08-12-2020 Community Redevelopment Authority Regular Meeting Packet
Community Redevelopment
Authority (CRA)
Wednesday, August 12, 2020
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 - 8/12/2020 Page 1 / 87
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, August 12, 2020
Regular Meeting
Item A1
Agenda 8/12/20
Staff Contact:
Grand Island Regular Meeting - 8/12/2020 Page 3 / 87
Grand Island Regular Meeting - 8/12/2020 Page 4 / 87
Grand Island Regular Meeting - 8/12/2020 Page 5 / 87
COMMUNITY REDEVELOPMENT AUTHORITY
AGENDA MEMORANDUM
4 p.m. Wednesday, August 12, 2020
2. APPROVAL OF MINUTES. The minutes of the Community Redevelopment
Authority meeting July 8, 2020 are submitted for approval. A MOTION is in order.
3. APPROVAL OF FINANCIAL REPORTS. Financial reports for the period of July 1
through July 31, 2020 are submitted for approval. A MOTION is in order.
4. APPROVAL OF BILLS. Payment of bills in the amount of $319,167.55 is submitted
for approval. A MOTION is in order.
5. REVIEW OF COMMITTED PROJECTS AND CRA PROPERTIES.
6. REDEVELOPMENT PLAN – J& L WESTWARD ENTERPRISES LLC.-CAAP
Concerning a redevelopment plan for CRA Area No. 25 for J & L Westward
Enterprises LLC for 6060 W. Old Potash Highway 2. The request from J & L
Westward calls for redevelopment of the northwest corner of the intersection of 60th
Road and Old Potash Highway at the entrance to the Cornhusker Army Ammunition
Plant for industrial uses. The plan requests $359,625 in tax increment financing. The
CRA may forward the plan to the Grand Island City Council for final approval. A
MOTION to approve Resolution 341 is in order.
7. CONTRACT AMENDMENT 1 FOR TABITHA (PRATARIA PHASE 3) – The
proposed contract amendment extends the timeline for development of the site and
completion of the project along with allowing the redeveloper to apply for state and
local sales tax exemptions based on their nonprofit status. Delays have occurred both
with completing the financing and COVID-19.
8. REQUESTS FOR OTHER PROJECTS GRANT FUNDING-
a.WILLOW STREET SEWER PROJECT – The CRA has previously
discussed this project including partial funding of the sewer based on the
assessments for the project. Final assessments will be approved by the
Grand Island City Council on August 11, 2020. The total requested is
$111,371.08. This will pay the assessments on 17 of the 20 lots developed
with the Starostka Fifth Street project. Starostka’s would have been
responsible for only 3 of the parcels served by this project if they had not
decided to move forward with the subdivision. The CRA will be using the
other projects funds to buy the first series of the TIF bond on the project
and will be repaid from the proceeds of the TIF.
b.SENIOR CITIZENS INDUSTRIES REQUEST – Senior Citizens
Industries is requesting $3,742.50 to pay for renovation of the landscaping
on the 3rd Street side of their building. The proposed improvement will
Grand Island Regular Meeting - 8/12/2020 Page 6 / 87
freshen the look of the property at this end of 3rd street enhancing and
improving the area.
9. 2020-21 BUDGET APPROVAL The attached memo shows the projected end of year
cash and revenues for next year based on a tax request identical to this year.
Suggestions have been made for budgeting for operating, façade grants, real estate
purchases and other grants. Projections for estimated TIF Payments are included
along with an additional $500,000 to insure adequate budget authority for all
payments.
10. DIRECTOR’S REPORT.
a.LB1021 Micro TIF
9. ADJOURNMENT.
Chad Nabity
Director
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Community Redevelopment
Authority (CRA)
Wednesday, August 12, 2020
Regular Meeting
Item B1
Meeting Minutes 7/8/20
Staff Contact:
Grand Island Regular Meeting - 8/12/2020 Page 8 / 87
OFFICIAL PROCEEDINGS
MINUTES OF
COMMUNITY REDEVELOPMENT AUTHORITY
MEETING OF
July 8, 2020
Pursuant to due call and notice thereof, a Meeting of the Community Redevelopment Authority of
the City of Grand Island, Nebraska was conducted on July 8, 2020 at City Hall, 100 E. First
Street. Notice of the meeting was given in the July 1, 2020 Grand Island Independent.
1.CALL TO ORDER.
Vice Chair Murray called the meeting to order at 4:00 p.m. The following members were
present: Glen Murray, Glenn Wilson and Sue Pirnie. Also present were: Director Chad
Nabity, Planning Administrative Assistant Norma Hernandez, Council President Vaughn
Minton, Finance Director Patrick Brown.
2.APPROVAL OF MINUTES.
A motion for approval of the Minutes for the June 10, 2020 meeting was made by Wilson
and second by Dutoit. Upon roll call vote, all present voted aye. Motion carried 3-0
3.APPROVAL OF FINANCIAL REPORTS.
Wilson mentioned the remaining balance under Bond Principal – TIF’s is the same as the
amount budgeted. A motion was made by Wilson and second by Pirnie to approve the
financials from June 1 – June 30, 2020. Upon roll call vote, all present voted aye. Motion
carried 3-0.
4.APPROVAL OF BILLS.
A motion was made by Pirnie and second by Dutoit to approve the bills in the amount of
$3,846.23. Upon roll call vote, all present voted aye. Motion carried 3-0.
5.REVIEW OF COMMITTED PROJECTS & CRA PROPERTY.
The committed projects and CRA properties were reviewed by Nabity.
Façade Projects –Amos is anticipating the 3 façade projects will be done before the
September meeting. The payments of $223,660 will be out of this fiscal year. September
meeting will be moved to September 16th to payout TIF payments coming in on September
10th. Life Safety Grants – None of the Life Safety projects will be paid this fiscal year.
South Locust property – There was a mix up with the way the deed was written on the
piece that was sold to Talon. The assessor and register of deeds were convinced that
Talon owned all of Talon 2nd subdivision. A quick claim deed will be prepared to get filed
to take care of the mix up.
6. Redevelopment Contract for CRA Area #25 – J & L Westward Enterprises.
a.Consideration of Resolution 339 – Forward a Redevelopment Plan Amendment
to the Hall County Regional Planning Commission for redevelopment of
property at 6060 W. Old Potash Highway – J & L Westward Enterprises LLC.
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b.Consideration of Resolution 340 – Resolution of Intent to enter into a Site
Specific Redevelopment Contract and Approval of related actions 30-day
notice to city council for redevelopment of 6060 W. Old Potash Highway –
J & L Westward Enterprises LLC.
Nabity explained the property is out at the Cornhusker Army Ammunition Plant on 60th
and Old Potash. Mr. Webb has purchased 10 acres and is proposing to build a new
facility for his business. The property is not within city limits but it is on the former
military site and is eligible for TIF. The purchase price will be used as one of the eligible
activities as well as utilities on site and paving private roads. The total TIF asked is
359,625.
Ron Depue representing John Webb stated John is the owner of Webb Cutting
Components and has been in business over 30 years. Moving to the new location John
Webb will give him the ability to expand the business and add more employees.
A motion was made by Pirnie and second by Wilson to approve the Resolution 339 and
340. Upon roll call vote all, voted aye. Motion carried 3-0.
7.Director’s Report
Preliminary Budget Thoughts and Discussion
Nabity stated his recommendation is to make the same request for funding as last
year. Paying off the 3 façade projects this year will end up with starting cash of
$617,000 and commitments of $670,000. The sewer project at the 5th Street
project will be going for certificate of final completion on Tuesday. The Board
of Equalization will meet soon and set the assessments on the lots. CRA will pay
for that but will buy the first portion of the first portion of the Bond TIF for
around $120,000. $48,000 of next years budget will be needed to to make up
the current deficit.
Projected income - $550,000 not counting any land sales and in excess of funds
needed pay the Lincoln Pool Bonds
Estimated operating expenses - $109,000
Façade -$200,000
Other grants – $200,000
The payment to Husker Harvest Days will still need to be made even if there is
no show this year. The contract gives them one year time frame they can skip a
show and the forgiveness period would be extended one year.
8.Adjournment
Adjournment at 4:28 P.M.
