11-18-2020 Community Redevelopment Authority Regular Meeting Packet
Community Redevelopment
Authority (CRA)
Wednesday, November 18, 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 - 11/18/2020 Page 1 / 57
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.
Grand Island Regular Meeting - 11/18/2020 Page 2 / 57
Community Redevelopment
Authority (CRA)
Wednesday, November 18, 2020
Regular Meeting
Item A1
Agenda 11/18/20
Staff Contact:
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Community Redevelopment
Authority (CRA)
Wednesday, November 18, 2020
Regular Meeting
Item B1
Minutes 10-14-20
Staff Contact:
Grand Island Regular Meeting - 11/18/2020 Page 5 / 57
OFFICIAL PROCEEDINGS
MINUTES OF
COMMUNITY REDEVELOPMENT AUTHORITY
MEETING OF
October 14, 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 October 14, 2020 at City Hall, 100 E. First
Street. Notice of the meeting was given in the October 7, 2020 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, Glenn Murray, Glenn Wilson and Sue Pirnie. Also present were:
Director Chad Nabity, Planner 1 Rashad Moxey, Councilman Vaughn Minton, and
Assistant Finance Director Brian Schultz.
2.APPROVAL OF MINUTES.
A motion for approval of the Minutes for the September 23, 2020 meeting with a
correction of removing the second by Wilson. The motion was made by Pirnie and second
by Wilson. Upon roll call vote, all present voted aye.
Motion carried 4-0
3.APPROVAL OF FINANCIAL REPORTS.
Brian Shultz reviewed the financial reports. A motion was made by Wilson and second by
Murray to approve the financials from September 1 – September 30, 2020. Upon roll call
vote, all present voted aye. Motion carried 4-0.
4.APPROVAL OF BILLS.
Brian Shultz reviewed the bills. A motion was made by Murray and second by Pirnie to
approve the bills for $207,558.63. Upon roll call vote, all present voted aye. Motion
carried 4-0.
5.REVIEW OF COMMITTED PROJECTS & CRA PROPERTY.
The committed projects and CRA properties were reviewed by Nabity.
Façade Projects – Edward Audio and Sherwin Williams – were paid and coming off.
Life Safety Grants – Hedde Building – Amos picked up building permits for the 1st floor,
Peaceful Root and Rawr Holdings – Not sure when they will be coming forward.
Façade Projects - 2 facade applications that will be brought forward for approval next
month. Will need volunteers for the Façade Committee Meeting.
Long John Silver’s project has been delayed.
Tabitha is still moving forward.
6.Director’s Report
Nabity stated he has been working on LB1021 – Micro TIF and is looking in to a
study session for council most likely in January after the new council is seated.
Grand Island Regular Meeting - 11/18/2020 Page 6 / 57
Extremely Blighted- on the ballot – The Nebraska Unicameral placed an
amendment for that would allow TIF to extend up to 20 year in areas that qualify
as extremely blighted.
Extremely blighted area means a substandard and blighted area in which:
(a) The average rate of unemployment in the area during the period covered by
the most recent federal decennial census or American Community Survey 5-Year
Estimate is at least two hundred percent of the average rate of unemployment in
the state during the same period; and
(b) the average poverty rate in the area exceeds twenty percent for the total
federal census tract or tracts or federal census block group or block groups in the
area.
Adjournment at 4:17 P.M.
Next meeting 4:00 P.M. November 11, 2020
Respectfully Submitted,
Norma Hernandez
Administrative Assistant
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Community Redevelopment
Authority (CRA)
Wednesday, November 18, 2020
Regular Meeting
Item C1
Financial Report October 2020
Staff Contact:
Grand Island Regular Meeting - 11/18/2020 Page 8 / 57
MONTH ENDED 2020-2021 2021 REMAINING % OF BUDGET
October-20 YEAR TO DATE BUDGET BALANCE USED
CONSOLIDATED
Beginning Cash 820,583 677,632
REVENUE:
Property Taxes - CRA 22,895 22,895 504,203 481,308 4.54%
Property Taxes - Lincoln Pool 8,853 8,853 195,805 186,952 4.52%
Property Taxes -TIF's 301,928 301,928 4,858,000 4,805,769 6.22%
Loan Income (Poplar Street Water Line) - - 20,000 20,000 0.00%
Interest Income - CRA 577 577 10,000 9,423 5.77%
Interest Income - TIF'S - - - -
Land Sales - - - - #DIV/0!
