09-21-2022 Community Redevelopment Authority Regular Meeting Packet
Community Redevelopment
Authority (CRA)
Wednesday, September 21, 2022
Regular Meeting Packet
Board Members:
Tom Gdowski - Chairman
Jim Truell - Vice Chairman
Sue Pirnie
Bart Qualsett
Krae Dutoit
4:00 PM
Grand Island Regular Meeting - 9/21/2022 Page 1 / 182
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 - 9/21/2022 Page 2 / 182
Community Redevelopment
Authority (CRA)
Wednesday, September 21, 2022
Regular Meeting
Item A1
Agenda September 21, 2022 Meeting
Staff Contact:
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Community Redevelopment
Authority (CRA)
Wednesday, September 21, 2022
Regular Meeting
Item B1
Minutes - August 10, 2022 Meeting
Staff Contact:
Grand Island Regular Meeting - 9/21/2022 Page 6 / 182
OFFICIAL PROCEEDINGS
MINUTES OF
COMMUNITY REDEVELOPMENT AUTHORITY
MEETING OF
August 10, 2022
Pursuant to due call and notice thereof, a Meeting of the Community Redevelopment Authority of
the City of Grand Island, Nebraska was conducted on August 10, 2022 at City Hall, 100 E. First
Street. Notice of the meeting was given in the August 4, 2022 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, Jim Truell, Chris Schwieger, Sue Pirnie and Brian Mustion. Also
present were: Planning Director Chad Nabity, Planning Administrative Assistant Norma
Hernandez, Assistant Finance Director Brian Schultz and Finance Director Pat Brown.
2.APPROVAL OF MINUTES.
A motion for approval of the Minutes for the July 13, 2022 meeting was made by Truell
and second by Pirnie. Upon roll call vote, all present voted aye. Motion carried 5-0
3. APPROVAL OF FINANCIAL REPORTS.
Financial reports were reviewed by Brian Schultz. A motion for approval of financials for
July 2022 was made by Pirnie and second by Truell. Upon roll call vote, all present voted
aye. Motion carried 5-0.
4.APPROVAL OF BILLS.
A motion was made by Truell and second by Schwieger to approve the bills for $6,560.45.
Upon roll call vote, all present voted aye. Motion carried 5-0
5. REVIEW OF COMMITTED PROJECTS AND CRA PROPERTIES.
The committed projects and CRA projects were reviewed by Nabity.
Hope Harbor – Will not pay until they secure the property after closing.
Oberg project – Waiting on glass order. Will hold funds until project is
complete.
Floodman Project – Will be done.
Take Flight – Will not be done this year.
Dave Parmley Project – should be done though Schwieger commented that she
spoke with him and he indicated that he was no longer interested in pursuing the
project. Chad will check on the status.
Life Safety Grants -
Hedde Building – Currently installing cabinets in 3 apartments.
Azure Apartments – may not be done until November.
Rawr Holdings – Nabity will reach out to Mr. Spiehs.
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6.Redevelopment Plan Amendment CRA Area 34 – Millennial Estates
Subdivision property located in the E ½ of the SW ¼ of 12-11-10 – Starostka
Group Unlimited.
a.Consideration of Resolution 398 – Forward a Redevelopment Plan
Amendment to the Grand Island City Council Subdivision property
located in the E ½ of the SW ¼ of 12-11-10 Starostka Group Unlimited
Nabity stated the Starostka’s are planning 120 units of single family housing in
the proposed Millennial Estates Subdivision north of 13th Street west of the
Moore’s Creek Drainway along with an extension of Claude Road. They are
anticipating 13-14 units a year over the next 9 years. The plan requests
$5,650,000 in tax increment financing along with associated interest on TIF
bonds. The Planning Commission did hold a public hearing and did recommend
approval.
A motion was made by Truell and second by Pirnie to approve Resolution 398.
Upon roll call vote, all present voted aye. Motion carried 5-0
7.Redevelopment Plan CRA Area 33- Innate Development LLC Legacy 34
2023.
Nabity stated the redevelopment plan includes development for 154 units of
housing and commercial and civic space in the proposed Legacy 34 Second
Subdivision. The plan requests $9,839,089 in tax increment financing along with
associated interest on the TIF bonds.
A motion was made by Pirnie and second by Truell to approve Resolution 399
and Resolution 400. Upon roll call vote, all present voted aye.
Motion carried 5-0.
8.Redevelopment Plan CRA Area 1 – Living Waters 124 W. 3rd Street.
a.Consideration of Resolution 401 – Forward a Redevelopment Plan
Amendment to the Hall County Regional Planning Commission 124 w.
3rd Street – Living Waters LLC
b. Consideration of Resolution 402 – Resolution of Intent to enter into a
Site Specific Redevelopment Contract and Approval of related actions
30-day notice to city council 124 W. 3rd Street – Living Waters
Nabity stated the redevelopment plan for CRA Area 1 is for development of 3
units of upper story residential. The plan requests $123,400 in tax increment
financing along with associated interest on TIF bonds.
Grand Island Regular Meeting - 9/21/2022 Page 8 / 182
A motion was by Pirnie and second by Truell to approve Resolution 401 and
Resolution 402. Upon roll call vote, all present voted aye. Motion carried 5-0.
9.Consideration of Other Projects Grant Request Grand Island Chamber of
Commerce for funding for improvements to the Chamber of Commerce
office at 309 W. 2nd Street.
Nabity stated the Grand Island Chamber of Commerce is requesting funds for an exterior
remodel of their building downtown at 309 W. 2nd Street. Nabity stated they are
submitting the request for $290,000 of other grant funds. Nabity suggested the CRA
could approve $165,000 from the current budget and budget additional funds for the
remainder to be approved in October. Staff had suggested that the board could place a
lien on the building with the grant of the funds.
A motion was made by Truell and second by Mustion to approve the application for grant
request for $165,000 without lien. Upon roll call vote, all present voted aye. Motion
carried 5-0.
10. 2022-2023 BUDGET DISCUSSION and Approval
Nabity reviewed the budget.
Nabity stated the request for funding was kept the same as last year $745,603. Based on
the increase in property valuations this will reduce the CRA levy.
The three main areas that encompass most of our program spending: Land Purchases,
Façade Improvement, and Other Projects.
Other projects - $125,000 is committed to Chamber of Commerce project.
Façade improvements – $277,000 worth of - applications have been turned in. $50,000
was budgeted for land. $250,000 was budgeted for other projects this would include the
proposed additional $125,000 for the Chamber project. $370,000 was budgeted for the
façade program.