Next meeting 4:00 P.M. August 12, 2020
Respectfully Submitted,
Norma Hernandez
Administrative Assistant
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Community Redevelopment
Authority (CRA)
Wednesday, August 12, 2020
Regular Meeting
Item C1
Financials
Staff Contact:
Grand Island Regular Meeting - 8/12/2020 Page 11 / 87
MONTH ENDED 2019-2020 2020 REMAINING % OF BUDGET
July-20 YEAR TO DATE BUDGET BALANCE USED
CONSOLIDATED
Beginning Cash 842,507 622,763
REVENUE:
Property Taxes - CRA 10,531 363,299 529,646 166,347 68.59%
Property Taxes - Lincoln Pool 2,200 119,919 194,229 74,310 61.74%
Property Taxes -TIF's 25,679 1,798,076 2,500,000 1,600,717 71.92%
Loan Income (Poplar Street Water Line) - - 13,000 13,000 0.00%
Interest Income - CRA 684 13,993 10,000 - 139.93%
Interest Income - TIF'S - 294 - -
Land Sales - 37,884 200,000 162,116 18.94%
Other Revenue - CRA 437 211,736 300,000 88,264 70.58%
Other Revenue - TIF's - - - -
TOTAL REVENUE 39,531 2,545,202 3,746,875 2,104,753 67.93%
TOTAL RESOURCES 882,038 2,545,202 4,369,638 2,104,753
EXPENSES
Auditing & Accounting - 3,000 3,000 - 100.00%
Legal Services - - 3,000 3,000 0.00%
Consulting Services - - 5,000 5,000 0.00%
Contract Services 3,846 42,420 75,000 32,580 56.56%
Printing & Binding - - 1,000 1,000 0.00%
Other Professional Services - 136 16,000 15,864 0.85%
General Liability Insurance - - 250 250 0.00%
Postage - - 200 200 0.00%
Legal Notices - 223 500 277 44.55%
Travel & Training - - 4,000 4,000 0.00%
Other Expenditures 44,990 44,990 - -
Office Supplies - - 1,000 1,000 0.00%
Supplies - - 300 300 0.00%
Land 50,000 50,000 100,000 50,000
Bond Principal - Lincoln Pool - 180,000 180,000 - 100.00%
Bond Interest - 14,230 14,229 - 100.01%
Fiscal Agent Fees/Bond Costs - 525 - -
Husker Harvest Days - 200,000 200,000 - 100.00%
Façade Improvement - - 220,000 220,000 0.00%
Building Improvement - 450,000 715,000 265,000 62.94%
Other Projects - 220,000 220,000 0.00%
Bond Principal-TIF's - 1,584,884 2,500,000 915,116 63.40%
Bond Interest-TIF's - 715 - -
Interest Expense - - - -
TOTAL EXPENSES 98,836 2,571,122 4,258,479 1,733,588 60.38%
INCREASE(DECREASE) IN CASH (59,306) (25,920) (511,604)
ENDING CASH 783,202 (25,920) 111,159 -
CRA CASH 419,032
Lincoln Pool Tax Income Balance 104,357
TIF CASH 259,813
Total Cash 783,202
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF JULY 2020
Grand Island Regular Meeting - 8/12/2020 Page 12 / 87
MONTH ENDED 2019-2020 2020 REMAINING % OF BUDGET
July-20 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF JULY 2020
GENERAL OPERATIONS:
Property Taxes - CRA 10,531 363,299 529,646 166,347 68.59%
Property Taxes - Lincoln Pool 2,200 119,919 194,229 74,310 61.74%
Interest Income 684 13,993 10,000 - 139.93%
Loan Income (Poplar Street Water Line) - 13,000 13,000 0.00%
Land Sales 37,884 200,000 162,116 18.94%
Other Revenue & Motor Vehicle Tax 437 211,736 300,000 88,264 70.58%
TOTAL 13,852 746,831 1,246,875 504,036 59.90%
WALNUT HOUSING PROJECT
Property Taxes - -
Interest Income 294 -
Other Revenue - - -
TOTAL - 294 - -
GIRARD VET CLINIC
Property Taxes 5,821 -
TOTAL - 5,821 - -
GEDDES ST APTS-PROCON
Property Taxes 17,346 -
TOTAL - 17,346 - -
SOUTHEAST CROSSING
Property Taxes 13,994 -
TOTAL - 13,994 - -
POPLAR STREET WATER
Property Taxes 493 10,530 -
TOTAL 493 10,530 - -
CASEY'S @ FIVE POINTS
Property Taxes 7,755 -
TOTAL - 7,755 - -
SOUTH POINTE HOTEL PROJECT
Property Taxes 45,939 -
TOTAL - 45,939 - -
TODD ENCK PROJECT
Property Taxes 2,354 -
TOTAL - 2,354 - -
JOHN SCHULTE CONSTRUCTION
Property Taxes 8,115 -
TOTAL - 8,115 - -
PHARMACY PROPERTIES INC
Property Taxes 7,492 -
TOTAL - 7,492 - -
KEN-RAY LLC
Property Taxes 27,627 -
TOTAL - 27,627 - -
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MONTH ENDED 2019-2020 2020 REMAINING % OF BUDGET
July-20 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF JULY 2020
TOKEN PROPERTIES RUBY
Property Taxes 1,630 -
TOTAL - 1,630 - -
GORDMAN GRAND ISLAND
Property Taxes 39,242 -
TOTAL - 39,242 - -
BAKER DEVELOPMENT INC
Property Taxes 3,943 -
TOTAL - 3,943 - -
STRATFORD PLAZA INC
Property Taxes 18,687 -
TOTAL - 18,687 - -
COPPER CREEK 2013 HOUSES
Property Taxes 575 58,562 -
TOTAL 575 58,562 - -
FUTURE TIF'S
Property Taxes - 2,500,000 2,500,000
TOTAL - - 2,500,000 2,500,000
CHIEF INDUSTRIES AURORA COOP
Property Taxes 21,313 (21,313)
TOTAL - 21,313 - (21,313)
TOKEN PROPERTIES KIMBALL ST
Property Taxes 1,541 (1,541)
TOTAL - 1,541 - (1,541)
GI HABITAT OF HUMANITY
Property Taxes 2,542 (2,542)
TOTAL - 2,542 - (2,542)
AUTO ONE INC
Property Taxes 14,524 (14,524)
TOTAL - 14,524 - (14,524)
EIG GRAND ISLAND
Property Taxes 40,031 (40,031)
TOTAL - 40,031 - (40,031)
TOKEN PROPERTIES CARY ST
Property Taxes 4,889 (4,889)
TOTAL - 4,889 - (4,889)
Grand Island Regular Meeting - 8/12/2020 Page 14 / 87
MONTH ENDED 2019-2020 2020 REMAINING % OF BUDGET
July-20 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF JULY 2020
WENN HOUSING PROJECT
Property Taxes 2,567 (2,567)
TOTAL - 2,567 - (2,567)
COPPER CREEK 2014 HOUSES
Property Taxes 4,766 181,347 (181,347)
TOTAL 4,766 181,347 - (181,347)
TC ENCK BUILDERS
Property Taxes 1,901 (1,901)
TOTAL - 1,901 - (1,901)
SUPER MARKET DEVELOPERS
Property Taxes 127,730 (127,730)
TOTAL - 127,730 - (127,730)
MAINSTAY SUITES
Property Taxes 35,067 (35,067)
TOTAL - 35,067 - (35,067)
TOWER 217
Property Taxes 12,889 14,153 (14,153)
TOTAL 12,889 14,153 - (14,153)
COPPER CREEK 2015 HOUSES
Property Taxes 4,968 156,220 - (156,220)
TOTAL 4,968 156,220 - (156,220)
NORTHWEST COMMONS
Property Taxes 201,246 - (201,246)
TOTAL - 201,246 - (201,246)
HABITAT - 8TH & SUPERIOR
Property Taxes 6,083 (6,083)
TOTAL - 6,083 - (6,083)
KAUFMAN BUILDING
Property Taxes 6,834 (6,834)
TOTAL - 6,834 - (6,834)
TALON APARTMENTS
Property Taxes 76,037 (76,037)
TOTAL - 76,037 - (76,037)
VICTORY PLACE
Property Taxes 5,047 (5,047)
TOTAL - 5,047 - (5,047)
THINK SMART
Property Taxes 6,854 (6,854)
TOTAL - 6,854 - (6,854)
Grand Island Regular Meeting - 8/12/2020 Page 15 / 87
MONTH ENDED 2019-2020 2020 REMAINING % OF BUDGET
July-20 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF JULY 2020
BOSSELMAN HQ
Property Taxes 95,624 (95,624)
TOTAL - 95,624 - (95,624)
TALON APARTMENTS 2017
Property Taxes 80,100 (80,100)
TOTAL - 80,100 - (80,100)
WEINRICH DEVELOPMENT
Property Taxes 2,730 (2,730)
TOTAL - 2,730 - (2,730)
WING WILLIAMSONS
Property Taxes 2,871 (2,871)
TOTAL - 2,871 - (2,871)
HATCHERY HOLDINGS
Property Taxes 91,408 (91,408)
TOTAL - 91,408 - (91,408)
FEDERATION LABOR TEMPLE
Property Taxes 3,864 (3,864)
TOTAL - 3,864 - (3,864)
MIDDLETON PROPERTIES II
Property Taxes 8,044 (8,044)
TOTAL - 8,044 - (8,044)
COPPER CREEK 2016 HOUSES
Property Taxes 1,988 86,433 (86,433)
TOTAL 1,988 86,433 - (86,433)
MENDEZ ENTERPRISES LLC PHASE 1
Property Taxes 212 (212)
TOTAL - 212 - (212)
EAST PARK ON STUHR
Property Taxes 59,513 (59,513)
TOTAL - 59,513 - (59,513)
TAKE FLIGHT INVESTMENTS
Property Taxes 279 (279)
TOTAL - 279 - (279)
PRATARIA VENTURES HOSPITAL
Property Taxes 189,704 (189,704)
TOTAL - 189,704 - (189,704)
AMMUNITION PLANT
Property Taxes 105 (105)
TOTAL - 105 - (105)
URBAN ISLAND LLC
Property Taxes 1,982 (1,982)
TOTAL - 1,982 - (1,982)
Grand Island Regular Meeting - 8/12/2020 Page 16 / 87
MONTH ENDED 2019-2020 2020 REMAINING % OF BUDGET
July-20 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF JULY 2020
PEACEFUL ROOT
Property Taxes 245 (245)
TOTAL - 245 - (245)
TOTAL REVENUE 39,531 2,545,202 3,746,875 2,198,753 67.93%
- -
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MONTH ENDED 2019-2020 2020 REMAINING % OF BUDGET
July-20 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF JULY 2020
EXPENSES
CRA
GENERAL OPERATIONS:
Auditing & Accounting 3,000 3,000 - 100.00%
Legal Services - 3,000 3,000 0.00%
Consulting Services - 5,000 5,000 0.00%
Contract Services 3,846 42,420 75,000 32,580 56.56%
Printing & Binding - 1,000 1,000 0.00%
Other Professional Services 136 16,000 15,864 0.85%
General Liability Insurance - 250 250 0.00%
Postage - 200 200 0.00%
Legal Notices 223 500 277 44.55%
Travel & Training - 4,000 4,000 0.00%
Other Expenditures 44,990 44,990 -
Office Supplies - 1,000 1,000 0.00%
Supplies - 300 300 0.00%
Land 50,000 50,000 100,000 50,000
Bond Principal - Lincoln Pool 180,000 180,000 - 100.00%
Bond Interest - Lincoln Pool 14,230 14,229 - 100.01%
Fiscal Agent Fees/Bond Costs 525 - #DIV/0!