Other Revenue - CRA 262 262 200,000 199,738 0.13%
Other Revenue - TIF's - - - -
TOTAL REVENUE 334,515 334,515 5,788,008 5,703,190 5.78%
TOTAL RESOURCES 1,155,098 334,515 6,465,640 5,703,190
EXPENSES
Auditing & Accounting - - 3,000 3,000 0.00%
Legal Services - - 3,000 3,000 0.00%
Consulting Services - - 5,000 5,000 0.00%
Contract Services 4,542 4,542 75,000 70,458 6.06%
Printing & Binding - - 1,000 1,000 0.00%
Other Professional Services - - 16,000 16,000 0.00%
General Liability Insurance - - 250 250 0.00%
Postage - - 200 200 0.00%
Legal Notices 16 16 500 484 3.30%
Travel & Training - - 4,000 4,000 0.00%
Other Expenditures - - - -
Office Supplies - - 1,000 1,000 0.00%
Supplies - - 300 300 0.00%
Land - - 30,000 30,000
Bond Principal - Lincoln Pool - - 185,000 185,000 0.00%
Bond Interest - - 10,805 10,805 0.00%
Fiscal Agent Fees/Bond Costs - - - -
Husker Harvest Days 200,000 200,000 200,000 - 100.00%
Façade Improvement - - 200,000 200,000 0.00%
Building Improvement - - 670,000 670,000 0.00%
Other Projects 3,000 3,000 200,000 197,000 1.50%
Bond Principal-TIF's - - 4,857,800 4,857,800 0.00%
Bond Interest-TIF's - - - -
Interest Expense - - - -
TOTAL EXPENSES 207,559 207,559 6,462,855 6,255,296 3.21%
INCREASE(DECREASE) IN CASH 126,956 126,956 (674,847)
ENDING CASH 947,539 126,956 2,785 -
CRA CASH 459,957
Lincoln Pool Tax Income Balance 173,223
TIF CASH 314,359
Total Cash 947,539
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF OCTOBER 2020
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MONTH ENDED 2020-2021 2021 REMAINING % OF BUDGET
October-20 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF OCTOBER 2020
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MONTH ENDED 2020-2021 2021 REMAINING % OF BUDGET
October-20 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF OCTOBER 2020
GENERAL OPERATIONS:
Property Taxes - CRA 22,895 22,895 504,203 481,308 4.54%
Property Taxes - Lincoln Pool 8,853 8,853 195,805 186,952 4.52%
Interest Income 577 577 10,000 9,423 5.77%
Loan Income (Poplar Street Water Line) - 20,000 20,000 0.00%
Land Sales - - - #DIV/0!
Other Revenue & Motor Vehicle Tax 262 262 200,000 199,738 0.13%
TOTAL 32,587 32,587 930,008 897,421 3.50%
WALNUT HOUSING PROJECT
Property Taxes - -
Interest Income - -
Other Revenue - - -
TOTAL - - - -
GIRARD VET CLINIC
Property Taxes 5,298 5,298 -
TOTAL 5,298 5,298 - -
GEDDES ST APTS-PROCON
Property Taxes - -
TOTAL - - - -
SOUTHEAST CROSSING
Property Taxes - -
TOTAL - - - -
POPLAR STREET WATER
Property Taxes - -
TOTAL - - - -
CASEY'S @ FIVE POINTS
Property Taxes - -
TOTAL - - - -
SOUTH POINTE HOTEL PROJECT
Property Taxes - -
TOTAL - - - -
TODD ENCK PROJECT
Property Taxes - -
TOTAL - - - -
JOHN SCHULTE CONSTRUCTION
Property Taxes - -
TOTAL - - - -
PHARMACY PROPERTIES INC
Property Taxes - -
TOTAL - - - -
KEN-RAY LLC
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MONTH ENDED 2020-2021 2021 REMAINING % OF BUDGET
October-20 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF OCTOBER 2020
Property Taxes - -
TOTAL - - - -
TOKEN PROPERTIES RUBY
Property Taxes - -
TOTAL - - - -
GORDMAN GRAND ISLAND
Property Taxes 35,714 35,714 -
TOTAL 35,714 35,714 - -
BAKER DEVELOPMENT INC
Property Taxes 1,906 1,906 -
TOTAL 1,906 1,906 - -
STRATFORD PLAZA INC
Property Taxes - -
TOTAL - - - -
COPPER CREEK 2013 HOUSES
Property Taxes 11,618 11,618 -
TOTAL 11,618 11,618 - -
FUTURE TIF'S
Property Taxes - 4,858,000 4,858,000
TOTAL - - 4,858,000 4,858,000
CHIEF INDUSTRIES AURORA COOP
