with healthcare projects to inform his decisions
and to be an extension of his clients' team. He understands that clients
are very busy managing their day-to-day responsibilities and that
building projects are above and beyond that effort. Jason strives to
manage every project in a manner that produces complete confidence in
his efforts and ability to deliver a complete project.
Professional
Affiliations
AIA
Licensing Education
Master of Architecture
and Bachelor of
Architecture University of
Nebraska at Lincoln
Registered Architect in
NE & IA
NCARB
Key Project Highlights
Nebraska Organ Receovery, Omaha NE | Mary Lanning Memorial Hospital, Hastings NE |
Nebraska Methodist Health System (handful of various large projects), Omaha NE | Nebraska
Medicine UNMC (handful of various large projects), Omaha NE | Boys Town National
Research Hospital, Omaha NE | Fremont Area Medical Center, Omaha & Wahoo NE
Grand Island Regular Meeting - 12/11/2019 Page 81 / 109
Y O U R T E A M
K i l e y K e c k
Project Coordinator,
Chief Industries
Project Role:
Project Coordination
A Yuma, Arizona native, Kiley Keck graduated from Kofa High School in
Arizona and went on to earn her Associates Degree in Graphic Design
from Grossmont Community College in El Cajon, California and took
Construction Management Classes from San Diego State University. She
moved to Colorado in 2011 and worked for C.H. Phipps Construction,
followed by Himmelman Construction. She moved to Grand Island in 2017.
8+ years
of experience in
construction roles
Certifications Education
Associates Degree in
Graphic Design from
Grossmont Community
College & Construction
Management classes
Safety & OSHA Certified
Adult First Aid/CPR/ED
Key Project Highlights
Grand Island Regional Medical Center, Grand Island NE | Central Community College -
Health & Technical Science Building, Grand Island NE | Pinnacle Bank Remodel, Grand
Island NE | Joli Ann Leichtag Elementary, Vista CA | La Boheme, San Diego CA
Grand Island Regular Meeting - 12/11/2019 Page 82 / 109
Y O U R T E A M
s h a n n o n W a l k e r
Project Superintendent,
Chief Construction
Project Role:
Project Coordination
Shannon has worked within the construction industry for over 28 years
and has provided a variety of services from maintenance, project
superintendent, design and direct interior renovations, remodels and
complete finishes of tenant spaces. He has completed over 160,000
square feet of new construction and renovations for interior spaces.
Shannon has extensive experience working with Central Community
College in Hastings, which includes a recent cafeteria/student center
remodel and addition. This $8.5 million dollar project was in collaboration
with Wilkins Architecture Design Planning LLC.
24+ years
of experience in
construction
superintendent roles
Certifications Education
BA in English Lit from the
University of Nebraska at
Lincoln & Architecture
Emphasis from Mid Plains
Community College,
Safety & OSHA Certified
Key Project Highlights
Barr Middle School, Grand Island NE | Central Community College - Hall Student Union,
Hastings NE | CCC -Dawson Building Remodel, Hastings NE | CCC - Sherman Building
Bookstore, Hastings NE | CCC - Outdoor Activity Area, Hastings NE
Grand Island Regular Meeting - 12/11/2019 Page 83 / 109
P R O J E C T C A S E
S T U D I E S
Please note that specific project references can be provided if requested.
Grand Island Regular Meeting - 12/11/2019 Page 84 / 109
Washington, District of Columbia
Military veterans are among the most vulnerable segment of the homeless population. In
addition to a lack of basic shelter and employment opportunities, veterans often have a
myriad of physical and mental health conditions. Operating on the premise that chronic
homelessness is preventable with the right support, an unprecedented collaboration
between public, private, philanthropic, and nonprofit partners has culminated in the
opening of the John and Jill Ker Conway Residence – a permanent supportive housing
development that fills a unique niche in a market sorely lacking in affordable shelter.
Creating a healthy and inspiring environment is critical for the sensitivities of residents
transitioning out of homelessness and back into society.