A motion was made by Truell and second by Pirnie to approve the 2022-2023 Budget.
Upon roll call vote, all present voted aye. Motion carried 5-0.
11.Director’s Report
Blight Study – will potentially come forward toward the end of September.
Extremely Blighted Area – May be looking at extremely blighted areas- working with
person who did the analysis for the City of Lincoln.
Micro TIF – still discussing the possibility of Micro TIF
12.Adjournment 4:43 p.m.
Respectfully Submitted,
Norma Hernandez
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Community Redevelopment
Authority (CRA)
Wednesday, September 21, 2022
Regular Meeting
Item C1
CRA Financials August 2022
Staff Contact:
Grand Island Regular Meeting - 9/21/2022 Page 10 / 182
MONTH ENDED 2021-2022 2022 REMAINING % OF BUDGET
August-22 YEAR TO DATE BUDGET BALANCE USED
CONSOLIDATED
Beginning Cash 809,008 548,785
REVENUE:
Property Taxes - CRA 10,404 403,665 524,191 120,526 77.01%
Property Taxes - Lincoln Pool 2,064 116,608 196,818 80,210 59.25%
Property Taxes -TIF's 19,076 2,991,424 5,400,000 3,287,854 55.40%
Loan Income (Poplar Street Water Line) - - 20,000 20,000 0.00%
Interest Income - CRA 178 1,574 10,000 8,426 15.74%
Interest Income - TIF'S - - - -
Land Sales - - - - #DIV/0!
Other Revenue - CRA - 216,911 200,000 - 108.46%
Other Revenue - TIF's - - - -
TOTAL REVENUE 31,723 3,730,182 6,351,009 3,517,016 58.73%
TOTAL RESOURCES 840,730 3,730,182 6,899,794 3,517,016
EXPENSES
Auditing & Accounting - - 3,000 3,000 0.00%
Legal Services - 60 3,000 2,940 2.00%
Consulting Services - - 5,000 5,000 0.00%
Contract Services 6,193 69,463 75,000 5,537 92.62%
Printing & Binding - - 1,000 1,000 0.00%
Other Professional Services 350 10,742 16,000 5,258 67.14%
General Liability Insurance - - 250 250 0.00%
Postage - - 250 250 0.00%
Legal Notices 17 212 500 288 42.41%
Travel & Training - 35 4,000 3,965 0.88%
Other Expenditures - - - -
Office Supplies - - 1,000 1,000 0.00%
Supplies - - 300 300 0.00%
Land - - 30,000 30,000
Bond Principal - Lincoln Pool - 190,000 190,000 - 100.00%
Bond Interest - 6,818 6,818 - 100.00%
Fiscal Agent Fees/Bond Costs - 525 - -
Husker Harvest Days - 200,000 200,000 - 100.00%
Façade Improvement - 88,000 250,000 162,000 35.20%
Building Improvement - 135,000 500,000 365,000 27.00%
Other Projects - 10,000 200,000 190,000 5.00%
Bond Principal-TIF's - 2,940,158 5,400,000 2,459,842 54.45%
Bond Interest-TIF's - - - -
Interest Expense - - - -
TOTAL EXPENSES 6,560 3,651,014 6,886,118 3,235,629 53.02%
INCREASE(DECREASE) IN CASH 25,162 79,168 (535,109)
ENDING CASH 834,170 79,168 13,677 -
CRA CASH 713,869
Lincoln Pool Tax Income Balance 68,459
TIF CASH 51,842
Total Cash 834,170
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF AUGUST 2022
Grand Island Regular Meeting - 9/21/2022 Page 11 / 182
MONTH ENDED 2021-2022 2022 REMAINING % OF BUDGET
August-22 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF AUGUST 2022
GENERAL OPERATIONS:
Property Taxes - CRA 10,404 403,665 524,191 120,526 77.01%
Property Taxes - Lincoln Pool 2,064 116,608 196,818 80,210 59.25%
Interest Income 178 1,574 10,000 8,426 15.74%
Loan Income (Poplar Street Water Line) - 20,000 20,000 0.00%
Land Sales - - - #DIV/0!
Other Revenue & Motor Vehicle Tax 216,911 200,000 - 108.46%
TOTAL 12,646 738,758 951,009 229,162 77.68%
GIRARD VET CLINIC
Property Taxes 11,300 -
TOTAL - 11,300 - -
GEDDES ST APTS-PROCON
Property Taxes 33,205 -
TOTAL - 33,205 - -
SOUTHEAST CROSSING
Property Taxes - -
TOTAL - - - -
POPLAR STREET WATER
Property Taxes 13,199 -
TOTAL - 13,199 - -
CASEY'S @ FIVE POINTS
Property Taxes 8,398 -
TOTAL - 8,398 - -
SOUTH POINTE HOTEL PROJECT
Property Taxes 47,032 -
TOTAL - 47,032 - -
TOKEN PROPERTIES RUBY
Property Taxes 1,705 -
TOTAL - 1,705 - -
GORDMAN GRAND ISLAND
Property Taxes 85,161 -
TOTAL - 85,161 - -
BAKER DEVELOPMENT INC
Property Taxes 2,136 -
TOTAL - 2,136 - -
STRATFORD PLAZA INC
Property Taxes 34,578 -
TOTAL - 34,578 - -
COPPER CREEK 2013 HOUSES
Property Taxes 502 72,166 -
TOTAL 502 72,166 - -
Grand Island Regular Meeting - 9/21/2022 Page 12 / 182
MONTH ENDED 2021-2022 2022 REMAINING % OF BUDGET
August-22 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF AUGUST 2022
FUTURE TIF'S
Property Taxes - 5,400,000 5,400,000
TOTAL - - 5,400,000 5,400,000
CHIEF INDUSTRIES AURORA COOP
Property Taxes 20,745 (20,745)
TOTAL - 20,745 - (20,745)
TOKEN PROPERTIES KIMBALL ST
Property Taxes 1,686 (1,686)
TOTAL - 1,686 - (1,686)
GI HABITAT OF HUMANITY
Property Taxes 3,130 (3,130)
TOTAL - 3,130 - (3,130)
AUTO ONE INC
Property Taxes 15,379 (15,379)
TOTAL - 15,379 - (15,379)
EIG GRAND ISLAND
Property Taxes 41,442 (41,442)
TOTAL - 41,442 - (41,442)