Property Taxes - -
TOTAL - - - -
TOKEN PROPERTIES KIMBALL ST
Property Taxes - -
TOTAL - - - -
GI HABITAT OF HUMANITY
Property Taxes - -
TOTAL - - - -
AUTO ONE INC
Property Taxes - -
TOTAL - - - -
EIG GRAND ISLAND
Property Taxes - -
TOTAL - - - -
TOKEN PROPERTIES CARY ST
Property Taxes - -
TOTAL - - - -
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MONTH ENDED 2020-2021 2021 REMAINING % OF BUDGET
October-20 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF OCTOBER 2020
WENN HOUSING PROJECT
Property Taxes 2,336 2,336 (2,336)
TOTAL 2,336 2,336 - (2,336)
COPPER CREEK 2014 HOUSES
Property Taxes 27,772 27,772 (27,772)
TOTAL 27,772 27,772 - (27,772)
TC ENCK BUILDERS
Property Taxes - -
TOTAL - - - -
SUPER MARKET DEVELOPERS
Property Taxes - -
TOTAL - - - -
MAINSTAY SUITES
Property Taxes - -
TOTAL - - - -
TOWER 217
Property Taxes - -
TOTAL - - - -
COPPER CREEK 2015 HOUSES
Property Taxes 22,051 22,051 - (22,051)
TOTAL 22,051 22,051 - (22,051)
NORTHWEST COMMONS
Property Taxes - - -
TOTAL - - - -
HABITAT - 8TH & SUPERIOR
Property Taxes - -
TOTAL - - - -
KAUFMAN BUILDING
Property Taxes - -
TOTAL - - - -
TALON APARTMENTS
Property Taxes - -
TOTAL - - - -
VICTORY PLACE
Property Taxes - -
TOTAL - - - -
THINK SMART
Property Taxes - -
TOTAL - - - -
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MONTH ENDED 2020-2021 2021 REMAINING % OF BUDGET
October-20 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF OCTOBER 2020
BOSSELMAN HQ
Property Taxes - -
TOTAL - - - -
TALON APARTMENTS 2017
Property Taxes - -
TOTAL - - - -
WEINRICH DEVELOPMENT
Property Taxes - -
TOTAL - - - -
WING WILLIAMSONS
Property Taxes - -
TOTAL - - - -
HATCHERY HOLDINGS
Property Taxes - -
TOTAL - - - -
FEDERATION LABOR TEMPLE
Property Taxes 3,519 3,519 (3,519)
TOTAL 3,519 3,519 - (3,519)
MIDDLETON PROPERTIES II
Property Taxes - -
TOTAL - - - -
COPPER CREEK 2016 HOUSES
Property Taxes 18,782 18,782 (18,782)
TOTAL 18,782 18,782 - (18,782)
MENDEZ ENTERPRISES LLC PHASE 1
Property Taxes 72 72 (72)
TOTAL 72 72 - (72)
EAST PARK ON STUHR
Property Taxes - -
TOTAL - - - -
TAKE FLIGHT INVESTMENTS
Property Taxes - -
TOTAL - - - -
PRATARIA VENTURES HOSPITAL
Property Taxes 172,859 172,859 (172,859)
TOTAL 172,859 172,859 - (172,859)
AMMUNITION PLANT
Property Taxes - -
TOTAL - - - -
URBAN ISLAND LLC
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MONTH ENDED 2020-2021 2021 REMAINING % OF BUDGET
October-20 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF OCTOBER 2020
Property Taxes - -
TOTAL - - - -
PEACEFUL ROOT
Property Taxes - -
TOTAL - - - -
TOTAL REVENUE 161,656 334,515 5,788,008 5,703,190 5.78%
- -
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MONTH ENDED 2020-2021 2021 REMAINING % OF BUDGET
October-20 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF OCTOBER 2020
EXPENSES
CRA
GENERAL OPERATIONS:
Auditing & Accounting - 3,000 3,000 0.00%
Legal Services - 3,000 3,000 0.00%
Consulting Services - 5,000 5,000 0.00%
Contract Services 4,542 4,542 75,000 70,458 6.06%
Printing & Binding - 1,000 1,000 0.00%
Other Professional Services - 16,000 16,000 0.00%
General Liability Insurance - 250 250 0.00%
Postage - 200 200 0.00%
Legal Notices 16 16 500 484 3.30%
Travel & Training - 4,000 4,000 0.00%
Other Expenditures - - -
Office Supplies - 1,000 1,000 0.00%
Supplies - 300 300 0.00%
Land - 30,000 30,000
Bond Principal - Lincoln Pool - 185,000 185,000 0.00%
Bond Interest - Lincoln Pool - 10,805 10,805 0.00%
Fiscal Agent Fees/Bond Costs - - - #DIV/0!