PROJECTS
Husker Harvest Days 200,000 200,000 - 100.00%
Façade Improvement - 220,000 220,000 0.00%
Building Improvement 450,000 715,000 265,000 0.00%
Other Projects - 220,000 220,000 0.00%
TOTAL CRA EXPENSES 98,836 985,524 1,758,479 818,471 56.04%
WALNUT HOUSING PROJECT
Bond Principal 34,401 - -
Bond Interest 715 - -
TOTAL - 35,116 - -
GIRARD VET CLINIC
Bond Principal 524 - -
TOTAL - 524 - -
GEDDES ST APTS - PROCON
Bond Principal 17,346 - -
TOTAL - 17,346 - -
SOUTHEAST CROSSINGS
Bond Principal 12,362 - -
TOTAL - 12,362 - -
POPLAR STREET WATER
Bond Principal 9,391 - -
TOTAL - 9,391 - -
CASEY'S @ FIVE POINTS
Bond Principal 7,755 - -
TOTAL - 7,755 - -
Grand Island Regular Meeting - 8/12/2020 Page 18 / 87
MONTH ENDED 2019-2020 2020 REMAINING % OF BUDGET
July-20 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF JULY 2020
SOUTH POINTE HOTEL PROJECT
Bond Principal 45,939 - -
TOTAL - 45,939 - -
TODD ENCK PROJECT
Bond Principal 2,354 - -
TOTAL - 2,354 - -
JOHN SCHULTE CONSTRUCTION
Bond Principal 4,222 - -
TOTAL - 4,222 - -
PHARMACY PROPERTIES INC
Bond Principal 7,492 - -
TOTAL - 7,492 - -
KEN-RAY LLC
Bond Principal 24,601 - -
TOTAL - 24,601 - -
TOKEN PROPERTIES RUBY
Bond Principal 1,630 - -
TOTAL - 1,630 - -
GORDMAN GRAND ISLAND
Bond Principal 39,242 - -
TOTAL - 39,242 - -
BAKER DEVELOPMENT INC
Bond Principal 2,037 - -
TOTAL - 2,037 - -
STRATFORD PLAZA LLC
Bond Principal 18,687 - -
TOTAL - 18,687 - -
COPPER CREEK 2013 HOUSES
Bond Principal 44,614 - -
TOTAL - 44,614 - -
CHIEF INDUSTRIES AURORA COOP
Bond Principal 21,313 - -
TOTAL - 21,313 - -
TOKEN PROPERTIES KIMBALL STREET
Bond Principal 1,541 - -
TOTAL - 1,541 - -
GI HABITAT FOR HUMANITY
Bond Principal 2,542 - -
TOTAL - 2,542 - -
Grand Island Regular Meeting - 8/12/2020 Page 19 / 87
MONTH ENDED 2019-2020 2020 REMAINING % OF BUDGET
July-20 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF JULY 2020
AUTO ONE INC
Bond Principal 7,564 - -
TOTAL - 7,564 - -
EIG GRAND ISLAND
Bond Principal 40,031 - -
TOTAL - 40,031 - -
TOKEN PROPERTIES CARY STREET
Bond Principal 4,889 - -
TOTAL - 4,889 - -
WENN HOUSING PROJECT
Bond Principal 2,567 - -
TOTAL - 2,567 - -
COPPER CREEK 2014 HOUSES
Bond Principal 141,448 - -
TOTAL - 141,448 - -
TC ENCK BUILDERS
Bond Principal 1,901 - -
TOTAL - 1,901 - -
SUPER MARKET DEVELOPERS
Bond Principal 127,730 - -
TOTAL - 127,730 - -
MAINSTAY SUITES
Bond Principal 35,067 - -
TOTAL - 35,067 - -
TOWER 217
Bond Principal 1,263 - -
TOTAL - 1,263 - -
COPPER CREEK 2015 HOUSES
Bond Principal 114,554 - -
TOTAL - 114,554 -
NORTHWEST COMMONS
Bond Principal 194,077 - -
TOTAL - 194,077 -
HABITAT - 8TH & SUPERIOR
Bond Principal 6,083 - -
TOTAL - 6,083 -
KAUFMAN BUILDING
Bond Principal 6,834 - -
TOTAL - 6,834 -
Grand Island Regular Meeting - 8/12/2020 Page 20 / 87
MONTH ENDED 2019-2020 2020 REMAINING % OF BUDGET
July-20 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF JULY 2020
TALON APARTMENTS
Bond Principal 76,037 - -
TOTAL - 76,037 -
VICTORY PLACE
Bond Principal 5,047 - -
TOTAL - 5,047 -
FUTURE TIF'S
Bond Principal - 2,500,000 2,500,000
TOTAL - - 2,500,000 2,500,000
THINK SMART
Bond Principal 6,854 - -
TOTAL - 6,854 -
BOSSELMAN HQ
Bond Principal 95,624 - -
TOTAL - 95,624 -
TALON APARTMENTS 2017
Bond Principal 80,100 - -
TOTAL - 80,100 -
WEINRICH DEVELOPMENT
Bond Principal 2,730 - -
TOTAL - 2,730 -
WING WILLIAMSONS
Bond Principal 1,515 - -
TOTAL - 1,515 -
HATCHERY HOLDINGS
Bond Principal 8,117 - -
TOTAL - 8,117 -
FEDERATION LABOR TEMPLE
Bond Principal 345 - -
TOTAL - 345 -
MIDDLETON PROPERTIES II
Bond Principal 8,044 - -
TOTAL - 8,044 -
COPPER CREEK 2016 HOUSES
Bond Principal 66,644 - -
TOTAL - 66,644 -
EAST PARK ON STUHR
Bond Principal 59,513 - -
TOTAL - 59,513 -
TAKE FLIGHT INVESTMENTS
Bond Principal 279 - -
TOTAL - 279 -
Grand Island Regular Meeting - 8/12/2020 Page 21 / 87
MONTH ENDED 2019-2020 2020 REMAINING % OF BUDGET
July-20 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF JULY 2020
PRATARIA VENTURES HOSPITAL
Bond Principal 189,704 - -
TOTAL - 189,704 -
AMMUNITION PLANT
Bond Principal 105 - -
TOTAL - 105 -
URBAN ISLAND LLC
Bond Principal 1,982 - -
TOTAL - 1,982 -
PEACEFUL ROOT
Bond Principal 245 - -
TOTAL - 245 -
TOTAL EXPENSES 98,836 2,571,122 4,258,479 3,318,471 60.38%
Grand Island Regular Meeting - 8/12/2020 Page 22 / 87
Community Redevelopment
Authority (CRA)
Wednesday, August 12, 2020
Regular Meeting
Item D1
Aug 2020 Bills
Staff Contact:
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Community Redevelopment
Authority (CRA)
Wednesday, August 12, 2020
Regular Meeting
Item E1
Committed Projects
Staff Contact:
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COMMITTED PROJECTS REMAINING
GRANT
AMOUNT
2020 FISCAL YR 2021 FISCAL YR 2022 FISCAL YR ESTIMATED
COMP
Edwards Audio-618 W 3rd (11-13-19) $ 66,213.00 $ 66,213.00 2020
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 $ 223,660.00 $ 223,660.00 $ - $ -
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
Total Committed F&L Safety Grant $ 415,000.00 $ 415,000.00 $ - $ -
BUDGET COMMITTED LEFT
Façade Budgeted 2020 $ 220,000.00 $ 223,660.00 $ (3,660.00)
Other Projects Budgeted 2020 $ 220,000.00 $ - $ 220,000.00
Land - Budgeted 2020 $ 100,000.00 $ - $ 100,000.00
Land Sales Budgeted 2020 $ (200,000.00) $ - $ (200,000.00)
subtotal $ 223,660.00 $ 116,340.00
Less committed ($638,660.00)$0.00
Balance remaining $ (415,000.00) $ 116,340.00
BUDGET PAID LEFT
Building Improvements * $ 715,000.00 $ 450,000.00 $ 265,000.00
*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
July 31, 2020
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Community Redevelopment
Authority (CRA)
Wednesday, August 12, 2020
Regular Meeting
Item I1
Redevelopment Plan Amendment for CRA Area #25 - J & L
Westward Enterprises -
Staff Contact:
Grand Island Regular Meeting - 8/12/2020 Page 27 / 87
J & L Westward Enterprises LLC Are 25 CAAP
COMMUNITY REDEVELOPMENT AUTHORITY
OF THE CITY OF GRAND ISLAND, NEBRASKA
RESOLUTION NO. 341
A RESOLUTION RECOMMENDING APPROVAL OF A REDEVELOPMENT
PLAN OF THE CITY OF GRAND ISLAND, NEBRASKA; RECOMMENDING
APPROVAL OF A REDEVELOPMENT PROJECT OF THE CITY OF GRAND
ISLAND, NEBRASKA; APPROVING A COST BENEFIT ANALYSIS FOR SUCH
PROJECT; AND APPROVAL OF RELATED ACTIONS
WHEREAS, the Mayor and Council of the City of Grand Island, Nebraska (the “City”), upon
the recommendation of the Planning Commission of the City of Grand Island, Nebraska (the “Planning
Commission”), and in compliance with all public notice requirements imposed by the Community
Development Law, Chapter 18, Article 21, Reissue Revised Statutes of Nebraska, as amended (the
“Act”), duly declared the redevelopment area legally described on Exhibit A attached hereto (the