TOKEN PROPERTIES CARY ST
Property Taxes 4,437 (4,437)
TOTAL - 4,437 - (4,437)
WENN HOUSING PROJECT
Property Taxes 2,936 (2,936)
TOTAL - 2,936 - (2,936)
COPPER CREEK 2014 HOUSES
Property Taxes 5,647 275,152 (275,152)
TOTAL 5,647 275,152 - (275,152)
TC ENCK BUILDERS
Property Taxes 1,947 (1,947)
TOTAL - 1,947 - (1,947)
SUPER MARKET DEVELOPERS
Property Taxes 17,190 (17,190)
TOTAL - 17,190 - (17,190)
MAINSTAY SUITES
Property Taxes 36,384 (36,384)
TOTAL - 36,384 - (36,384)
TOWER 217
Property Taxes 26,338 (26,338)
TOTAL - 26,338 - (26,338)
COPPER CREEK 2015 HOUSES
Property Taxes 1,776 165,815 - (165,815)
TOTAL 1,776 165,815 - (165,815)
Grand Island Regular Meeting - 9/21/2022 Page 13 / 182
MONTH ENDED 2021-2022 2022 REMAINING % OF BUDGET
August-22 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF AUGUST 2022
NORTHWEST COMMONS
Property Taxes 214,293 - (214,293)
TOTAL - 214,293 - (214,293)
HABITAT - 8TH & SUPERIOR
Property Taxes 6,572 (6,572)
TOTAL - 6,572 - (6,572)
KAUFMAN BUILDING
Property Taxes 6,644 (6,644)
TOTAL - 6,644 - (6,644)
TALON APARTMENTS
Property Taxes 97,227 (97,227)
TOTAL - 97,227 - (97,227)
VICTORY PLACE
Property Taxes 5,166 (5,166)
TOTAL - 5,166 - (5,166)
THINK SMART
Property Taxes 6,652 (6,652)
TOTAL - 6,652 - (6,652)
BOSSELMAN HQ
Property Taxes 77,291 (77,291)
TOTAL - 77,291 - (77,291)
TALON APARTMENTS 2017
Property Taxes 109,377 (109,377)
TOTAL - 109,377 - (109,377)
WEINRICH DEVELOPMENT
Property Taxes 3,488 (3,488)
TOTAL - 3,488 - (3,488)
WING WILLIAMSONS
Property Taxes 2,152 (2,152)
TOTAL - 2,152 - (2,152)
HATCHERY HOLDINGS
Property Taxes 87,855 (87,855)
TOTAL - 87,855 - (87,855)
FEDERATION LABOR TEMPLE
Property Taxes 3,757 (3,757)
TOTAL - 3,757 - (3,757)
MIDDLETON PROPERTIES II
Property Taxes 8,040 (8,040)
TOTAL - 8,040 - (8,040)
COPPER CREEK 2016 HOUSES
Property Taxes 103,856 (103,856)
TOTAL - 103,856 - (103,856)
Grand Island Regular Meeting - 9/21/2022 Page 14 / 182
MONTH ENDED 2021-2022 2022 REMAINING % OF BUDGET
August-22 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF AUGUST 2022
EAST PARK ON STUHR
Property Taxes 54,155 (54,155)
TOTAL - 54,155 - (54,155)
MENDEZ ENTERPRISES LLC PHASE 1
Property Taxes 2,145 3,098 (3,098)
TOTAL 2,145 3,098 - (3,098)
EAST PARK ON STUHR
Property Taxes 5,712 (5,712)
TOTAL - 5,712 - (5,712)
TAKE FLIGHT INVESTMENTS
Property Taxes 8,552 (8,552)
TOTAL - 8,552 - (8,552)
PRATARIA VENTURES HOSPITAL
Property Taxes 807,039 (807,039)
TOTAL - 807,039 - (807,039)
AMMUNITION PLANT
Property Taxes - -
TOTAL - - - -
URBAN ISLAND LLC
Property Taxes 3,343 7,037 (7,037)
TOTAL 3,343 7,037 - (7,037)
PEACEFUL ROOT
Property Taxes 4,974 10,152 (10,152)
TOTAL 4,974 10,152 - (10,152)
TALON 2019 LOOKBACK
Property Taxes 2,897 (2,897)
TOTAL - 2,897 - (2,897)
COPPER CREEK PH2 2019 LOOKBACK
Property Taxes 15,228 (15,228)
TOTAL - 15,228 - (15,228)
GRAND ISLAND HOTEL
Property Taxes 59,036 (59,036)
TOTAL - 59,036 - (59,036)
PARAMOUNT OLD SEARS
Property Taxes 4,155 (4,155)
TOTAL - 4,155 - (4,155)
CENTRAL NE TRUCK WASH
Property Taxes 41,442 (41,442)
TOTAL - 41,442 - (41,442)
PRATARIA VENTURES MEDICAL OFFICE
Grand Island Regular Meeting - 9/21/2022 Page 15 / 182
MONTH ENDED 2021-2022 2022 REMAINING % OF BUDGET
August-22 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF AUGUST 2022
Property Taxes 218,444 (218,444)
TOTAL - 218,444 - (218,444)
TALON 2020 LOOKBACK PHASE 4
Property Taxes 31,006 (31,006)
TOTAL - 31,006 - (31,006)
STAROSTKA 5TH ST LOOKBACK PHASE 1
Property Taxes 7,036 (7,036)
TOTAL - 7,036 - (7,036)
COPPER CREEK PHASE 2 2020 LOOKBACK
Property Taxes 15,360 (15,360)
TOTAL - 15,360 - (15,360)
COPPER CREEK PHASE 3 2020 LOOKBACK
Property Taxes 689 12,245 (12,245)
TOTAL 689 12,245 - (12,245)
HEDDE BUILDING 201 W 3RD
Property Taxes 521 (521)
TOTAL - 521 - (521)
RAWR HOLDINGS LLC 110 W 2ND
Property Taxes 30 (30)
TOTAL - 30 - (30)
ORCHARD REDEVELOPMENT PROJECT
Property Taxes 13,634 (13,634)
TOTAL - 13,634 - (13,634)
AMUR REAL ESTATE OLD WELLS FARGO
Property Taxes 12,809 (12,809)
TOTAL - 12,809 - (12,809)
WALD 12 PROPERTIES LLC
Property Taxes 683 (683)
TOTAL - 683 - (683)
WING PROPERTIES 112 E 3RD ST
Property Taxes 82 (82)
TOTAL - 82 - (82)
WEINRICH DEVELOPMENT 408 E 2ND ST
Property Taxes 3,234 (3,234)
TOTAL - 3,234 - (3,234)
O'NEILL WOOD RESOURCES
Property Taxes 105 (105)
TOTAL - 105 - (105)
SOUTHEAST COMMONS - FONNERVIEW
Property Taxes 2,372 (2,372)
TOTAL - 2,372 - (2,372)
Grand Island Regular Meeting - 9/21/2022 Page 16 / 182
MONTH ENDED 2021-2022 2022 REMAINING % OF BUDGET
August-22 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF AUGUST 2022
PARAMOUNT 824 E 9TH ST
Property Taxes 264 (264)
TOTAL - 264 - (264)