PROJECTS
Husker Harvest Days 200,000 200,000 200,000 - 100.00%
Façade Improvement - 200,000 200,000 0.00%
Building Improvement 3,000 3,000 670,000 667,000 0.00%
Other Projects - 200,000 200,000 0.00%
TOTAL CRA EXPENSES 207,559 207,559 1,605,055 1,397,496 12.93%
WALNUT HOUSING PROJECT
Bond Principal - - -
Bond Interest - - -
TOTAL - - - -
GIRARD VET CLINIC
Bond Principal - - -
TOTAL - - - -
GEDDES ST APTS - PROCON
Bond Principal - - -
TOTAL - - - -
SOUTHEAST CROSSINGS
Bond Principal - - -
TOTAL - - - -
POPLAR STREET WATER
Bond Principal - - -
TOTAL - - - -
CASEY'S @ FIVE POINTS
Bond Principal - - -
TOTAL - - - -
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MONTH ENDED 2020-2021 2021 REMAINING % OF BUDGET
October-20 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF OCTOBER 2020
SOUTH POINTE HOTEL PROJECT
Bond Principal - - -
TOTAL - - - -
TODD ENCK PROJECT
Bond Principal - - -
TOTAL - - - -
JOHN SCHULTE CONSTRUCTION
Bond Principal - - -
TOTAL - - - -
PHARMACY PROPERTIES INC
Bond Principal - - -
TOTAL - - - -
KEN-RAY LLC
Bond Principal - - -
TOTAL - - - -
TOKEN PROPERTIES RUBY
Bond Principal - - -
TOTAL - - - -
GORDMAN GRAND ISLAND
Bond Principal - - -
TOTAL - - - -
BAKER DEVELOPMENT INC
Bond Principal - - -
TOTAL - - - -
STRATFORD PLAZA LLC
Bond Principal - - -
TOTAL - - - -
COPPER CREEK 2013 HOUSES
Bond Principal - - -
TOTAL - - - -
CHIEF INDUSTRIES AURORA COOP
Bond Principal - - -
TOTAL - - - -
TOKEN PROPERTIES KIMBALL STREET
Bond Principal - - -
TOTAL - - - -
GI HABITAT FOR HUMANITY
Bond Principal - - -
TOTAL - - - -
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MONTH ENDED 2020-2021 2021 REMAINING % OF BUDGET
October-20 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF OCTOBER 2020
AUTO ONE INC
Bond Principal - - -
TOTAL - - - -
EIG GRAND ISLAND
Bond Principal - - -
TOTAL - - - -
TOKEN PROPERTIES CARY STREET
Bond Principal - - -
TOTAL - - - -
WENN HOUSING PROJECT
Bond Principal - - -
TOTAL - - - -
COPPER CREEK 2014 HOUSES
Bond Principal - - -
TOTAL - - - -
TC ENCK BUILDERS
Bond Principal - - -
TOTAL - - - -
SUPER MARKET DEVELOPERS
Bond Principal - - -
TOTAL - - - -
MAINSTAY SUITES
Bond Principal - - -
TOTAL - - - -
TOWER 217
Bond Principal - - -
TOTAL - - - -
COPPER CREEK 2015 HOUSES
Bond Principal - - -
TOTAL - - -
NORTHWEST COMMONS
Bond Principal - - -
TOTAL - - -
HABITAT - 8TH & SUPERIOR
Bond Principal - - -
TOTAL - - -
KAUFMAN BUILDING
Bond Principal - - -
TOTAL - - -
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MONTH ENDED 2020-2021 2021 REMAINING % OF BUDGET
October-20 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF OCTOBER 2020
TALON APARTMENTS
Bond Principal - - -
TOTAL - - -
VICTORY PLACE
Bond Principal - - -
TOTAL - - -
FUTURE TIF'S
Bond Principal - 4,857,800 4,857,800
TOTAL - - 4,857,800 4,857,800
THINK SMART
Bond Principal - - -
TOTAL - - -
BOSSELMAN HQ
Bond Principal - - -
TOTAL - - -
TALON APARTMENTS 2017
Bond Principal - - -
TOTAL - - -
WEINRICH DEVELOPMENT
Bond Principal - - -
TOTAL - - -
WING WILLIAMSONS
Bond Principal - - -
TOTAL - - -
HATCHERY HOLDINGS
Bond Principal - - -
TOTAL - - -
FEDERATION LABOR TEMPLE
Bond Principal - - -
TOTAL - - -
MIDDLETON PROPERTIES II
Bond Principal - - -
TOTAL - - -
COPPER CREEK 2016 HOUSES
Bond Principal - - -
TOTAL - - -
EAST PARK ON STUHR
Bond Principal - - -
TOTAL - - -
TAKE FLIGHT INVESTMENTS
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MONTH ENDED 2020-2021 2021 REMAINING % OF BUDGET
October-20 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF OCTOBER 2020
Bond Principal - - -
TOTAL - - -
PRATARIA VENTURES HOSPITAL
Bond Principal - - -
TOTAL - - -
AMMUNITION PLANT
Bond Principal - - -
TOTAL - - -
URBAN ISLAND LLC
Bond Principal - - -
TOTAL - - -
PEACEFUL ROOT
Bond Principal - - -
TOTAL - - -
TOTAL EXPENSES 207,559 207,559 6,462,855 6,255,296 3.21%
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Community Redevelopment
Authority (CRA)
Wednesday, November 18, 2020
Regular Meeting
Item D1
bills
Staff Contact:
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Community Redevelopment
Authority (CRA)
Wednesday, November 18, 2020
Regular Meeting
Item E1
Committed Projects Oct. 2020
Staff Contact:
Grand Island Regular Meeting - 11/18/2020 Page 23 / 57
COMMITTED PROJECTS REMAINING
GRANT
AMOUNT
2021 FISCAL YR 2022 FISCAL YR 2023 FISCAL YR ESTIMATED
COMP
GI Vets Home (Other Grants) $ 265,000.00 $ 265,000.00 Spring 2021
Total Committed $ 265,000.00 $ 265,000.00 $ - $ -
FIRE & LIFE SAFETY GRANT TOTAL
AMOUNT
2021 FISCAL YR 2022 FISCAL YR 2023 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 2021 $ 200,000.00 $ - $ 200,000.00
Other Projects Budgeted 2021 $ 200,000.00 $ - $ 200,000.00
Land - Budgeted 2021 $ 30,000.00 $ - $ 30,000.00
Land Sales Budgeted 2021 $ - $ - $ -
subtotal $ - $ 430,000.00
Less committed ($680,000.00)$0.00
Balance remaining $ (680,000.00) $ 430,000.00
BUDGET PAID LEFT
Building Improvements * $ 670,000.00 $ - $ 670,000.00
*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
October 31, 2020
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Community Redevelopment
Authority (CRA)
Wednesday, November 18, 2020
Regular Meeting
Item H1
Fonner Center
Staff Contact:
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Southeast Commons/Fonner View Center P a g e | 1
Redevelopment Plan Amendment
Grand Island CRA Area 2
October 2020
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area 2 within the city, pursuant to
the Nebraska Community Development Law (the “Act”) and provide for the
financing of a specific housing related project in Area 2.