Completion date: 2016 | Total square feet: 86,800 SF | Units: 124 Units; 60 Permanent
Housing | Services: Architecture, Interior Design
J O H N & J I L L K E R C O N W A Y R E S I D E N C E
Ft. Carson, Colorado
The Warrior-In-Transition Complex at Fort Carson provides administrative support,
education and training to military personnel and their families on Post, helping to
facilitate a smooth transition from healing to new directions in their lives, on Post or
off. DLR Group’s design supports the facilities’ comprehensive training plans for
soldiers, customized to help them either return to the force or move into the role of
veteran. The architectural theme of these buildings continue a modern interpretation
of the “Craftsman Style.” The design of the pedestrian hardscape creates spaces
conducive to interaction between the users as well as adding to the simplification of
wayfinding throughout the Complex.
Completion date: 2012 | Total square feet: 39,000 SF | Services: Architecture,
Interior Design
F T C A R S O N W A R R I O R T R A N S I T I O N
A D M I N I S T R A T I V E F A C I L I T I E S
Grand Island Regular Meeting - 12/11/2019 Page 85 / 109
Tuscon, Arizona
The influx of veterans from Operation Enduring Freedom and Operation Iraqi Freedom
(OEF/IEF) required expansion of the women’s clinic to better serve the growth of women’s
health and wellness. The neighboring Outpatient Clinic adjacent had an insufficient
amount of space to accommodate these two highly visible programs for anticipated
exponential growth within the VA. Building 81 was designed to expand vertically and
horizontally to the south for Imaging services to free up space in the outpatient clinic. The
expansion over an operating MRI required re-location of operations during construction
due to the vertical expansion and the use of non-ferrous materials within the gauss field.
Completion date: 2019 | Total square feet: +40,000 SF | Services: Architecture, Interior
Design, Structural, Mechanical, Plumbing, Electrical, and Low-Voltage Engineering
V A H E A L T H C A R E W O M E N 'S C E N T E R
Ft. Carson, Colorado
The Soldier Family Assistance Center (SFAC) is the first building completed at Fort
Carson’s new Warrior in Transition Complex. DLR Group’s design provides a
welcoming and safe environment to aid soldiers and their families in transitioning to
civilian life, or to return to active duty. SFAC offers healing through primary care
and support services as well as a community center and daycare for the children of
soldiers in the program and their families. The facility can support up
to 500 soldiers as they recover from post-traumatic stress disorder and other war
wounds. Planning and interiors use best practices in spatial layout, materiality and
color to immerse occupants in environments conducive to healing, readjustment, and
well-being.
Completion date: 2010 | Total square feet: 13,900 SF | Services: Architecture,
engineering and interiors services for the project in design-build delivery with Mass
Service & Supply, LLC.
F T C A R S O N S O L I D E R F A M I L Y
A S S I S T A N C E C E N T E R (S F A C )
Grand Island Regular Meeting - 12/11/2019 Page 86 / 109
Los Angeles, California
The project is the Design-Build renovation of the original 1926 Veterans Meeting Hall in
downtown Los Angeles. Eligible for the National Register of Historic Places and listed on
the State of California’s Register of Historic Resources, the 10-story structure includes six
full floors and four mezzanine floors, a full basement, a 663-seat auditorium, and a
gymnasium on the top floor. During World War II, Hollywood’s biggest stars – including
Bob Hope, Bing Crosby, entertained the troops in the Hall’s main auditorium. The landmark
Bob Hope Patriotic Hall had suffered from incompatible renovations, obsolete
infrastructure, no air conditioning, and did not meet code, ADA, life safety, or seismic
requirements. DLR Group’s design accommodates new programming for Veterans of all
branches of the military to convene in the building for meetings, events and recreational
activity, while maximizing the preservation of significant historic spaces and fabric.
Completion date: 2013 | Total square feet: 85,000 SF | Services: Architecture, Interior
Design, MEP Engineering services.