J&L WESTWARD ENTERPRISES CAAP
Property Taxes 1,090 (1,090)
TOTAL - 1,090 - (1,090)
MILLER TIRE
Property Taxes 176 (176)
TOTAL - 176 - (176)
TOTAL REVENUE 31,723 3,730,182 6,351,009 2,946,617 58.73%
- - -
Grand Island Regular Meeting - 9/21/2022 Page 17 / 182
MONTH ENDED 2021-2022 2022 REMAINING % OF BUDGET
August-22 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF AUGUST 2022
EXPENSES
CRA
GENERAL OPERATIONS:
Auditing & Accounting - 3,000 3,000 0.00%
Legal Services 60 3,000 2,940 2.00%
Consulting Services - 5,000 5,000 0.00%
Contract Services 6,193 69,463 75,000 5,537 92.62%
Printing & Binding - 1,000 1,000 0.00%
Other Professional Services 350 10,742 16,000 5,258 67.14%
General Liability Insurance - 250 250 0.00%
Postage - 250 250 0.00%
Legal Notices 17 212 500 288 42.41%
Travel & Training 35 4,000 3,965 0.88%
Other Expenditures - -
Office Supplies - 1,000 1,000 0.00%
Supplies - 300 300 0.00%
Land - 30,000 30,000 0.00%
Bond Principal - Lincoln Pool 190,000 190,000 - 100.00%
Bond Interest - Lincoln Pool 6,818 6,818 - 100.00%
Fiscal Agent Fees/Bond Costs 525 - #DIV/0!
PROJECTS
Husker Harvest Days 200,000 200,000 - 100.00%
Façade Improvement 88,000 250,000 162,000 35.20%
Building Improvement 135,000 500,000 365,000 0.00%
Other Projects 10,000 200,000 190,000 5.00%
TOTAL CRA EXPENSES 6,560 710,855 1,486,118 775,787 47.83%
GIRARD VET CLINIC
Bond Principal 11,300 - -
TOTAL - 11,300 - -
GEDDES ST APTS - PROCON
Bond Principal 32,374 - -
TOTAL - 32,374 - -
SOUTHEAST CROSSINGS
Bond Principal - - -
TOTAL - - - -
POPLAR STREET WATER
Bond Principal 13,199 - -
TOTAL - 13,199 - -
CASEY'S @ FIVE POINTS
Bond Principal 8,398 - -
TOTAL - 8,398 - -
SOUTH POINTE HOTEL PROJECT
Bond Principal 47,032 - -
TOTAL - 47,032 - -
Grand Island Regular Meeting - 9/21/2022 Page 18 / 182
MONTH ENDED 2021-2022 2022 REMAINING % OF BUDGET
August-22 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF AUGUST 2022
TOKEN PROPERTIES RUBY
Bond Principal 1,705 - -
TOTAL - 1,705 - -
GORDMAN GRAND ISLAND
Bond Principal 85,161 - -
TOTAL - 85,161 - -
BAKER DEVELOPMENT INC
Bond Principal 2,136 - -
TOTAL - 2,136 - -
STRATFORD PLAZA LLC
Bond Principal 34,578 - -
TOTAL - 34,578 - -
COPPER CREEK 2013 HOUSES
Bond Principal 68,482 - -
TOTAL - 68,482 - -
CHIEF INDUSTRIES AURORA COOP
Bond Principal 20,745 - -
TOTAL - 20,745 - -
TOKEN PROPERTIES KIMBALL STREET
Bond Principal 1,686 - -
TOTAL - 1,686 - -
GI HABITAT FOR HUMANITY
Bond Principal 3,130 - -
TOTAL - 3,130 - -
AUTO ONE INC
Bond Principal 14,994 - -
TOTAL - 14,994 - -
EIG GRAND ISLAND
Bond Principal 41,442 - -
TOTAL - 41,442 - -
TOKEN PROPERTIES CARY STREET
Bond Principal 4,437 - -
TOTAL - 4,437 - -
WENN HOUSING PROJECT
Bond Principal 2,936 - -
TOTAL - 2,936 - -
COPPER CREEK 2014 HOUSES
Bond Principal 266,162 - -
TOTAL - 266,162 - -
TC ENCK BUILDERS
Bond Principal 1,947 - -
TOTAL - 1,947 - -
Grand Island Regular Meeting - 9/21/2022 Page 19 / 182
MONTH ENDED 2021-2022 2022 REMAINING % OF BUDGET
August-22 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF AUGUST 2022
SUPER MARKET DEVELOPERS
Bond Principal - - -
TOTAL - - - -
MAINSTAY SUITES
Bond Principal 36,384 - -
TOTAL - 36,384 - -
TOWER 217
Bond Principal 25,683 - -
TOTAL - 25,683 - -
COPPER CREEK 2015 HOUSES
Bond Principal 162,263 - -
TOTAL - 162,263 -
NORTHWEST COMMONS
Bond Principal 214,293 - -
TOTAL - 214,293 -
HABITAT - 8TH & SUPERIOR
Bond Principal 6,572 - -
TOTAL - 6,572 -
KAUFMAN BUILDING
Bond Principal 6,644 - -
TOTAL - 6,644 -
TALON APARTMENTS
Bond Principal 97,227 - -
TOTAL - 97,227 -
VICTORY PLACE
Bond Principal 5,166 - -
TOTAL - 5,166 -
FUTURE TIF'S
Bond Principal - 5,400,000 5,400,000
TOTAL - - 5,400,000 5,400,000
THINK SMART
Bond Principal 6,486 - -
TOTAL - 6,486 -
BOSSELMAN HQ
Bond Principal 77,291 - -
TOTAL - 77,291 -
TALON APARTMENTS 2017
Bond Principal 112,198 - -
TOTAL - 112,198 -
Grand Island Regular Meeting - 9/21/2022 Page 20 / 182
MONTH ENDED 2021-2022 2022 REMAINING % OF BUDGET
August-22 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF AUGUST 2022
WEINRICH DEVELOPMENT
Bond Principal 3,488 - -
TOTAL - 3,488 -
WING WILLIAMSONS
Bond Principal 2,152 - -
TOTAL - 2,152 -
HATCHERY HOLDINGS
Bond Principal 87,855 - -
TOTAL - 87,855 -
FEDERATION LABOR TEMPLE
Bond Principal 3,757 - -
TOTAL - 3,757 -
MIDDLETON PROPERTIES II
Bond Principal 8,040 - -
TOTAL - 8,040 -
COPPER CREEK 2016 HOUSES
Bond Principal 103,856 - -
TOTAL - 103,856 -
EAST PARK ON STUHR
Bond Principal 59,867 - -
TOTAL - 59,867 -
TAKE FLIGHT INVESTMENTS
Bond Principal 8,408 - -
TOTAL - 8,408 -
PRATARIA VENTURES HOSPITAL
Bond Principal 1,014,540 - -
TOTAL - 1,014,540 -
AMMUNITION PLANT
Bond Principal - - -
TOTAL - - -