Executive Summary:
Project Description
THE ACQUISITION OF PROPERTY AT 1201 S LOCUST STREET AND THE
SUBSEQUENT SITE WORK, UTILITY IMPROVEMENTS, ENGINEERING,
LANDSCAPING, REHABILITATIN AND PARKING IMPROVEMENTS
NECESSARY FOR REDEVELOPMENT OF THIS PROPERTY.
The use of Tax Increment Financing (TIF) to aid in the acquisition of property, necessary
site work and rehabilitation necessary to develop this site. The use of TIF makes it
feasible to complete the proposed project within the timeline presented. This project
would not be considered at this time and location without the use of TIF. Financing for
the project is contingent on TIF
The acquisition, site work and construction of all improvements will be paid for by the
developer. The developer is responsible for and has provided evidence that they can
secure adequate debt financing to cover the costs associated with the acquisition, site
work and remodeling. The Grand Island Community Redevelopment Authority (CRA)
intends to pledge the ad valorem taxes generated over the 15 year period beginning
January 1, 2022 towards the allowable costs and associated financing for the acquisition
and site work.
TAX INCREMENT FINANCING TO PAY FOR THE ACQUISTION OF THE
PROPERTY AND RELATED SITE WORK WILL COME FROM THE
FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
This property is located south of Fonner Park Road and east of Locust in south central
Grand Island, the attached map identifies the subject property and the surrounding land
uses:
Legal Description Lots One (1) and Three (3) Fonner Third
Subdivision, in the City of Grand Island, Hall County, Nebraska, excepting
therefrom tracts of land described in Warranty Deed recorded as Document No.
82-003073, Warranty Deed recorded as Document No. 95-105533 and Warranty
Deed recorded as Document No. 2003216358.
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Southeast Commons/Fonner View Center P a g e | 2
Existing Land Use
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Southeast Commons/Fonner View Center P a g e | 3
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 2022 through 2036
inclusive or as otherwise dictated by the contract.
The real property ad valorem taxes on the current valuation will continue to be paid
to the normal taxing entities. The increase will come from the construction of new
commercial space on this property.
Statutory Pledge of Taxes.
In accordance with Section 18-2147 of the Act and the terms of the Resolution, the
Authority hereby provides that any ad valorem tax on any Lot or Lots located in the
Redevelopment Project Area identified from time to time by the Redeveloper (such Lot
or Lots being referred to herein as a "Phase") as identified in a written notice from the
Redeveloper to the Authority (each, a "Redevelopment Contract Amendment Notice") for
the benefit of any public body be divided for a period of fifteen years after the effective
date of this provision as set forth in the Redevelopment Contract Amendment Notice and
reflected in a Redevelopment Contract Amendment, consistent with this Redevelopment
Plan. Said taxes shall be divided as follows:
a. That portion of the ad valorem tax which is produced by levy at the rate
fixed each year by or for each public body upon the redevelopment project valuation shall
be paid into the funds, of each such public body in the same proportion as all other taxes
collected by or for the bodies; and
b. That portion of the ad valorem tax on real property in the
redevelopment project in excess of such amount, if any, shall be allocated to and, when
collected, paid into a special fund of the Authority to pay the principal of; the interest on,
and any premiums due in connection with the bonds, loans, notes, or advances on money
to, or indebtedness incurred by, whether funded, refunded, assumed, or otherwise,such
Authority for financing or refinancing, in whole or in part, a redevelopment project.
When such bonds, loans, notes, advances of money, or indebtedness including interest
and premium due have been paid, the Authority shall so notify the County Assessor and
County Treasurer and all ad valorem taxes upon real property in such redevelopment
project shall be paid into the funds of the respective public bodies.
Pursuant to Section 18-2150 of the Act, the ad valorem tax so divided is hereby pledged
to the repayment of loans or advances of money, or the incurring of any indebtedness,
whether funded, refunded, assumed, or otherwise, by the CRA to finance or refinance, in
whole or in part, the redevelopment project, including the payment of the principal of,
premium, if any, and interest on such bonds, loans, notes, advances, or indebtedness.
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Redevelopment Plan Amendment Complies with the Act:
The Community Development Law requires that a Redevelopment Plan and Project
consider and comply with a number of requirements. This Plan Amendment meets the
statutory qualifications as set forth below.