“Redevelopment Area”) to be blighted and substandard and in need of redevelopment; and
WHEREAS, pursuant to and in furtherance of the Act, a Redevelopment Plan (the
“Redevelopment Plan”), has been prepared by Community Redevelopment Authority of Grand Island,
Nebraska, (the “Authority”) pursuant to an application by J & L Westward Enterprises LLC (the
“Redeveloper”), in the form attached hereto as Exhibit B, for the purpose of redeveloping
Redevelopment Area legally described on Exhibit A, referred to herein as the Project Area (the “Project
Area”); and
WHEREAS, pursuant to the Redevelopment Plan, the Authority would agree to incur
indebtedness and make a grant for the purposes specified in the Redevelopment Plan (the “Project”), in
accordance with and as permitted by the Act; and
WHEREAS, the Authority has conducted a cost benefit analysis of the Project (the “Cost
Benefit Analysis”) pursuant to Section 18-2113 of the Act, a which is included in the Redevelopment
Plan attached hereto as Exhibit B; and
WHEREAS, the Authority has made certain findings and pursuant thereto has determined that it
is in the best interests of the Authority and the City to approve the Redevelopment Plan and approve the
Redevelopment Project and to approve the transactions contemplated thereby.
NOW, THEREFORE, BE IT RESOLVED BY THE COMMUNITY REDEVELOPMENT
AUTHORITY OF THE CITY OF GRAND ISLAND, NEBRASKA AS FOLLOWS:
Section 1. The Authority has determined that the proposed land uses and building requirements
in the Redevelopment Plan for the Project Area are designed with the general purposes of accomplishing,
and in conformance with the general plan of the City, a coordinated, adjusted, and harmonious
development of the City and its environs which will, in accordance with present and future needs,
promote health, safety, morals, order, convenience, prosperity and the general welfare, as well as
efficiency in economy in the process of development; including, among other things, adequate provision
for traffic, vehicular parking, the promotion of safety from fire, panic, and other dangers, adequate
provisions for light and air, the promotion of the healthful and convenient distribution of population, the
provision of adequate transportation, water, sewerage, and other public utilities, schools, parks,
recreational and communitive facilities, and other public requirements, the promotion of sound design and
arrangement, the wise and efficient expenditure of public funds, and the prevention of the recurrence of
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J & L Westward Enterprises LLC Are 25 CAAP
unsanitary or unsafe dwelling accommodations, or conditions of blight.
Section 2. The Authority has conducted a Cost Benefit Analysis for the Project, included in the
Redevelopment Plan attached hereto as Exhibit B, in accordance with the Act, and has found and hereby
finds that the Project would not be economically feasible without the use of tax increment financing, the
Project would not occur in the Project Area without the use of tax increment financing and the costs and
benefits of the Project, including costs and benefits to other affected political subdivisions, the economy
of the community, and the demand for public and private services, have been analyzed and have been
found to be in the long term best interests of the community impacted by the Project.
Section 3. In compliance with section 18-2114 of the Act, the Authority finds and determines as
follows: (a) the Redevelopment Area constituting the Redevelopment Project will not be acquired by the
Authority and the Authority shall receive no proceeds from disposal to the Redeveloper; (b) the estimated
cost of project acquisition and the estimated cost of preparation for redevelopment including site work,
onsite utilities and private streets and related costs are described in detail in Exhibit B attached hereto; (c)
the method of acquisition of the real estate shall be by private contract by the Redeveloper and not by
condemnation; and (d) the method of financing the Redevelopment Project shall be by issuance of tax
increment revenue bond issued in the approximate amount of $359,625, which shall be granted to the
Redeveloper and from additional funds provided by the Redeveloper. No families will be displaced from
the Redevelopment Project Area as a result of the project.
Section 4. The Authority hereby recommends to the City approval of the Redevelopment Plan
and the Redevelopment Project described in the Redevelopment Plan.
Section 5. All prior resolutions of the Authority in conflict with the terms and provisions of this
resolution are hereby expressly repealed to the extent of such conflicts.
Section 6. This resolution shall be in full force and effect from and after its passage and
approval.
PASSED AND APPROVED this 12th day of August, 2020.
COMMUNITY REDEVELOPMENT
AUTHORITY OF THE CITY OF GRAND
ISLAND NEBRASKA
ATTEST: By: ___________________________________
Chair
By: ___________________________________
Secretary
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J & L Westward Enterprises LLC Are 25 CAAP
EXHIBIT A
LEGAL DESCRIPTION OF REDEVELOPMENT PROJECT AREA
LEGAL DESCRIPTION
A tract of land being a part of the Southeast Quarter of the Southeast Quarter (SE 1/4 SE 1/4),
Section Seventeen (17), Township Eleven (11) North, Range Ten (10) West of the 6th P.M. , Hall
County, Nebraska, and more particularly described as follows:
Beginning at a Survey Marker Spike and L.S. Washer at the Southeast Corner of the Southeast
Quarter of Section 17 and assuming the South line of said Southeast Quarter bearing S 89° 32'
20" W and all bearings contained herein are relative thereto; thence S 89° 32' 20" W on said
South line distance of 600.00 feet; thence N 00° 08' 28" E parallel with the East line of said
Southeast Quarter a distance of 735.00 feet to a 5/8” rebar w/cap; thence N 89° 32' 20" E
parallel with said South line of the Southeast Quarter a distance of 600.00 feet to the East line of
said Southeast Quarter; thence S 00° 06' 28" W on said East line a distance of 735.00 feet to the
Point of Beginning.
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J & L Westward Enterprises LLC Are 25 CAAP
* * * * *
EXHIBIT B
FORM OF REDEVELOPMENT PLAN
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Site Specific Redevelopment Plan
Grand Island CRA Area 25 (CAAP)
July 2020
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to approve a Redevelopment Plan for a specific project for Area 25 with in
the city, pursuant to the Nebraska Community Development Law (the “Act”) and
provide for the financing of a specific infrastructure related project in Area 25.