URBAN ISLAND LLC
Bond Principal 3,694 - -
TOTAL - 3,694 -
PEACEFUL ROOT
Bond Principal 5,048 - -
TOTAL - 5,048 -
TALON 2019 LOOKBACK
Bond Principal - - -
TOTAL - - -
COPPER CREEK PH2 2019 LOOKBACK
Bond Principal 15,228 - -
TOTAL - 15,228 -
Grand Island Regular Meeting - 9/21/2022 Page 21 / 182
MONTH ENDED 2021-2022 2022 REMAINING % OF BUDGET
August-22 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF AUGUST 2022
GRAND ISLAND HOTEL
Bond Principal 59,036 - -
TOTAL - 59,036 -
PARAMOUNT OLD SEARS
Bond Principal 4,155 - -
TOTAL - 4,155 -
CENTRAL NE TRUCK WASH
Bond Principal 41,442 - -
TOTAL - 41,442 -
PRATARIA VENTURES MEDICAL OFFICE
Bond Principal 10,942 - -
TOTAL - 10,942 -
TALON 2020 LOOKBACK PHASE 4
Bond Principal 30,198 - -
TOTAL - 30,198 -
STAROSTKA 5TH ST LOOKBACK PHASE 1
Bond Principal 7,036 - -
TOTAL - 7,036 -
COPPER CREEK PHASE 2 2020 LOOKBACK
Bond Principal 15,360 - -
TOTAL - 15,360 -
COPPER CREEK PHASE 3 2020 LOOKBACK
Bond Principal 10,867 - -
TOTAL - 10,867 -
HEDDE BUILDING 201 W 3RD
Bond Principal - - -
TOTAL - - -
RAWR HOLDINGS LLC 110 W 2ND ST
Bond Principal - - -
TOTAL - - -
ORCHARD REDEVELOPMENT PROJECT
Bond Principal 13,634 - -
TOTAL - 13,634 -
AMUR REAL ESTATE OLD WELLS FARGO
Bond Principal 12,809 - -
TOTAL - 12,809 -
WALD 12 PROPERTIES LLC OLD GREENB
Bond Principal - - -
TOTAL - - -
WING PROPERTIES 112 2 3RD ST
Bond Principal - - -
Grand Island Regular Meeting - 9/21/2022 Page 22 / 182
MONTH ENDED 2021-2022 2022 REMAINING % OF BUDGET
August-22 YEAR TO DATE BUDGET BALANCE USED
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF AUGUST 2022
TOTAL - - -
WEINRICH DEVELOPMENT 408 E 2ND ST
Bond Principal 3,234 - -
TOTAL - 3,234 -
O'NEILL WOOD RESOURCES
Bond Principal - - -
TOTAL - - -
SOUTHEAST COMMONS - FONNERVIEW
Bond Principal 2,372 - -
TOTAL - 2,372 -
PARAMOUNT 824 E 9TH ST
Bond Principal - - -
TOTAL - - -
J&L WESTWARD ENTERPRISES CAAP
Bond Principal 1,090 - -
TOTAL - 1,090 -
MILLER TIRE
Bond Principal - - -
TOTAL - - -
TOTAL EXPENSES 6,560 3,651,014 6,886,118 6,175,787 53.02%
Grand Island Regular Meeting - 9/21/2022 Page 23 / 182
Community Redevelopment
Authority (CRA)
Wednesday, September 21, 2022
Regular Meeting
Item D1
Sept. 2022 Bills
Staff Contact:
Grand Island Regular Meeting - 9/21/2022 Page 24 / 182
Grand Island Regular Meeting - 9/21/2022 Page 25 / 182
Grand Island Regular Meeting - 9/21/2022 Page 26 / 182
Community Redevelopment
Authority (CRA)
Wednesday, September 21, 2022
Regular Meeting
Item E1
CRA August 2022 Committed Projects
Staff Contact:
Grand Island Regular Meeting - 9/21/2022 Page 27 / 182
COMMITTED PROJECTS REMAINING
GRANT
AMOUNT
2022 FISCAL YR 2023 FISCAL YR 2024 FISCAL YR ESTIMATED
COMP
Danny Oberg - 321 E 4th St (10/25/21) $ 43,810.00 $ 43,810.00 Fall 2022
Brandon Flodman - 313 W 2nd St $ 59,783.00 $ 59,783.00 Fall 2022
Take Flight - 213 W 3rd St (10/25/21) $ 49,000.00 $ 49,000.00 Fall 2022
Chamber Exterior Remodel $ 165,000.00 $ 165,000.00 Summer 2023
Hope Harbor $ 50,000.00 $ 50,000.00 Fall 2022
Total Committed $ 479,513.00 $ 479,513.00 $ - $ -
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) $ 260,000.00 $ 260,000.00 Fall 2022
Azure Investment Group (5-12-21) $ 70,000.00 $ 70,000.00 Spring 2022
Rawr Holdings 110 W 2nd (12/12/18) $ 35,000.00 $ 35,000.00 Fall 2022
Total Committed F&L Safety Grant $ 365,000.00 $ 365,000.00 $ - $ -
BUDGET 2022 2022 LEFT
Façade Budgeted 2022 $ 250,000.00 $ 250,000.00 $ -
Other Projects Budgeted 2022 $ 200,000.00 $ 200,000.00 $ -
Land - Budgeted 2022 $ 30,000.00 $ 29,513.00 $ 487.00
Land Sales Budgeted 2022 $ - $ - $ -
subtotal $ 479,513.00 $ 487.00
Balance $ 479,513.00 $ 487.00
BUDGET PAID LEFT
Building Improvements * $ 500,000.00 $ 135,000.00 $ 365,000.00
*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
August 31, 2022
Grand Island Regular Meeting - 9/21/2022 Page 28 / 182
Community Redevelopment
Authority (CRA)
Wednesday, September 21, 2022
Regular Meeting
Item I1
Redevelopment Plan Amendment CRA Area 33 - Legacy 34 2023
property proposed for platting as Legacy 34 Second Subdivision
Staff Contact:
Grand Island Regular Meeting - 9/21/2022 Page 29 / 182
Area 33 Legacy 34 2023 Innate Development LLC Page 1
COMMUNITY REDEVELOPMENT AUTHORITY
OF THE CITY OF GRAND ISLAND, NEBRASKA
RESOLUTION NO. 403
A RESOLUTION RECOMMENDING APPROVAL OF A REDEVELOPMENT PLAN TO
THE CITY OF GRAND ISLAND, NEBRASKA; RECOMMENDING APPROVAL OF A
REDEVELOPMENT PROJECT TO 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 Innate Development LLC. (the “Redeveloper”),
in the form attached hereto as Exhibit B, for the purpose of redeveloping Redevelopment Area legally