1. The Redevelopment Project Area has been declared blighted and substandard by
action of the Grand Island City Council on September 13, 1999.[§18-2109] Such
declaration was made after a public hearing with full compliance with the public
notice requirements of §18-2115 of the Act.
2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (26)
(a) and §18-2110]
Grand Island adopted a Comprehensive Plan on July 13, 2004. This redevelopment plan
amendment and project are consistent with the Comprehensive Plan, in that no changes in
the Comprehensive Plan elements are intended. This plan merely provides funding for
the developer to acquire the necessary property and provide the necessary site work,
utilities and street improvements needed for the construction of a permitted use on this
property. The Hall County Regional Planning Commission held a public hearing at their
meeting on December 2, 2020 and passed Resolution 2021-01 confirming that this
project is consistent with the Comprehensive Plan for the City of Grand Island.
3. The Redevelopment Plan must be sufficiently complete to address the following
items: [§18-2103(26) (b)]
a. Land Acquisition:
The Redevelopment Plan for Area 2 provides for real property acquisition and this plan
amendment does not prohibit such acquisition. There is no proposed acquisition by the
authority. The applicant acquired the property for $625,000 on October 1, 2020. It is
further anticipated that the owner may sell a portions of this property to other entities
most likely through a condominium arrangement.
b. Demolition and Removal of Structures:
The project to be implemented with this plan will not require complete demolition of any
existing structures. It is anticipated that the existing structures will be rehabilitated both
inside and out.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. The site is
planned for commercial development. [§18-2103(b) and §18-2111] The attached map
also is an accurate site plan of the area after redevelopment. [§18-2111(5)]
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City of Grand Island Future Land Use Map
Grand Island Regular Meeting - 11/18/2020 Page 40 / 57
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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 B2-AC General Business zone with an Arterial Commercial Overlay.
No zoning changes are necessary. 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 restore and renovate the retail/commercial/office
development at this location. The proposed development will be limited to either the
65% coverage allowed in the B2-AC zoning district. [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Sewer and water are available to support this development.
The developer will be responsible for replacing any sidewalks damaged during
construction of the project.
No other utilities would be impacted by the development. [§18-2103(b) and §18-2111]
4. The Act requires a Redevelopment Plan provide for relocation of individuals and
families displaced as a result of plan implementation. This amendment does not
provide for acquisition of any residences and therefore, no relocation is
contemplated. [§18-2103.02]
5. No member of the Authority, nor any employee thereof holds any interest in any
property in this Redevelopment Project Area. [§18-2106]
6. Section 18-2114 of the Act requires that the Authority consider:
a. Method and cost of acquisition and preparation for redevelopment and estimated
proceeds from disposal to redevelopers.
The developer purchased this property for $625,000 on October 1, 2020. The cost of
property acquisition is being included as a TIF eligible expense. Total costs for
renovation are estimated at $2,514,790. An additional $5,700 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 $3,145,490. It is estimated based on the proposed increased
valuation to $1,639,083 will result in $549,200 of increment generated over a 15 year
period. This project should pay off prior to the end of the 15 year bond period..
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No property will be transferred to redevelopers by the Authority. The developer will
provide and secure all necessary financing.
b. Statement of proposed method of financing the redevelopment project.
The developer will provide all necessary financing for the project. The Authority will
assist the project by granting the sum of not less than $549,200 from the proceeds of the
TIF Indebtedness issued by the Authority. This indebtedness will be repaid from the Tax
Increment Revenues generated from the project. This indebtedness will be repaid from
the Tax Increment Revenues generated from the project. TIF revenues shall be made
available to repay the original debt and associated interest according to the approved
contract.
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, in
that it will allow for the renovation and enhanced utilization of vacant commercial space
this location. This will have the intended result of preventing recurring elements of
unsafe buildings and blighting conditions.
8. Time Frame for Development
Development of this project is anticipated to be completed between January of 2021 and
Summer of 2021. Excess valuation should be available for this project for 15 years
beginning with the 2022 tax year.
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9. Justification of Project
This is infill development in an area with all city services available. The commercial
space on this corner was rebuilt after the tornadoes in 1980. This corner has been a key
commercial corner in Grand Island until the last few years. Over the past 2 years anchor
tenants at this location including Burger King and Texas T Bone have moved to new
buildings further south on the Locust Corridor. This is an ideal time to renovate this
building with minimal disruption to existing businesses.
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 minimum of $549,200 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
$2,596,290 in private sector financing and investment; a private investment of $4.72 for
every TIF dollar investment. It is estimated this will pay off in 15 years.
Use of Funds.Source of Funds
Description TIF Funds Private Funds Total
Site Acquisition $549,200 $75,800 $625,000
Rehabilitation
(Arch/Permits inc.)
$2,514,790 $2,514,790
Legal/City Fees $5,700 $5,700
TOTALS $549,200 $2,596,290 $3,145,490
Tax Revenue. The property to be redeveloped is expected to have has a January 1, 2021,
valuation of approximately $625,000. Based on the 2019 levy this would result in a real property
tax of approximately $12,961. It is anticipated that the assessed value will increase by
$1,639,083 upon full completion, as a result of the site redevelopment. This development will
result in an estimated tax increase of over $36,613 annually resulting in approximately $549,200
of increment over the 15 year period. The tax increment gained from this Redevelopment Project
Area would not be available for use as city general tax revenues, for a period of 15 years, or such
shorter time as may be required to amortize the TIF bond, but would be used for eligible private
redevelopment costs to enable this project to be realized.