Executive Summary:
Project Description
THE REDEVELOPMENT OF THE PROPERTY (10 ACRES LOCATED IN PART OF
THE SOUTHEAST QUARTER (SE1/4) OF SECTION (17) SEVENTEEN, TOWNSHIP
ELEVEN (11) NORTH, RANGE TEN (10) WEST OF THE 6TH P.M., HALL
COUNTY, NEBRASKA) 6060 W. OLD POTASH HIGHWAY (NORTHWEST
CORNER OF 60TH ROAD AND OLD POTASH HIGHWAY) FOR INDUSTRIAL
USES, INCLUDING CONSTRUCTION OF A 25,000 SQUARE FOOT BUILDING
FOR EXPANSION OF THE J&L WESTWARD ENTERPRISES, LLC SICKLE
SHARPENING BUSINESS
The use of Tax Increment Financing to aid in development expenses associated with
redevelopment of the property located at 6060 W. Old Potash Highway. The proposed
plans would include the development of a 25,000 square foot building and associated
private streets and parking to accommodate the business. The use of Tax Increment
Financing is an integral part of the development plan and necessary to make this project
affordable. The use of this property for industrial non-residential uses is consistent with
the Cornhusker Army Ammunition Plant (CAAP) reuse plan as approved and adopted by
the CAAP Reuse Committee and the Hall County Board of Supervisors. This project
would not be feasible without the use of TIF.
J & L Westward, LLC owns approximately 10 acres in the Southern Public Power
Industrial Park. Development of the property and expansion of the business is contingent
on Tax Increment Financing. J & L Westward, LLC has been located in Grand Island
since 1991 and has 30 full time employees. This is an opportunity for them to expand
both their business and their employee base, further supporting the local agricultural
community. The $108,000 purchase price of this property is a TIF eligible activity. The
developer is responsible for and has provided evidence that they can secure adequate debt
financing to cover the costs associated with this project. The Grand Island Community
Redevelopment Authority (CRA) intends to pledge the ad valorem taxes generated over
the 15-year period beginning January 1, 2022 towards the allowable costs and associated
financing for the acquisition and site work.
TAX INCREMENT FINANCING TO PAY FOR THE REHABILITATION OF THE
PROPERTY WILL COME FROM THE FOLLOWING REAL PROPERTY:
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Property Description (the “Redevelopment Project Area”)
LEGAL DESCRIPTION
A tract of land being a part of the Southeast Quarter of the Southeast Quarter (SE 1/4 SE
1/4), Section Seventeen (17), Township Eleven (11) North, Range Ten (10) West of the
6th P.M. , Hall County, Nebraska, and more particularly described as follows:
Beginning at a Survey Marker Spike and L.S. Washer at the Southeast Corner of the
Southeast Quarter of Section 17 and assuming the South line of said Southeast Quarter
bearing S 89° 32' 20" W and all bearings contained herein are relative thereto; thence S
89° 32' 20" W on said South line distance of 600.00 feet; thence N 00° 08' 28" E parallel
with the East line of said Southeast Quarter a distance of 735.00 feet to a 5/8” rebar
w/cap; thence N 89° 32' 20" E parallel with said South line of the Southeast Quarter a
distance of 600.00 feet to the East line of said Southeast Quarter; thence S 00° 06' 28" W
on said East line a distance of 735.00 feet to the Point of Beginning.
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Location Map
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The tax increment will be captured for the tax years the payments for which become
delinquent in years 2023 through 2037 inclusive.
The real property ad valorem taxes on the current valuation will continue to be paid
to the normal taxing entities. The increase will come from the construction of a
building to house the J & L Westward business. This use is permitted at this
location.
Statutory Pledge of Taxes.
In accordance with Section 18-2147 of the Act and the terms of the Resolution
providing for the issuance of the TIF Note, the Authority hereby provides that any ad
valorem tax on the Redevelopment Project Area for the benefit of any public body be
divided for a period of fifteen years after the effective date of this provision as set forth in
the Redevelopment Contract, consistent with this Redevelopment Plan. Said taxes shall
be divided as follows:
a. That portion of the ad valorem tax which is produced by levy at the rate
fixed each year by or for each public body upon the redevelopment project valuation shall
be paid into the funds, of each such public body in the same proportion as all other taxes
collected by or for the bodies; and
b. That portion of the ad valorem tax on real property in the
redevelopment project in excess of such amount, if any, shall be allocated to and, when
collected, paid into a special fund of the Authority to pay the principal of; the interest on,
and any premiums due in connection with the bonds, loans, notes, or advances on money
to, or indebtedness incurred by, whether funded, refunded, assumed, or otherwise,such
Authority for financing or refinancing, in whole or in part, a redevelopment project.
When such bonds, loans, notes, advances of money, or indebtedness including interest
and premium due have been paid, the Authority shall so notify the County Assessor and
County Treasurer and all ad valorem taxes upon real property in such redevelopment
project shall be paid into the funds of the respective public bodies.
Pursuant to Section 18-2150 of the Act, the ad valorem tax so divided is hereby pledged
to the repayment of loans or advances of money, or the incurring of any indebtedness,
whether funded, refunded, assumed, or otherwise, by the CRA to finance or refinance, in
whole or in part, the redevelopment project, including the payment of the principal of,
premium, if any, and interest on such bonds, loans, notes, advances, or indebtedness.
Redevelopment Plan Amendment Complies with the Act:
The Community Development Law requires that a Redevelopment Plan and Project
consider and comply with a number of requirements. This Plan Amendment meets the
statutory qualifications as set forth below.
1. The Redevelopment Project Area has been declared blighted and substandard by
action of the Grand Island City Council on July 25, 2017.[§18-2109] Such
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declaration was made after a public hearing with full compliance with the public
notice requirements of §18-2115 of the Act.
2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (13)
(a) and §18-2110]
Grand Island adopted a Comprehensive Plan on July 13, 2004. This property is not
located within Grand Island or the 2 mile extraterritorial jurisdiction of Grand Island.
Hall County adopted their comprehensive plan including the CAAP redevelopment plan
on April 20, 2004. This redevelopment plan amendment and project are consistent with
the Hall County Comprehensive Plan and the CAAP Reuse Plan, in that no changes in the
Comprehensive Plan elements are intended. This plan merely provides funding for the
developer to develop property with 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 August 5, 2020 and passed
Resolution 2020-08 confirming that this project is consistent with the Comprehensive
Plan for the Hall County.
3. The Redevelopment Plan must be sufficiently complete to address the following
items: [§18-2103(13) (b)]
a. Land Acquisition:
This Redevelopment Plan provides for real property acquisition and this plan amendment
does not prohibit such acquisition. There is no proposed acquisition by the authority
Property acquisition is an eligible activity for this project.
b. Demolition and Removal of Structures:
The project to be implemented with this plan does not provide for the demolition and
removal any structures on this property.
c. Future Land Use Plan
Within the Hall County Comprehensive Plan as adopted and updated since 2004 this area
and all of the CAAP grounds are designated as CAAP Reuse Area. According to the
CAAP Reuse Plan this particular area is planned for Agriculture and Special Industrial
Uses. This property is in private ownership. [§18-2103(b) and §18-2111] The attached
map also is an accurate site plan of the area after redevelopment. [§18-2111(5)]
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Site Layout
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Proposed Building
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d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned AG/SI-Special Agriculture/Industrial zone. No zoning changes are
anticipated with this project. No changes are anticipated in street layouts or grades. No
changes are anticipated in building codes or ordinances. Nor are any other planning
changes contemplated. [§18-2103(b) and §18-2111]
e. Site Coverage and Intensity of Use
The developer is proposing to construct a 25,000 square foot manufacturing facility. The
proposed development is within the site coverage and intensity of use limits of the
district. This is a permitted use at this location. [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Municipal sewer and water are not available to this development.
Electric utilities are sufficient for the proposed use of this building.
No other utilities would be impacted by the development.
No other utilities would be impacted by the development. [§18-2103(b) and §18-2111]
4. The Act requires a Redevelopment Plan provide for relocation of individuals and
families displaced as a result of plan implementation. This property, owned by the
developer, is vacant and has been vacant for more than 1 year; no relocation is
contemplated or necessary. [§18-2103.02]
5. No member of the Authority, nor any employee thereof holds any interest in any
property in this Redevelopment Project Area. [§18-2106] No members of the
authority or staff of the CRA have any interest in this property.
6. Section 18-2114 of the Act requires that the Authority consider:
a. Method and cost of acquisition and preparation for redevelopment and estimated
proceeds from disposal to redevelopers.
The developer owns this property and acquisition is not part of the request for tax
increment financing. The estimated costs of redevelopment of this property is
$2,042,483 Acquisition of the property was $108,000 along with site prep cost of
$52,700. A total of $111,373 will be spent on improvements to street maintained
publicly and privately. Planning related expenses for Architectural and Engineering
services of $79,375 and are included as a TIF eligible expense. Legal, Fees including a
reimbursement to the City and the CRA of $12,100 are included as TIF eligible expense.
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The total of the TIF eligible expenses is $363,548. The CRA will issue a zero percent
interest bond in the amount of $359,625 the total TIF requested and expected over the 15
year period. It is anticipated that this will generate $252,647 of capital at the beginning
of this project if the borrower can finance the debt at 5% interest over 15 years.
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 $359,625 from the proceeds of the TIF. This
indebtedness will be repaid from the Tax Increment Revenues generated from the project.