B O B H O P E P A T R I O T I C H A L L
San Francisco, California
The corner at Pine and Franklin was formerly littered with abandoned, historic
buildings, a holdover from the days when the area was known as San Francisco’s
Auto Row. DLR Group’s design for the condominiums weaves two towers into the
chiseled facades of a former commercial garage and small auto showroom. The
building’s main entrance, solarium, and courtyard are accessed through their historic
portals, evoking a sense of wonder and tying residents to the neighborhood’s storied
past. Above street level sits a modern design that, in a single structure, captures a
century of advancement. High-end fixtures and finishes complete Oyster’s vision of
a development that simultaneously reflects and contributes to the community. The
Rockwell is a pair of 13-story towers that incorporate the facades of two historic
building
Total square feet: 440,000 SF | Services:Architecture
T H E R O C K W E L L
Grand Island Regular Meeting - 12/11/2019 Page 87 / 109
Glendale, Arizona
Western Maricopa Education Center (West-MEC) is a dynamic public school District that
formed a unique partnership with 12 school Districts in Maricopa County in 2003 to enhance
Career and Technical educational opportunities for students and instructors. DLR Group’s
design of the West-MEC Aviation Center provides a dynamic specialty training center for
high school and adult students seeking future careers in aviation. It has a capacity to
handle up to 100 enrollees per week. To emphasize its role as a Federal Aviation
Administration training center, the design features striping, as found on an airport tarmac,
running from the parking lot through the lobby and into the teaching environment.
Dramatic super graphics are placed along this path to enhance the wayfinding experience.
Completion date: 2011 | Total square feet: 47,000 SF | Services: Architecture, engineering,
interiors, and landscape architecture services in design-build delivery with McCarthy
Building Companies.
W E S T -M E C A V I A T I O N C E N T E R
Sacramento, California
The Culinary Arts and Hospitality Management program at American River College
is one of the most respected culinary arts programs in Northern California. DLR
Group’s design for the modernization and expansion of the Culinary Arts facilities
supports the college’s program excellence with an environment that fosters real-
world learning experiences. New kitchen labs, a restaurant, and a retail bakery
provide high-tech spaces that reflect the professional work environment. These
spaces are interconnected and transparent to foster instructor-student-visitor
interaction that directly enhances the learning experience.
Completion date: 2015 | Total square feet: 22,794 SF | Services: Integrated
programing, Architecture, Engineering, and Interior Design services.
L O S R I O S C C D A M E R I C A N
R I V E R C O L L E G E C U L I N A R Y A R T S
M O D E R N I Z A T I O N A N D E X P A N S I O N
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Mendota Heights, Minneapolis
Le Cordon Bleu School of Culinary Arts at Brown College is housed in a new 70,000 SF
office building. The design team worked closely with the owner, developer, site staff and
the design-build mechanical and electrical designers to allow the school to begin holding
classes in February 2005. The reception area is designed to be warm and inviting for
guests and prospective students. Views are provided into three kitchens from the reception
area and into the remaining kitchens from the corridors. The kitchens are laid out with new
state-of-the-art equipment around the perimeter and prep tables in the center to create a
safe teaching environment while still meeting all the required health and safety codes.
Completion date: 2011 | Total square feet: 70,000 SF | Services: Architecture, Interiors.
L E C O R D O N B L E U S C H O O L O F
C U L I N A R Y A R T S A T B R O W N C O L L E G E
Sioux Falls, South Dakota
The goal of the Sioux Falls Career & Technical Education High School is to prepare
ALL students to succeed in the 21st century. One of the significant needs identified
is to enhance and expand career and technical education (CTE) at the high school
level.The demand for CTE courses has been increasing, which magnified the
program limitations with the existing facility. The CTE program provides a track for
students that will not go to a four-year college.
Total square feet: 94,000 SF | Services: Integrated programming, Architecture,
Engineering, and Interior Design services.
S I O U X F A L L S C A R E E R & T E C H N I C A L
E D U C A T I O N V O C A T I O N A L H I G H
S C H O O L
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Chicago, Illinois
This $30 mm project will be a 75,000 square foot, five‐story building with 60 affordable
apartment units (27 one bedroom/one bath and 33 two bedroom/two bath) in Chicago’s
Old Town neighborhood. This area is currently going through a redevelopment phase and
has excellent supporting restaurant, retail, entertainment and nightlife amenities, good
proximity to the downtown financial district and excellent public transportation amenities.
This project will also be Chicago’s first ever ARO project.
White Lotus Group's Executive Vice President of Development, Scott Henry, will provide
the coordination of the turn-key development services leading financial, planning and
zoning efforts, selection of the design and construction consultants and managing the
design and construction efforts.
The building is scheduled for completion in 2020.