Estimated 2021 assessed value: $ 625,000
Estimated value after completion $ 2,264,083
Increment value $ 1,639,083
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Southeast Commons/Fonner View Center P a g e | 9
Annual TIF generated (estimated) $ 36,613
TIF bond issue $ 549,200
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area has an estimated valuation of $625,000. The
proposed improvements at this location will result in at least an additional $1,639,083 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 compete for entry level and part time positions along
with similar travel and entertainment type businesses located in and locating in the City.
(d) Impacts on other employers and employees within the city or village and the
immediate area that are located outside of the boundaries of the area of the
redevelopment project; and
This project is unlikely to have an impact on other 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
project does not involve housing and is renovation of an existing commercial site.
(f) Any other impacts determined by the authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
This is a prominent corner on the Locust Corridor near the Water Park, Fonner Park and
the State Fair Grounds. The property has dropped into disrepair and vacancy over the
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Southeast Commons/Fonner View Center P a g e | 10
past several years. Reinvestment in this property will sustain the development that has
occurred near this location.
Time Frame for Development
Development of this project is anticipated to be completed during between January 2021
and Summer of 2021 to white box finish. 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 the 2022 tax year. Excess valuation will be used to pay
the TIF Indebtedness issued by the CRA per the contract between the CRA and the
developer for a period not to exceed 15 years. Based on the purchase price of the
property and estimates of the expenses including the cost acquisition and renovation, the
developer will spend upwards of $3,145,000 on TIF eligible activities. The full amount
of TIF generated over a 15 year period would be $549,200.
Grand Island Regular Meeting - 11/18/2020 Page 45 / 57
Southeast Commons/Fonner View Center
COMMUNITY REDEVELOPMENT AUTHORITY
OF THE CITY OF GRAND ISLAND, NEBRASKA
RESOLUTION NO. 344
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 November, 2020
COMMUNITY REDEVELOPMENT
AUTHORITY OF THE CITY OF
GRAND ISLAND, NEBRASKA.
By___________________________
Chairperson
ATTEST:
__________________________
Secretary
Grand Island Regular Meeting - 11/18/2020 Page 46 / 57
Southeast Commons/Fonner View Center
COMMUNITY REDEVELOPMENT AUTHORITY OF THE CITY OF GRAND ISLAND,
NEBRASKA
RESOLUTION NO. 345
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 Bosselman Pump and Pantry Inc., (The "Developer") for
redevelopment of Lots One (1) and Three (3) of Fonner Third Subdivision, an area within
the city limits of the City of Grand Island, as set forth in Exhibit 1 attached hereto area; and
WHEREAS, this Community Redevelopment Authority of the City of Grand
Island, Nebraska ("Authority"), is proposing to use Tax Increment Financing on a project
within Redevelopment Area 2;
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 November, 2020.
COMMUNITY REDEVELOPMENT
AUTHORITY OF THE CITY OF GRAND
ISLAND, NEBRASKA.
By ___________________________
Chairperson
ATTEST:
___________________
Secretary
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Southeast Commons/Fonner View Center
Exhibit 1
Legal Description:
Lots One (1) and Three (3) Fonner Third Subdivision, in the City of Grand Island, Hall County,
Nebraska, excepting therefrom tracts of land described in Warranty Deed recorded as Document No.
82-003073, Warranty Deed recorded as Document No. 95-105533 and Warranty Deed recorded as
Document No. 2003216358.
Grand Island Regular Meeting - 11/18/2020 Page 48 / 57
Community Redevelopment
Authority (CRA)
Wednesday, November 18, 2020
Regular Meeting
Item X1
Railside grant request letter
Staff Contact:
Grand Island Regular Meeting - 11/18/2020 Page 49 / 57
Railside Business Improvement District - 201 West Third Street - Grand Island, NE 68801
November 10, 2020
Chad Nabity
Regional Planning Director - City of Grand Island
100 E. First Street
Grand Island, NE 68801
Dear Mr. Nabity
As Railside continues to see increased investment in residential and commercial projects, the need additional funding for
aesthetic projects also continues to grow.
The Railside Business Improvement District (RBID) is seeking funding to complete the installation of three (3) roof mounted
PA systems for the purpose of playing music throughout the third street area. 40 North has agreed to provide the internet
needed for the system and the RBID board will select the “station” in which system will be tuned into to provide music at
selected times in Railside (as predetermined by RBID board).
The RBID is requesting $17,000 from the CRA “other” grant funding program. The quote for the project is attached and the
RBID is asking for an additional $1,500 (to equal $17,000) for additional wiring that may be needed to complete the
process. Currently the RBID is working to determine the additional two sites for sound systems with GIX and Prairie Pride in
consideration.