described on Exhibit A, referred to herein as the Project Area (the “Project Area”); and
WHEREAS, pursuant to the Redevelopment Plan, the Authority would agree to incur indebtedness
and make a grant for the purposes specified in the Redevelopment Plan (the “Project”), in accordance with
and as permitted by the Act; and
WHEREAS, the Authority has conducted a cost benefit analysis of the Project (the “Cost Benefit
Analysis”) pursuant to Section 18-2113 of the Act, a which is included in the Redevelopment Plan attached
hereto as Exhibit B; and
WHEREAS, the Authority has made certain findings and pursuant thereto has determined that it
is in the best interests of the Authority and the City to approve the Redevelopment Plan and approve the
Redevelopment Project and to approve the transactions contemplated thereby.
NOW, THEREFORE, BE IT RESOLVED BY THE COMMUNITY REDEVELOPMENT
AUTHORITY OF THE CITY OF GRAND ISLAND, NEBRASKA AS FOLLOWS:
Section 1. The Authority has determined that the proposed land uses and building requirements in
the Redevelopment Plan for the Project Area are designed with the general purposes of accomplishing, and
in conformance with the general plan of the City, a coordinated, adjusted, and harmonious development of
the City and its environs which will, in accordance with present and future needs, promote health, safety,
morals, order, convenience, prosperity and the general welfare, as well as efficiency in economy in the
process of development; including, among other things, adequate provision for traffic, vehicular parking,
the promotion of safety from fire, panic, and other dangers, adequate provisions for light and air, the
promotion of the healthful and convenient distribution of population, the provision of adequate
transportation, water, sewerage, and other public utilities, schools, parks, recreational and communitive
facilities, and other public requirements, the promotion of sound design and arrangement, the wise and
efficient expenditure of public funds, and the prevention of the recurrence of unsanitary or unsafe dwelling
accommodations, or conditions of blight.
Grand Island Regular Meeting - 9/21/2022 Page 30 / 182
Area 33 Legacy 34 2023 Innate Development LLC Page 2
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 acquisition of property, preparation for redevelopment
including site work, public utilities and streets, trails and sidewalks 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 $9,839,089 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 21st day of September, 2022.
COMMUNITY REDEVELOPMENT
AUTHORITY OF THE CITY OF GRAND
ISLAND NEBRASKA
ATTEST: By: ___________________________________
Chair
By: ___________________________________
Secretary
Grand Island Regular Meeting - 9/21/2022 Page 31 / 182
Area 33 Legacy 34 2023 Innate Development LLC Page 3
EXHIBIT A
LEGAL DESCRIPTION OF REDEVELOPMENT PROJECT AREA
Legal Descriptions: Property to be platted as Legacy 34 Second Subdivision in the SE ¼ of the
NW ¼ and the E ½ of the SW ¼ and the W ½ of the SE ¼ of 25-11-10 (Parcels 400201089 and
400201097) in the City of Grand Island, Hall County, Nebraska.
Grand Island Regular Meeting - 9/21/2022 Page 32 / 182
Area 33 Legacy 34 2023 Innate Development LLC Page 4
* * * * *
EXHIBIT B
FORM OF REDEVELOPMENT PLAN
Grand Island Regular Meeting - 9/21/2022 Page 33 / 182
Redevelopment Plan Amendment
Grand Island CRA Area 33
Amended August 2022 for Legacy 34 2023
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area 33 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 33.
Executive Summary:
Project Description
THE REDEVELOPMENT APPROXIMATELY 200 ACRES OF PROPERTY
LOCATED WEST OF PRAIRIEVIEW STREET AND NORTH OF HUSKER
HIGHWAY IN SOUTHWESTST GRAND ISLAND FOR THE DEVELOPMENT OF A
WALKABLE MIXED USE COMMUNITY (DETACHED SINGLE FAMILY
RESIDENTIAL, ATTACHED SINGLE FAMILY RESIDENTIAL, MULTIFAMILY
RESIDENTIAL, NEIGHBORHOOD SCALE COMMERICAL, AND
RECREATIONAL USES) WHILE PROTECTING PRESERVING AND ENHANCING
THE NATURAL WETLANDS ON THE PROPERTY. THIS WILL BE A MULTI-
PHASE DEVELOPMENT WITH A REDEVELOPEMENT PLAN AMENDMENT FOR
EACH PHASE OF THE DEVELOPMENT TO BE APPROVED SEPARATELY.
This is a site specific plan for 14.08 acres and the second phase of this development to be
referred to as Legacy 34 2023. The Legacy 34 2023 project is located directly east of the
Legacy 34 2022 project and will include civic, commercial multifamily residential single
family residential and recreational uses. Amenities for the neighborhood and community
including hike bike trail extensions, civic center building and green space will also be a
part of the Legacy 34 2023 phase of this development.