N E W C I T Y A F F O R D A B L E H O U S I N G
Chicago, Illinois
This former Goldblatts department store, which is on the National Register of
Historic Places, was renovated into a Senior Supportive Facility providing extensive
services to the residents whose average age is expected to be 78 to 85 years. This
$60 mm 110,000 square foot, five‐story building consists of 101 adaptive re-use units
(70 studios, 15 one-bedroom and 16 two-bedrooms). There are over 5,000 seniors
within the immediate market area that would qualify to live in this type of facility.
Residents are provided three meals a day, onsite nursing staff, an exercise room, a
beauty salon, daily activities and on-site 24-hour a day staff services. The services
are funded under Illinois law allowing Supportive Living Facilities to receive an
ongoing stream of Medicaid relating funding.
White Lotus Group's Executive Vice President of Development, Scott Henry,
provided turn-key development services leading financial, planning and zoning
efforts, selection of the design and construction consultants and managing the
design and construction efforts. The building was completed in 2015 utilizing 4%
LIHTC equity, historic tax credit equity, DCEO grant, TE bonds, HOME, TIF and
donation tax credit equity.
N E W C I T Y S U P P O R T I V E L I V I N G
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Omaha, NE
The $20 million development on the former site of a beloved Omaha eatery, Mister C's,
serves the Metropolitan Community College Fort Omaha campus. The five-story, 113,000-
square-foot mixed-use 30 Metro features 110 affordable apartment units, a Charles Drew
health clinic, a T-Mobile and the Department of Health and Human Services.
The design and aesthetic are consistent with the college. The rectangle box structure pops
with the prominent exterior rainfall system panels that have been installed. The multi-
colored fiber cement panels are a forward thinking product and are meant to be a very
complimentary look to what the college is doing.
As owner of the land, White Lotus Group provided turn-key development services leading
planning and zoning efforts, selection of the design and construction consultants and
managing the design and construction efforts.
3 0 M E T R O
Chicago, Illinois
This $18 mm adaptive re-use project aims to interlace the building’s
past history as a school for children, with its new beginnings as a
home for seniors with a preference to Veterans and their families,
honoring the continuum of life. The 80,000 square foot, three‐story
building will consist of 60 units (50 one bedroom/one bath and 10 two
bedroom/two bath) and also contain lower level support spaces.
White Lotus Group's Executive Vice President of Development, Scott
Henry, will provide the coordination of the turn-key development
services leading financial, planning and zoning efforts, selection of
the design and construction consultants and managing the design
and construction efforts.
The building is scheduled for completion in 2020.
W E S T P U L L M A N V E T E R A N 'S
H O U S I N G
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Omaha, NE
This area in downtown Omaha, north of TD Ameritrade Park, was once a railroad
center and a manufacturing hub. However, as the railroad industry experienced
consolidation, most of these buildings were vacant or under-utilized until a group of
community leaders came together around a creative idea to bring people and
businesses back to the neighborhood.
Today, the neighborhood is home to the Fashion Institute Midwest, the Omaha Land
Bank, Bench, and Reclaimed Enterprises. Other signs of success are the recent
announcements of nearby developments — the Builder’s District surrounding Kiewit
Corporation’s new headquarters, and Millwork Commons, a collaborative
neighborhood focused on innovation and design where fast-growing tech company
Flywheel announced it will move into in 2020.
Our property in the district is a key spot for redevelopment. Our $20mm project will
aim to expand the district into an active, vibrant, unique “Makerhood” where arts,
crafts, and trades are nurtured, celebrated, and supported by a walkable network of
public spaces connecting a healthy mix of residential, industrial, commercial and
public activities.
N E W N O R T H M A K E R H O O D
Omaha, NE
West Dodge Pointe has always been an ideal location for a corporate business
looking to establish a West Omaha presence so when Nebraska Realty came to us
with goals to grow in stride, we couldn’t think of a better home for their corporate
headquarters.
As owner of the land, White Lotus Group was also selected to provide turn-key
development services leading planning and zoning efforts, selection of the design
and construction consultants, managing the design and construction efforts and now
provides property management services since occupancy.
This $8.5mm, three-story, 45,000 square foot office building is made of steel post
and beam construction and precast stone veneer panels. While Nebraska Realty
anchors the building occupying 30,000 square feet, Continuum Financial Group and
Vantage Finance occupy the additional space, so a beautiful three-story atrium
services interior entrances to all tenants. When building this space for our tenants
we created private offices, conference rooms, a training center, open offices, a
lounge, break-out spaces and IT departments. This project was completed in April
2015, on time and on budget.