As Railside continues to evolve into a busy commercial and entertainment district of the future, the need for projects such
as this will continue to increase the aesthetic value of the area. I have attached a quote that has been prepared by Tech
Allies for your viewing. I appreciate your time and consideration of our request. Should you desire any additional
information, please don’t hesitate to contact me.
I look forward to hearing from you to discuss this request in greater detail.
Respectfully,
Amos Anson
Railside BID President
308-390-2455
amosanson@gmail.com
Grand Island Regular Meeting - 11/18/2020 Page 50 / 57
November 10, 2020 Railside Outdoor Downtown
Audio System v2
Page 1 of 7
Jay Vavricek
Railside Outdoor
Downtown Audio
System
Tech Allies
6301 Orchard Street STE 3
Lincoln, Nebraska 68505
United States
4024130695
techallies.net
Presented By
Andrew Hartley
Presented On:
Nov 2 2020
Version:
v2
Grand Island Regular Meeting - 11/18/2020 Page 51 / 57
November 10, 2020 Railside Outdoor Downtown
Audio System v2
Page 2 of 7
Project Description
Installation of roof mounted PA System in 3 locations to play music along 3rd street. Locations
2 and 3 will require space inside for wall mounted equipment rack. Power near rack is required.
Internet will need to be provided by 40 north. System requires line of sight between locations
for Point to Point Radios.
Locations
Unassigned $500.00
ITEMS QTY
Location 1 $4,305.91
ITEMS QTY
Lift Rental 1
AtlasIED 2
12" FS Series Arena Horn with 90 x 40 Degree Dispersion
ICE Cable Systems 1
12awg, 4 Cond, Direct Burial, 65 Strand, Wet Slick, OFC
Grand Island Regular Meeting - 11/18/2020 Page 52 / 57
November 10, 2020 Railside Outdoor Downtown
Audio System v2
Page 3 of 7
QSC 1
Power Amplifier
Sonos 1
Versatile Streaming Component for your Stereo or Receiver
Structured Cable Products (SCP)1
CAT6 Augmented Shielded 600Mhz, 10GB, Solid BC, 4PR 1000ft Spool (White)
Ubiquiti Networks 1
5 GHz High-Performance airMAX ac Bridge
Ubiquiti Networks 1
Ubiquiti US-8-60W UniFi Switch 8 60W 4 ports PoE
Video Mount Products 1
2.00" OD non-penetrating roof mount
Grand Island Regular Meeting - 11/18/2020 Page 53 / 57
November 10, 2020 Railside Outdoor Downtown
Audio System v2
Page 4 of 7
Location 2 $4,799.86
ITEMS QTY
AtlasIED 2
12" FS Series Arena Horn with 90 x 40 Degree Dispersion
Furman 1
15A Standard Power Conditioner
ICE Cable Systems 1
12awg, 4 Cond, Direct Burial, 65 Strand, Wet Slick, OFC
QSC 1
Power Amplifier
Sonos 1
Versatile Streaming Component for your Stereo or Receiver
Structured Cable Products (SCP)1
CAT6 Augmented Shielded 600Mhz, 10GB, Solid BC, 4PR 1000ft Spool (White)
Grand Island Regular Meeting - 11/18/2020 Page 54 / 57
November 10, 2020 Railside Outdoor Downtown
Audio System v2
Page 5 of 7
Location 3 $4,799.86
ITEMS QTY
Ubiquiti Networks 1
5 GHz High-Performance airMAX ac Bridge
Ubiquiti Networks 1
Ubiquiti US-8-60W UniFi Switch 8 60W 4 ports PoE
Video Mount Products 1
2.00" OD non-penetrating roof mount
Wavenet 1
Wall Mount Cabinet, 6U
AtlasIED 2
12" FS Series Arena Horn with 90 x 40 Degree Dispersion
Furman 1
15A Standard Power Conditioner
Grand Island Regular Meeting - 11/18/2020 Page 55 / 57
November 10, 2020 Railside Outdoor Downtown
Audio System v2
Page 6 of 7
ICE Cable Systems 1
12awg, 4 Cond, Direct Burial, 65 Strand, Wet Slick, OFC
QSC 1
Power Amplifier
Sonos 1
Versatile Streaming Component for your Stereo or Receiver
Structured Cable Products (SCP)1
CAT6 Augmented Shielded 600Mhz, 10GB, Solid BC, 4PR 1000ft Spool (White)
Ubiquiti Networks 1
5 GHz High-Performance airMAX ac Bridge
Ubiquiti Networks 1
Ubiquiti US-8-60W UniFi Switch 8 60W 4 ports PoE
Video Mount Products 1
2.00" OD non-penetrating roof mount
Grand Island Regular Meeting - 11/18/2020 Page 56 / 57
November 10, 2020 Railside Outdoor Downtown
Audio System v2
Page 7 of 7
Wavenet 1
Wall Mount Cabinet, 6U
Summary
Subtotal $14,405.63
Taxes $1,080.42
Total Price $15,486.05
Payment Terms
Deposit (80%)$12,388.84
Project Completion and Acceptance (20%)$3,097.21
Signature
Signature Date
Grand Island Regular Meeting - 11/18/2020 Page 57 / 57