The use of Tax Increment Financing to aid in redevelopment expenses associated with
platting and installing the necessary infrastructure (streets, sanitary sewer, water, and
storm sewer) for the development of a 7000 square foot civic building, 150 units of
apartments in 10 unit buildings, 4 carriage houses and about 11,000 square foot of
commercial space planned for a sports bar, ice cream shop and coffee shop. The use of
Tax Increment Financing is an integral part of the development plan and necessary to
make this project feasible as presented this was anticipated with the approval of the
general development plan for this property in 2022. The proposed development does not
maximize the number of units that can be built on the property but maximizes the
livability of the neighborhood by creating a walkable neighborhood with a mix of
housing types and recreation features scattered throughout the development. It is
anticipated that the Legacy 34 2023 phase of this development will take up to 6 years to
complete and that the next phase will likely begin before the last of this one has been
developed.
Grand Island Regular Meeting - 9/21/2022 Page 34 / 182
Innate Development 2, LLC has purchased the full 200 acres that will encompass this
development. The property was annexed in 2011.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 multiple 15 year periods
beginning January 1, 2024 towards the allowable costs and associated financing for
redevelopment of this property.
TAX INCREMENT FINANCING TO PAY FOR THE REDEVELOPMENT OF THE
PROPERTY WILL COME FROM THE FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
Legal Descriptions: Property to be platted as Legacy 34 Second Subdivision in the SE
¼ of the NW ¼ and the E ½ of the SW ¼ and the W ½ of the SE ¼ of 25-11-10 (Parcels
400201089 and 400201097) in the City of Grand Island, Hall County, Nebraska.
Grand Island Regular Meeting - 9/21/2022 Page 35 / 182
Existing Land Use and Subject Property
Grand Island Regular Meeting - 9/21/2022 Page 36 / 182
The tax increment on Legacy 34 2023 will be captured for the tax years the
payments for which become delinquent in years 2024 through 2046 inclusive. The
TIF contract will be structured so it can be amended each year for up to six years to
add the buildings to be completed during that year. No single building will be
eligible for TIF for a period of more than 15 years.
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 development of the
property for a mix of residential and commercial uses in the project area to be
permitted as the project progresses.
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 or redevelopment contract amendment, consistent with this
Redevelopment Plan. The general plan approved in 2021 anticipated that the whole 200
acre project will be developed in several phases with a redevelopment plan amendment
specific to each phase of the development. This is the second of the proposed phases and
should be referred to as Legacy 34 2023. The Legacy 34 2023 plan anticipates that
buildings constructed each year of the development will constitute new effective date for
the purposes of determining the period of fifteen years. Improvements for the overall
development may be constructed prior to the development of later phases and eligible
expenses from those improvements not covered by early phases may be applied to later
phases for reimbursement by TIF funds generated in the later phases. 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,
Grand Island Regular Meeting - 9/21/2022 Page 37 / 182
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 August 26, 2021.[§18-2109] Such
declaration was made after a public hearing with full compliance with the public
notice requirements of §18-2115 of the Act.
2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (13)
(a) and §18-2110]
Grand Island adopted a Comprehensive Plan on July 13, 2004 and has maintained and
amended it since that time. Changes to future land use map in the Grand Island
Comprehensive Plan for this project were approved in 2021 with Legacy 34 2022. This
phase of the project including the multifamily, single family residential, commercial and
civic space is consistent with the planned development for this area shown on the future
landuse map as mixed use commercial. The Hall County Regional Planning Commission
held a public hearing at their meeting on September 7, 2022 and passed Resolution 2022-
13 confirming that this project is consistent with the Comprehensive Plan for the City of
Grand Island. The Grand Island Public School District has submitted a formal request to
the Grand Island CRA to notify the District any time a TIF project involving a housing
subdivision and/or apartment complex is proposed within the District. The school district
was notified of this plan amendment prior to it being submitted to the CRA for initial
consideration.
3. The Redevelopment Plan must be sufficiently complete to address the following
items: [§18-2103(13) (b)]
a. Land Acquisition:
This Redevelopment Plan for Area 33 provides for real property acquisition and this plan
amendment does not prohibit such acquisition. There is no proposed acquisition by the
authority.
b. Demolition and Removal of Structures:
The project to be implemented with this plan does not provide for the demolition and
removal any structures on this property.
Grand Island Regular Meeting - 9/21/2022 Page 38 / 182
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. The future land
use map for the 2004 plan was amended in 2021 to show the southern portion of this 200
acres as planned for mixed use commercial. Legacy 34 2023 is within the portion
planned for mixed use development. This property is in private ownership. [§18-2103(b)
and §18-2111] The general plan approved in 2022 anticipated development of 278 single
family detached lots, 25 duplex lots, 53 townhouse/condo lots, 300 units of apartments
and 6.3 acres of retail and 9 acres of light industrial backing on to the industrial property
to the north across the entire 200 acres. The development of this 14 acres is consistent
with that original plan. [§18-2111(5)]
d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned R-2 Low Density Residential zone and M-1 Light Manufacturing Zone.
The property has historically been farmed a permitted use in both of those districts. The
plan for a mixed use neighborhood at this location will require a mix of zoning changes.
New streets and storm drainage are planned throughout the site as part of the
development in a manner consistent with the existing development. It is anticipated that
TIF revenues will offset the costs of those improvements and that some of these
improvements may be built. No changes are anticipated in building codes or ordinances.
[§18-2103(b) and §18-2111]
e. Site Coverage and Intensity of Use
The proposed development will meet the coverage and intensity of use requirements for
each phase of the development as it is approved. The overall planned density of the
project is less than would be permitted with no changes. [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Sanitary sewer and water are available to support this development. Both sanitary sewer
and water will need to be extended throughout the site. TIF revenues will be used to
offset the cost of these public utility improvements.
Electric utilities are sufficient for the proposed use of this property. Electric lines will
need to be extended throughout the property.
No other publicly owned utilities would be impacted by the development. §18-2103(b)
and §18-2111]
Grand Island Regular Meeting - 9/21/2022 Page 39 / 182
City of Grand Island Future Land Use Map
Grand Island Regular Meeting - 9/21/2022 Page 40 / 182
Proposed layout for Legacy 34 2023 Phase of the Proposed Development in blue located
to the east of Legacy 34 2022 in red.
4. The Act requires a Redevelopment Plan provide for relocation of individuals and
families displaced as a result of plan implementation. This property is vacant and
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.
Grand Island Regular Meeting - 9/21/2022 Page 41 / 182
The developer has purchased this property and proposing to use $220,000 of that
purchase price as an eligible expense attributed to the Legacy 34 2023 project. For the
Legacy 34 2023 phase the estimated costs of utilities including sanitary sewer, water,
storm sewer, electric and gas is $1,666,875. Site work and grading is expected to cost
$2,612,000. Total cost for paving of public and private streets, public parking, sidewalks
and trails is $3,940,214. It is anticipated that planning activities including design,
engineering and architecture for the site will be at least $1,300,000 and need to be
included in Legacy 34 2022 project costs. Other eligible activities including government
fees and expenses and legal and contract expenses are expected to be $100,000. The total
of the eligible expenses for this project is estimated by the developer at $9,839,089.