W E S T D O D G E P O I N T E O F F I C E A
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Omaha, NE
West Dodge Pointe Office B is an 85,000 square foot class A office space, that was
developed following the inability to satisfy the leasing interest in our neighboring West
Dodge Pointe development – home to Nebraska Realty. Office B will house the new
corporate headquarters for Baxter Auto, arguably one of the fastest growing
companies in the Midwest. The company will lease half of the building, leaving room for
company growth or an additional tenant.
This $20mm project will have both on and off-street parking, underground parking and
a full presentation view along Dodge Street. Tenants will have their office sign
showcased to over 100,000 daily traffickers and have immediate access to eastbound
West Dodge. Employees will also be within close proximity to Village Pointe, Lakeside
and Methodist.
As the land-owner and chosen developer, White Lotus Group will provide turn-key
development services to Baxter Auto and any future tenants by leading planning and
zoning efforts, selection of the design and construction consultants, managing the
design and construction efforts, and ultimately providing property management services
after occupancy. This project is set to be completed in the first quarter of 2020.
W E S T D O D G E P O I N T E O F F I C E B
Omaha, NE
This building was once the old Ames Bowling Alley in North Omaha, but the 44,000
square foot building has deteriorated over the years, making this an amazing
opportunity for redevelopment.
We are calling this project the Ames Innovation Center and we aim to create a
cutting-edge tech and data-driven environment in North Omaha that would foster
collaboration among various businesses and organizations, as well as become a home
for local networking events. We envision like-minded companies with similar sized
teams calling the Ames Innovation Center their ‘home base’ and sharing in overhead
to create a higher-paying work environment for the local community. These
companies could be local companies looking to expand, or national businesses looking
to open a new Omaha-based operation. The center will be built to allow for 250-300
total employees.
We are currently updating the core and shell of the building and building out a 3,800
square foot space for the state of Nebraska to have an express DMV at the site.
Their space and core and shell are estimated to be completed by the end of 2019.
A M E S I N N O V A T I O N C E N T E R
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Lincoln, NE
The Hudl International Headquarters is a seven-story mixed-use building offering
dynamic retail and office space. This project continues the expansion of the new West
Haymarket Development and, upon completion, will enhance the vibrancy of the
Canopy Street area. The 170,000 s.f. building will be one of the largest office buildings
constructed in Lincoln’s core in several years. As the primary tenant, Hudl will occupy
the top four floors of the building, and Nelnet, another leading Nebraska-based
company, will occupy the second floor. The building was designed to showcase the
dynamic culture of the innovative sports software company and will include a partially-
enclosed seventh floor offering a company cafeteria, game room, rooftop patio, and
green space.
The project was started in October of 2015 and was complete two years later on
October 1, 2017
H U D L
Rapid City, South Dakota
The Village at Skylines Pines is a 101-unit assisted living community in Rapid City,
South Dakota. The full project consists of 63 regular assisted living units, with 38
secure memory unit rooms for dementia and Alzheimer’s care. The 3-story, 106,619
square ft facility, contains 116 beds and is built into the hillside of the Blackhills
overlooking the city of Rapid City. The vision for the facility is a neighborhood
concept that has a large commercial kitchen that supports the main dining venue
serving all wings.
The common core area of the facility includes a post office, a bank, a beauty salon, a
general store, and a bistro café. Residents are able to make use of the health &
wellness center, activity rooms, library, chapel, as well as the many family gathering
rooms and areas. The lobby ceiling opens to the second floor, with staff offices,
meeting rooms, and conference rooms. Two large sitting areas with fireplaces, and
an indoor water fountain, complete the lobby area.
The project began on July 1, 2016 and reached temporary occupancy on January 4th
2018.
T H E V I L L A G E A T S K Y L I N E P I N E S
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P R O P O S E D P R O J E C T
O V E R V I E W
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The Grand Island Veterans Home, which was originally
open only to Union veterans of the Civil War,
welcomed its first veteran in 1888. It was established
the year before as the Soldiers and Sailors Home.