TIF revenues shall be made available to repay the original debt and associated interest
after January 1, 2022 through December 2037.
c. Statement of feasible method of relocating displaced families.
No families will be displaced as a result of this plan.
7. Section 18-2113 of the Act requires:
Prior to recommending a redevelopment plan to the governing body for approval, an
authority shall consider whether the proposed land uses and building requirements in the
redevelopment project area are designed with the general purpose of accomplishing, in
conformance with the general plan, a coordinated, adjusted, and harmonious development
of the city and its environs which will, in accordance with present and future needs,
promote health, safety, morals, order, convenience, prosperity, and the general welfare, as
well as efficiency and economy in the process of development, including, among other
things, adequate provision for traffic, vehicular parking, the promotion of safety from
fire, panic, and other dangers, adequate provision for light and air, the promotion of the
healthful and convenient distribution of population, the provision of adequate
transportation, water, sewerage, and other public utilities, schools, parks, recreational and
community facilities, and other public requirements, the promotion of sound design and
arrangement, the wise and efficient expenditure of public funds, and the prevention of the
recurrence of insanitary or unsafe dwelling accommodations or conditions of blight.
The Authority has considered these elements in proposing this Plan Amendment. This
amendment, in and of itself will promote consistency with the Comprehensive Plan. This
will have the intended result of preventing recurring elements of unsafe buildings and
blighting conditions. This will accomplish the goal of encouraging appropriate industrial
development at the CAAP.
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8. Time Frame for Development
Development of this project is anticipated to be completed between September 2020 and
December of 2021. Excess valuation should be available for this project for 15 years
beginning with the 2022 tax year.
9. Justification of Project
The property at the Cornhusker Army Ammunition Plant has been touted as one of the
premiere industrial sites in the State of Nebraska for more than 20 years. This property
has developed slowly because of lack of municipal infrastructure and lack of activity at
the site. This new manufacturing facility and the associated new building(s) may be the
seeds that will create additional growth in this area. The Nebraska Legislature and
Governor in approving the use of TIF within former military sites within the state
recognized the challenges with redeveloping this large, mostly abandoned sites.
It is also anticipated that this project will create 6 full and 3 part time jobs with aggregate
wages of $267,000 and benefits.
10. Cost Benefit Analysis Section 18-2113 of the Act, further requires the Authority
conduct a cost benefit analysis of the plan amendment in the event that Tax Increment
Financing will be used. This analysis must address specific statutory issues.
As authorized in the Nebraska Community Development Law, §18-2147, Neb. Rev. Stat.
(2012), the City of Grand Island has analyzed the costs and benefits of the proposed
Redevelopment Project, including:
Project Sources and Uses. Approximately $359,625 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
$2,586,781 in private sector financing; a private investment of $7.19 for every TIF dollar
invested.
Description TIF Funds Private Funds Total
Site Acquisition $108,000 $108,000
Legal and Plan*12100 $12,100
Engineering/Arch 79375 $79,375
Public and Private
Streets 107450 $3,923 $111,373
Site Prep/Grading 52700
New Construction $1,682,858 $1,682,858
Equipment $900,000 $900,000
TOTALS $359,625 $2,586,781 $2,946,406
Use of Funds.
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Tax Revenue. The property to be redeveloped is anticipated to have a January 1, 2019,
valuation of $94,373. Based on the 2019 levy this would result in a real property tax of
approximately $1,234. It is anticipated that the assessed value will increase by
$1,634,594 upon full completion, as a result of the site redevelopment. This development
will result in an estimated tax increase of approximately $23,600 annually. The tax
increment gained from this Redevelopment Project Area would not be available for use
as general tax revenues, for a period of 15 years, or such shorter time as may be required
to amortize the TIF bond, but would be used for eligible private redevelopment costs to
enable this project to be realized.
Estimated 2019 assessed value: $ 94,373
Estimated value after completion $ 1,728,967
Increment value $ 1,634,594
Annual TIF generated (estimated) $ 23,600
TIF bond issue $ 359,625
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $94,373. The
proposed redevelopment will create additional valuation of $1,634,594. No tax shifts are
anticipated from the project. This project will not have a direct negative impact on local
schools systems. The school system will gain an immediate bump in personal property
taxes from the new equipment purchases and a long-term benefit from the additional tax
base created on the property. No new roads will be created for this project. The project
creates additional valuation that will support taxing entities long after the project is paid
off.
(b) Public infrastructure and community public service needs impacts and local tax
impacts arising from the approval of the redevelopment project;
No additional public service needs have been identified. Existing water and waste
water facilities will not be impacted by this development. The electric utility has
sufficient capacity to support the development. It is not anticipated that this will impact
schools in any significant way. Fire and police protection are available and should not be
negatively impacted by this development.
(c) Impacts on employers and employees of firms locating or expanding within the
boundaries of the area of the redevelopment project;
This will create some additional employment in the area. Unemployment is low in
this area. The impacts on existing employers in the area will be minimal as there are not
many new employees.
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(d) Impacts on other employers and employees within the city or village and the
immediate area that are located outside of the boundaries of the area of the
redevelopment project; and
This project will not have a negative impact on other employers in any manner
different from any other expanding business within the Grand Island area.
(e) Any other impacts determined by the authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
This project is consistent the goals of the CAAP Reuse Plan and would be a step
forward in creating the industrial district envisioned with that redevelopment. These
types of uses that do not mix well with residential uses are ideal for property that is
highly restricted for residential development.
Time Frame for Development
Development of this project is anticipated to be completed during between September
of 2020 and December 31 of 2021. The base tax year should be calculated on the value
of the property as of January 1, 2021. Excess valuation should be available for this
project for 15 years beginning in 2022 with taxes due in 2023. 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
$359,625 the projected amount of increment based upon the anticipated value of the
project and current tax rate. Based on the estimates of the expenses of the rehabilitation
the developer will spend at least $363,548 on TIF eligible activities. The CRA will
reserve the right to issue additional debt for this project upon notification by the
developer of sufficient expenses and valuation to support such debt in the form of a
second or third bond issuance.
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Community Redevelopment
Authority (CRA)
Wednesday, August 12, 2020
Regular Meeting
Item I2
Contract Amendment 1 for Tabitha (Pataria Phase 3)
Staff Contact:
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AMENDMENT NO. 1
REDEVELOPMENT CONTRACT
(Tabitha Grand Island Redevelopment Project)
THIS AMENDMENT NO. REDEVELOPMENT CONTRACT (Tabitha Grand Island
Redevelopment Project) (“Redevelopment Contract Amendment” or “Amendment”) is entered
into this 12th day of August, 2020 (“Date of this Agreement”), by and between Community
Redevelopment Authority of the City of Grand Island, Nebraska ("Authority"), and Tabitha Grand
Island, Inc., a Nebraska nonprofit corporation ("Redeveloper").
RECITALS
A.The Redevelopment Contract (“Original Redevelopment Contract”) was entered
into as of March 18, 2020, by and between the Authority and Redeveloper. The Original
Redevelopment Contract is incorporated herein by this reference.
B.This Amendment now amends the Original Redevelopment Contract. The Original
Redevelopment Contract and the Amendment are collectively referred to as the “Redevelopment
Contract”.
NOW THEREFORE, and in consideration of the recitals set forth above and the mutual
representations, warranties, and covenants set forth below, and other good and valuable
consideration, the receipt and adequacy of which is hereby acknowledged, and intending to be
legally bound, the parties hereto agree as follows:
1.Effect on Agreement. The Original Redevelopment Contract, and all terms and
conditions in the Original Redevelopment Contract, are expressly incorporated
into this Amendment. Except as otherwise provided herein, all capitalized terms
in this Amendment shall have the same meaning as provided in the Original
Contract, except as may be modified herein. This Amendment shall amend,
modify, add, and remove certain provisions, obligations and responsibilities under
the Original Redevelopment Contract. Should there be any inconsistences
between this Amendment and the Original Redevelopment Agreement, this
Amendment shall be controlling.
2.Section 2.02 (f) (2). Section 2.02 (f) (2) is deleted and restated as follows:
(f) The Redeveloper hereby certifies:
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(1) The Redeveloper has not filed and does not intend to file an application
with the Department of Revenue to receive tax incentives under the Nebraska
Advantage Act for a project located or to be located within the Redevelopment
Project area;
(2) The Redeveloper, as a Nebraska nonprofit corporation, intends to apply
for any lawful state and city local option sales tax exemptions on the construction
and implementation of its Redevelopment Project no application for incentives of
any kind will include a refund of the city’s local option sales tax revenue; and
(3) No Redeveloper application has been approved under the Nebraska
Advantage Act.