Now, after 132 years, veterans no longer call this place
home. In December of 2018, the 47-acres campus along
with all of its residents and staff was relocated to
Kearney, Nebraska and has since sat vacant.
The Grand Island Community Redevelopment Authority
has issued an 'Invitation to Submit Redevelopment
Contract Proposals' for the campus.
Our team of experienced professionals believe we can
bring this beautiful campus back to life through
rehabilitation of historic structures and new
construction.
This campus' rich history, service toward veterans and
its deeply patriotic roots will not be forgotten.
T H E C U R R E N T
S T A T E
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Imagine a space that is not only beautiful, but safe, family-friendly, vibrant
and salutes our American Veterans. This space includes a beautiful park with
an exquisite tribute to our veterans, affordable housing for seniors, students
and our American heroes, educational training facilities, and beautiful office
space focusing on health and wellness. Our proposed redevelopment solution
for the 47 acres that was once home to the Grand Island Veterans Campus,
The Grand Island Liberty Campus, is this space. This development is centered
around providing affordable housing to the community while supplementing
the campus with appropriate amenities and users.
The Grand Island community is in need of housing. According to the 2019
Grand Island Nebraska Community Housing Study, a newly formed Housing
partnership is tasked with encouraging housing development within the City.
The study notes that, “By 2019, the Community of Grand Island will need to
develop up to 722 owner units and 438 rental housing units for households,
age 18 to 54 years, and 288 owner and 286 rental units for elderly households
at 55+ years of age.” Phase 1 of our project would supply 100 affordable units
to seniors with a preference to veterans and their families. Phase 3 of our
project would also target the 55+ community with an affordable assisted
living component.
The study also notes, “Approximately 626 units of the total 1,010 projected
owner housing units, and 390 of the targeted 724 rental units needed in
Grand Island by 2019, should be targeted for the local workforce.” Phase 2 of
our project focuses on providing local community college and internship
housing to students and young professionals.
Interwoven throughout these phases, our team will work with national and
local users (commercial, office, medical, educational etc.) to add new
construction to the site that would be complimentary to the mission of the
campus and provide suitable amenities to the residents.
We feel this revitalized campus could help solve the housing needs in Grand
Island while bringing in elements that will support local residents and pay
tribute to the campus’ rich American history.
P R O J E C T
O V E R V I E W
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To ho n o r ou r V et er a ns , ou r S e ni o r s
an d th e ir f a mi l ie s by re v i ta li z i ng
G r a n d I s l a n d 's h i s t o r i c C a m p u s i n t o
a vi b r a n t i n t er -g e n e r a t i o nal
f a ci l it y .
P R O J E C T M I S S I O N
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S I T E P L A N
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P L E A S E N O T E
We pride ourselves on finding the optimal
solutions for each project we propose. We
have no bias or preconceived notion, and fully
intend that if this project is of interest to the
City of Grand Island and the DAS, then we
would benefit by working with the designated
committee(s) to adapt services, amenities and
the overall design so that it all would be
appropriately tailored for the neighborhood.
Grand Island Regular Meeting - 12/11/2019 Page 101 / 109
P R O P O S E D P R O J E C T D E T A I L S
Uses & Zoning: We have begun preliminary conversations with the City and are confident that any entitlements to complete this
project are achievable.
Property Ownership: The Development Team would take ownership when all of the financing is ready to close - estimated to be
June 2020.
Development Schedule: Phase I - 100 units targeted to seniors with a preference to veterans and spouses of veterans (2020-2021)
Phase II - Community College and Internship Housing (2020 - 2022)
Phase III - Affordable Assisted Living (2022-2024)
*Note - We will aim to also work with national and local users (commercial, office, medical, educational etc.) to add new
construction to the site that would be complimentary to the mission of the campus and provide suitable amenities to the residents.
Current Lease Discussions: The Development Team would like to meet with the Lease Holder of the VFW property to discuss
deeding this land to the Veteran's Organization.
Proposed Offering Price: Please refer to Appendix B to view the Pro Forma and our Sources & Uses for Phase 1. Given the
extensive need for ongoing maintenance, lawn care, and other management expenses, we believe that the transfer of the asset as
a donation is best suited for this project. Please note that no Asbestos or Environmental Reports were ever shared with the
Development Team. It is our requirement that the Asbestos abatement and environmental remediation should be the responsibility of
the State of Nebraska. If not agreed upon, the Development team may decide not to take the deed of the Property.