3.Second Paragraph of Section 3.02, Issuance of Indebtedness. The Second
Paragraph of Section 3.02, Issuance of Indebtedness, is amended and restated as
follows:
Prior to July 1, 20210, the Authority shall issue one Tax Increment
Development Revenue Note, in one taxable series, in a maximum principal amount
of $5,127,334, in substantially the form shown on the attached Exhibit C (“TIF
Note”), for net funds available to be purchased by Redeveloper (“TIF Note
Purchaser”), in a written form acceptable to Authority’s attorney, and receive Note
proceeds from the TIF Note Purchaser in said amount. At the option of the
Authority, the Authority shall make a grant to Redeveloper in such amount, and such
grant shall offset TIF Note Purchaser’s obligation to purchase the TIF Note. Subject
to the terms of this Agreement and the Resolution, the Authority’s Treasurer on
behalf of the Authority shall have the authority to determine the timing of issuing
the Indebtedness and all the other necessary details of the Indebtedness.
4.Section 4.01 (d) Construction of Project. Section 4.01 (d), Construction of
Project, is deleted and restated as follows:
(d) Redeveloper agrees to use commercially reasonable efforts to complete
construction of the public improvements and the private improvements on
or before December 31, 2022June 30, 2023. Redeveloper further agrees
to pay, or cause to be paid, in a timely manner all persons, firms, or
organizations that performed labor or furnished materials, equipment or
supplies used in the prosecution of the public and private
improvements. Such payment shall be made promptly after completion
of the private improvements and in accordance with all the provisions of
this Agreement relating to the obligations of Redeveloper to construct said
improvements. The Redeveloper shall provide and pay for the public
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improvements.
5.Section 4.01 (e) Construction of Project. Section 4.01 (e), Construction of
Project, is deleted and restated as follows:
(e) Pay a minimum annual assessment to the Authority, without demand, in
an amount equal to the sum of $348,350 less the annual TIF Revenue for
each tax year beginning in 20212022 through and including 20362037.
Said amount is designated as the “Shortfall”. One-half of the shortfall
shall be paid prior to May 1 and one-half prior to September 1 in the year
following the receipt of the real property tax statement for the
Redevelopment Project Area.
6.Section 6.02 (a) Additional Remedies of Authority. Section 6.02 (a), Additional
Remedies, is deleted and restated as follows:
(a) the Redeveloper, or its successor in interest, shall fail to commence the
construction of the improvements included in the Project Costs on or before
December 31, 2020June 30, 2021, or shall abandon construction work
related to the Project Costs, once commenced, for any period of 180 days,
excepting delays caused by forced delay as described in Section 6.04,
7.Counterparts. This Amendment may be executed in one or more counterparts
which, when assembled, shall constitute an executed original hereof.
[SIGNATURE PAGES TO FOLLOW]
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COMMUNITY REDEVELOPMENT
AUTHORITY OF THE CITY OF
ATTEST: GRAND ISLAND, NEBRASKA
____________________________ By:________________________
Secretary Chairman
STATE OF NEBRASKA )
) SS
COUNTY OF HALL )
The foregoing instrument was acknowledged before me this ______ day of 2020, by
________________ and ________________, Chairman and Secretary, respectively, of the
Community Redevelopment Authority of the City of Grand Island, Nebraska, on behalf of the
Authority.
____________________________
Notary Public
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Tabitha Grand Island, Inc., a Nebraska nonprofit
corporation
By:______________________
President
STATE OF NEBRASKA )
) SS
COUNTY OF ____________ )
The foregoing instrument was acknowledged before me this ______ day of _____, 2020, by
__________________________, President of Tabitha Grand Island, Inc., a Nebraska nonprofit
corporation, on behalf of the nonprofit corporation.
________________________
Notary Public
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Community Redevelopment
Authority (CRA)
Wednesday, August 12, 2020
Regular Meeting
Item K1
Approval of 2020-21 Budget and Levy Request
Staff Contact:
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August 5, 2020
From: Chad Nabity, AICP Director
To: CRA Board
Re: 2020-2021 Budget Discussion Points
Given the nature of the last several months and the potential issues that the City will have
with budgeting it would be my recommendation that the CRA keep the tax asking for the
2020-21 budget level with the request from last year. This should result in a slightly
lower levy amount while still providing adequate financing for the CRA and
redevelopment activities.
Based on the projected tax revenue and other revenue sources and our projected
payments for other grants and façade that have been approved/discussed this year I am
anticipating that our starting cash for the year will be about $617,000. Our committed
projects would be limited to the 3 life safety projects for $415,000 and payments for the
Veteran’s Home of $255,000 or $670,000.
I am anticipating that all of our 2020 façade projects will be paid before the end of
September ($223,660) along with $170,000 of the money budgeted in other projects
($50,000 for the Vets Home Contract and $111,371.08 to purchase the first TIF bonds on
the Starostka Fifth Street Project shifting the $3,660 of overspending on façade to other
projects and potentially the request from the Senior Center that is on the agenda today for
$3,742.50).
Based on the projections our committed funds for next year is $670,000 and we end the
year with $701,499 we will carry over around $30,000. No money from next year’s
budget will be needed to meet the commitments from this and previous years. Our
projected unrestricted income available to the CRA from taxes and other sources will be
$560,000 not counting any land sales. Estimated operating costs for the CRA are
$109,000 so the CRA would have about $560,000 that can be budgeted for façade and
other grants. I would suggest that we put $200,000 each into façade and $200,000 into
other grants. I would am recommending that we budget $60,000 for land purchases based
on these revised numbers. Given the lack of interest in the Desert Rose Property I would
recommend that we do not budget any land sales this year. If we do sell the property we
can budget those funds into the 2021-22 budget.
TIF payments will take a big jump this year as the Hospital will be fully online to receive
their full amount of TIF and the current value of the Hospital exceeds the projected value
by about $16,000,000.
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The above recommendations allow for the levy to cover the Lincoln Pool bonds and for
transfers in and out for TIF payments and Husker Harvest Days. All of those revenues
and payments are shown in the attached budget.
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2020 2019-2020 2021
BUDGET YE Projected BUDGET
CONSOLIDATED
Beginning Cash 622,763 622,763 701,499
REVENUE:
Property Taxes - CRA 529,646 529,646 528,070
Property Taxes - Lincoln Pool 194,229 194,229 195,805
Property Taxes -TIF's 2,500,000 2,500,000 4,858,000
Loan Income (Poplar Street Water Line)13,000 13,000 20,000
Interest Income - CRA 10,000 10,000 10,000
Land Sales 200,000 39,000
Other Revenue - CRA 300,000 610,000 200,000
Other Revenue - TIF's
TOTAL REVENUE 3,746,875 3,895,875 5,811,875
TOTAL RESOURCES 4,369,638 4,518,638 6,513,374
EXPENSES
Auditing & Accounting 3,000 3,000 3,000
Legal Services 3,000 500 3,000
Consulting Services 5,000 - 5,000
Contract Services 75,000 65,000 75,000
Printing & Binding 1,000 - 1,000
Other Professional Services 16,000 200 16,000
General Liability Insurance 250 - 250
Postage 200 100 200
Legal Notices 500 250 500
Travel & Training 4,000 - 4,000
Other Expenditures - - -
Office Supplies 1,000 1,000
Supplies 300 200 300
Land 100,000 10,000 60,000
Bond Principal - Lincoln Pool 180,000 180,000 185,000
Bond Interest- Lincoln Pool 14,229 14,229 10,805
Husker Harvest Days Payment (Year 2 of 10 Nov 2020)200,000 200,000 200,000
Façade Improvement 220,000 223,660 200,000
Building Improvement 715,000 450,000 670,000
Other Projects 220,000 170,000 200,000
TIF Payments 2,500,000 2,500,000 4,857,800
TOTAL EXPENSES 4,258,479 3,817,139 6,492,855
INCREASE(DECREASE) IN CASH (511,604) 78,736 (680,980)
ENDING CASH 111,159 701,499 20,519
COMMUNITY REDEVELOPMENT AUTHORITY
2021 BUDGET
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Community Redevelopment
Authority (CRA)
Wednesday, August 12, 2020
Regular Meeting
Item X1
Approval of Grant for Willow Street Sewer Project
Staff Contact:
Grand Island Regular Meeting - 8/12/2020 Page 75 / 87
i
August 5, 2020
From: Chad Nabity, AICP Director
To: CRA Board
Re: Willow Street Sewer and Starostka Fifth Street Project
In July of 2019 the CRA approved a contract with the Starostka Contracting for Tax
Increment Financing for their project to build 20 houses between Congdon and Willow
along an extended Fifth Street in northeast Grand Island.
During this same time frame the Grand Island Public Works Department and the
Community Development Division for the City of Grand Island were working to extend
sewer to serve this property and the surrounding neighborhood. Most of these properties
have been part of the City of Grand Island since the 1880’s and this area was not served
with City sewer. A copy of the layout of the sewer is attached.
As part of the TIF project the CRA budgeted funds in the Other Projects category to
purchase the first series of the TIF Bond for the Fifth Street project in the final amount of
the assessments on 17 of the 20 lots to be developed. The sewer project is complete and
assessments have been made. Council is expected to make a final decision on the
assessments at their meeting on August 11, 2020.
Based on the assessments of $6,551.24 per lot on lots 1-17 of the Fifth Street
Subdivision, the CRA commitment for this project is $111,371.08 slightly less than the
anticipated $120,000. The funds will be paid back to the CRA with the TIF revenues
generated by the houses built on the property. Based on the contract the CRA Bond will
be fully repaid before payments are made on the second bond.
This request is for formal approval of the final amount of bonds to be purchased to aid in
this project.
Copies of the memo and resolution for Council have been included for your information.
.
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Council Agenda Memo
From:Keith Kurz PE, Assistant Public Works Director
Meeting:August 11, 2020
Subject:Consideration of Determining Benefits for Sanitary
Sewer District No. 543; Willow Street
Presenter(s):John Collins PE, Public Works Director
Background
The Certificate of Final Completion for Sanitary Sewer District No. 543; Willow Street
was approved by City Council on July 14, 2020, via Resolution No. 2020-158; with
August 11, 2020 set as the date for Council to sit as the Board of Equalization. Starostka
Group Unlimited, Inc. of Grand Island, Nebraska was hired to perform such work in the
amount of $402,798.85. Work was completed at a price of $365,223.08; with additional
costs of $57,172.63, all detailed below.
Original Bid $ 402,798.85
Overruns $ (37,575.77)
Sub Total (Construction Price) =$ 365,223.08
Additional Costs:
The Grand Island Independent – Advertising $ 266.42
Hall County Register of Deeds – Filing Fees $ 62.00
Grand Island Utilities- Pole Relocation & Hold $ 4,743.07
GSI Engineering, LLC-Soil Boring $ 3,130.00
JEO Consulting Group, Inc.-Locate Property Pins $ 3,325.00
Grand Island Public Works Engineering $ 45,646.14
Sub Total of Additional Costs =$ 57,172.63
TOTAL COST =$ 422,395.71
Total project cost is $422,395.71, with an assessable amount of $242,395.71. The
remaining $180,000.00 was covered by the Community Development Block Grant
(CDBG) funds.
All work has been completed and special assessments have been calculated for the
improvements.
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Discussion
The costs for this project will be assessed to the benefitting properties. The payments are
spread over ten (10) years at 7% simple interest. The first payment of principle only at
1/10th of the assessment is due 25 days after filing of the ordinance that levies the costs as
approved at the Board of Equalization. The City has had multiple correspondences with
the property owners and sent a reminder letter advising them that the BOE is scheduled
for August 11, 2020 and the first payment will be due shortly after.
Alternatives
It appears that the Council has the following alternatives concerning the issue at hand.
The Council may:
1.Move to approve
2.Refer the issue to a Committee
3.Postpone the issue to future date
4.Take no action on the issue
Recommendation
City Administration recommends that the Council meet as the Board of Equalization to
determine benefits and pass an ordinance to levy Special Assessments to the individual
properties.
Sample Motion
(Sample Motion for the Board of Equalization)
Move to approve the resolution establishing benefits for Sanitary Sewer District No. 543;
Willow Street.
(Sample Motion for the Resolution)
Move to approve the ordinance levying the assessments for Sanitary Sewer District No.
543; Willow Street.
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Approved as to Form ¤ ___________
August 5, 2020 ¤ City Attorney
R E S O L U T I O N 2020
BE IT RESOLVED BY THE MAYOR AND COUNCIL OF THE CITY OF GRAND
ISLAND, NEBRASKA, sitting as a Board of Equalization for Sanitary Sewer District No. 543;
Willow Street, after due notice having been given thereof, that we find and adjudge:
That total project cost is $422,395.71, with benefits accruing to the real estate in such
district to be the total sum of $242,395.71; and
Such benefits are based on Sanitary Sewer District No. 543; Willow Street at the
adjacent property and are equal and uniform; and
According to the area of the respective lots, tracts, and real estate within such Sanitary
Sewer District No. 543; Willow Street, such benefits are the sums set opposite the description as
follows:
Parcel No. Property Owner LEGAL Assessment
400398214 ARMANDO'S CONSTRUCTION INC LAMBERT'S FOURTH SUB LT 2 $ 6,551.23
400059711 IRENE E AVERY LIFE ESTATE LAMBERT'S SUB LT 4 $ 6,551.23
400059843 BLENDER LLC LAMBERT'S FOURTH SUB LT 1 $ 6,551.23
400059738 ALICIA CANFIELD LAMBERT'S SUB N 422' LT 5 $ 6,551.23
400205890 EDWIN C CHAMBERLIN MISCELLANEOUS TRACTS 10-11-9 PT
E 1/2 SW 1/4 NE 1/4 .39 AC $ 6,551.23
400059789 MICHAEL & MARILYN J GALVAN LAMBERT'S SUB LT 9 $ 6,551.23
400145642 EDY O HERNANDEZ ORTIZ SANCHEZ SUBDIVISION LOT 2 $ 6,551.23
400059800 L & P INVESTMENTS LLC FIFTH STREET SUB LT 1 $ 6,551.24
400523080 L & P INVESTMENTS LLC FIFTH STREET SUB LT 2 $ 6,551.24
400523085 L & P INVESTMENTS LLC FIFTH STREET SUB LT 3 $ 6,551.24
400523090 L & P INVESTMENTS LLC FIFTH STREET SUB LT 4 $ 6,551.24
400523095 L & P INVESTMENTS LLC FIFTH STREET SUB LT 5 $ 6,551.24
400523100 L & P INVESTMENTS LLC FIFTH STREET SUB LT 6 $ 6,551.24
400523105 L & P INVESTMENTS LLC FIFTH STREET SUB LT 7 $ 6,551.24
400523110 L & P INVESTMENTS LLC FIFTH STREET SUB LT 8 $ 6,551.24
400523115 L & P INVESTMENTS LLC FIFTH STREET SUB LT 9 $ 6,551.24
400523120 L & P INVESTMENTS LLC FIFTH STREET SUB LT 10 $ 6,551.24
400523125 L & P INVESTMENTS LLC FIFTH STREET SUB LT 11 $ 6,551.24
400059819 L & P INVESTMENTS LLC FIFTH STREET SUB LT 12 $ 6,551.24
400059827 L & P INVESTMENTS LLC FIFTH STREET SUB LT 20 $ 6,551.24
400059835 L & P INVESTMENTS LLC FIFTH STREET SUB LT 19 $ 6,551.24
400523160 L & P INVESTMENTS LLC FIFTH STREET SUB LT 18 $ 6,551.24
400523155 L & P INVESTMENTS LLC FIFTH STREET SUB LT 17 $ 6,551.24
400523150 L & P INVESTMENTS LLC FIFTH STREET SUB LT 16 $ 6,551.24
400523145 L & P INVESTMENTS LLC FIFTH STREET SUB LT 15 $ 6,551.24
400523140 L & P INVESTMENTS LLC FIFTH STREET SUB LT 14 $ 6,551.24
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- 2 -
400523135 L & P INVESTMENTS LLC FIFTH STREET SUB LT 13 $ 6,551.24
400205858 MIGUEL A & MARIA I MENDOZA MISCELLANEOUS TRACTS 10-11-9 PT
E 1/2 SW 1/4 NE 1/4 .39 AC $ 6,551.23
400059762 JENNIFER M JIMENEZ LAMBERT'S THIRD SUB LT 2 $ 6,551.23
400059703 MICHAEL C & NORMA I WAGNER LAMBERT'S SIXTH SUB LOT 1 $ 6,551.23
400205831 IRMA K FREGOSO OCHOA SANCHEZ SUBDIVISION LOT 1 $ 6,551.23
400038994 PATRICK RENTALS LLC COTTAGE GROVE ADD PT 118 THRU
127 & PT VAC ST $ 6,551.23
400145723 PATRICK RENTALS LLC MISCELLANEOUS TRACTS 10-11-9 PT
NE 1/4 SE 1/4 1.47 AC $ 6,551.23
400059746 WAYNE W & IRENE C RADCLIFF LAMBERT'S SUB S 141' LT 5 $ 6,551.23
400205866 ANGEL CORDOVA SOTELO MISCELLANEOUS TRACTS 10-11-9 PT
E 1/2 SW 1/4 NE 1/4 1.38 AC $ 6,551.23
400059673 MICHAEL CARL & NORMA WAGNER LAMBERT'S SIXTH SUB LT 3 $ 6,551.23
400059681 MICHAEL CARL WAGNER LAMBERT'S SIXTH SUB LT 2 $ 6,551.23
TOTAL: $242,395.71
- - -
Adopted by the City Council of the City of Grand Island, Nebraska, August 11, 2020.
_______________________________________
Roger G. Steele, Mayor
Attest:
_______________________________________
RaNae Edwards, City Clerk
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Community Redevelopment
Authority (CRA)
Wednesday, August 12, 2020
Regular Meeting
Item X2
Consideration of Grant to Senior Citizen Industries Inc. for funds
to refurbish and renew landscaping at their building.
Staff Contact:
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