Grand Island Regular Meeting - 12/11/2019 Page 102 / 109
P R O P O S E D P R O J E C T D E T A I L S
Financing Details: The project will be financed with Tax Exempt debt and from equity from both White Lotus and through the sale
of the Low Income Housing and Historic Tax Credits that will be generated by the project. Our financing strategy offers a high
certainty of execution because none of the sources are competitive and are generally perfunctory when pursued by an
experienced developer like White Lotus. Additionally, only 45% of the sources consist of debt, in contrast to typical projects
where 75% to 80% of the financing is debt. Since our debt is lower, our mortgage payments are lower, which facilitates our ability
to charge our residents lower rents while also freeing up ample cash flow to operate the property in a high quality way. If
awarded this project, White Lotus Group intends to apply for Tax Increment Financing (TIF).
Total Anticipated Investment: Phase 1 - $13.6 mm. $50 mm total is expected to be invested throughout the entire project.
Recruitment of tenants for multi-family: White Lotus Group plans to lead the recruitment strategy for tenants within the multi-
family housing components of the project, lead by our Residential Property Manager. We plan to utilize both local and online
marketing platforms, as well any local connections with the City, veterans' groups and O'Connor Enterprises in order to reach
occupancy goals.
Recruitment of tenants for commercial: All four entities within this Development Team have local, state-wide and national
connections that will aid in the recruitment of tenants to the site. In our preliminary conversations, we have had discussions with
colleges, healthcare entities and office users. Our goal will always be to bring commercial tenants into the space that amenitize
and compliment the housing component on site.
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A P P E N D I X A
Sources & Uses - Phase 1
Please note: We intend to apply for TIF to further strengthen the financial feasibility of the redevelopment.
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A P P E N D I X A
Pro Forma - Phase 1
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A P P E N D I X B
Financing Letter
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White Lotus Group Nebraska Veterans Home
COMMUNITY REDEVELOPMENT AUTHORITY OF THE CITY OF GRAND ISLAND,
NEBRASKA
RESOLUTION NO. 328
RESOLUTION OF THE COMMUNITY REDEVELOPMENT AUTHORITY OF THE CITY OF GRAND ISLAND, NEBRASKA, PROVIDING NOTICE OF INTENT TO ENTER INTO A
REDEVELOPMENT CONTRACT AFTER THE PASSAGE OF 30 DAYS AND OTHER
MATTERS
WHEREAS, this Community Redevelopment Authority of the City of Grand Island, Nebraska ("Authority"), has received a proposal for redevelopment under the Nebraska
Community Development Law (the “Act”) on a project within Redevelopment Area, from
White Lotus Group, Chief Industries and O’Connor Enterprises (The "Developer") for
redevelopment of former Nebraska Veterans Home Campus located west of Broadwell
Avenue and north of Capital Avenue in an area within the city limits of the City of Grand Island, as set forth in Exhibit 1 attached hereto area; and
WHEREAS, this Community Redevelopment Authority of the City of Grand
Island, Nebraska ("Authority"), is proposing to use Tax Increment Financing on a project
within Redevelopment Area 16;
NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS:
Section 1. In compliance with section 18-2114 of the Act, the Authority hereby gives
the governing body of the City notice that it intends to enter into the Redevelopment Contract,
after approval of the redevelopment plan amendment related to the redevelopment project
described in the Redevelopment Contract, and after the passage of 30 days from the date
hereof.
Section 2. The Secretary of the Authority is directed to file a copy of this resolution
with the City Clerk of the City of Grand Island, forthwith.
Passed and approved this 18th day of December, 2019.
COMMUNITY REDEVELOPMENT
AUTHORITY OF THE CITY OF GRAND
ISLAND, NEBRASKA.
By ___________________________
Chairperson
ATTEST:
___________________
Secretary
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White Lotus Group Nebraska Veterans Home
EXHIBIT A
Legal Description and Common Addresses
Legal Description: MISCELLANEOUS TRACTS 5-11-9 TO THE CITY OF GRAND ISLAND
58.78AC~
PIN:
Commonly Known as: Grand Island Veteran’s Campus
Address: 2206 Capital Ave, Grand Island NE
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