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 Legacy 34 2022 project by granting the sum of $9,839,089 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, 2024 through December 2046.
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. 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
Grand Island Regular Meeting - 9/21/2022 Page 42 / 182
conditions. This will accomplish the goal of increasing the number of residential units,
commercial development and recreational opportunities within the City of Grand Island
and encouraging infill development.
8. Time Frame for Development
Development of this project is anticipated to begin in the 2022 year. The Legacy 34 2023
phase will likely be built over a six year period between 2022 and 2028 based on market
demand. Excess valuation should be available for the Legacy 34 2023 project for 15
years beginning with the 2024 tax year. Additional phases of development are
anticipated for the remainder of the project. It is anticipated that the developers will be
including TIF in the capital stack of future phases but each future phase will be evaluated
with a site specific redevelopment plan prior to contract approval similar to this one.
9. Justification of Project
The 2020 housing study for the City of Grand Island projected that by 2024 we would
need an additional 1361 new housing units. Between January 1 of 2020 and June of 2022
permits for 547 new housing units had been issued leaving a need for more than 800
additional units in the next 2 years to meet the anticipated need. The current housing
market, a combination of the cost of producing housing and the prevailing wages, has not
created a situation that gives the markets sufficient incentive to build the number housing
units required to meet community needs. This lack of housing options impacts a variety
of other areas within the community including work force development, overcrowding,
maintenance of residential units and rents.
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.
(2019), the City of Grand Island has analyzed the costs and benefits of the proposed
Redevelopment Project, including:
Project Sources and Uses. Approximately $9,839,089 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
$20,332,911 in private sector financing; a private investment of $2.06 for every TIF and
grant dollar investment.
Grand Island Regular Meeting - 9/21/2022 Page 43 / 182
Use of Funds.
Description TIF Funds Private Funds Total
Site Acquisition 220,000$ $ 220,000
Building Costs $ 20,332,911 $ 20,332,911
Sewer $ 388,000 $ 388,000
Water $ 528,875 $ 528,875
Electric $ 725,000 $ 725,000
Gas $ 25,000 $ 25,000
Public
Streets/Sidewalks/Plaza $ 1,629,814 $ 1,629,814
Private Streets/Public Parking $ 2,010,400 $ 2,010,400
Trails $ 300,000 $ 300,000
Grading/Dirtwork/Fill $ 2,612,000 $ 2,612,000
Demolition $ -
Other $ -
Architectural & Engineering
Fees
$ 1,300,000 $ 1,300,000
Financing Fees $ 25,000 $ 25,000
Legal $ 50,000 $ 50,000
Developer Fees $ -
Audit Fees $ 25,000 $ 25,000
Contingency Reserve $ -
Other $ -
Total $ 9,839,089 $ 20,332,911 $ 30,172,000
Source of Funds
Tax Revenue. The 14.08 acres of this site to be redeveloped as Legacy 34 2022 is
anticipated to have a January 1, 2022, valuation of approximately $41,325 based on the
per acre valuation of the current parcel. Based on the 2021 levy this would result in a
real property tax of approximately $853. It is anticipated that the assessed value will
increase by $30,172,000 upon full completion, as a result of the site redevelopment. This
development will result in an estimated tax increase of over $655,939 annually. The tax
increment gained from this Redevelopment Project Area would not be available for use
as city general tax revenues, for the period of the bonds, but would be used for eligible
private redevelopment costs to enable this project to be realized.
Estimated 2023 assessed value (14.08 acres): $ 41,235
Estimated value after completion $ 30,213,235
Increment value $ 30,172,000
Annual TIF generated (estimated) $ 655,939
TIF bond issue $ 9,839,089
Grand Island Regular Meeting - 9/21/2022 Page 44 / 182
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $41,235. The
proposed redevelopment will create additional valuation of $30,172,000 over the course
of the next six years. The project creates additional valuation that will support taxing
entities long after the project is paid off along with providing 154 additional housing
units, neighborhood commercial space and recreational trail connections and
opportunities. The tax shift from this project will be equal to the total of the bond
principal of $9,839,089 if fully funded and any associated interest on the bond to be
assigned with contract approval.
(b) Public infrastructure and community public service needs impacts and local tax
impacts arising from the approval of the redevelopment project;
Existing water and waste water facilities will not be negatively impacted by this
development. The electric utility has sufficient capacity to support the development.
This is infill development with services connecting to existing line with capacity. This
development is likely to result in a larger number of students in the Gates Elementary
School service area. Fire and police protection are available and should not be negatively
impacted by this development though there will be some increased need for officers and
fire fighters as the City continues to grow whether from this project or others.
Housing of the type proposed in Legacy 34 2023 (1 and 2 bedroom apartments) is
less likely to attract families to the neighborhood than the single family detached housing
proposed for later phases of this project. Overall there will be a net increase in the
number of students attending the Grand Island Public School system as a result of this
development.
(c) Impacts on employers and employees of firms locating or expanding within the
boundaries of the area of the redevelopment project;
This will provide additional housing options for the residents of Grand Island. The
National Homebuilders Association estimates that each new single family home is the
equivalent of 2.5 full time equivalent jobs and each unit of multifamily housing results in
an FTE of 1.16 job. An average of 25 apartments and 1 carriage house would produce
about 31 FTE’s per year for the next 6 years plus additional FTE’s for the commercial
space that is proposed.
(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 different from any
other expanding business within the Grand Island area. Grand Island does have tight
labor market and part of that is due to the availability and cost of housing. This
development may help alleviate some of those pressures.
Grand Island Regular Meeting - 9/21/2022 Page 45 / 182
(e) Impacts on student populations of school districts within the City or Village:
This development will have an impact on the Grand Island School system and
will likely result in additional students at both the elementary and secondary school
levels.
The average number of persons per household in Grand Island for 2015 to 2019
according the American Community Survey is 2.61. 173 additional households would
house 402 people. According to the 2010 census 19.2% of the population of Grand Island
was over 4 years old and under 18 years old. 2020 census number for this population
cohort are not yet available but 27.6% of the 2021 population is less than 18 years of age
this is the same percentage as the under 18 age cohort in 2010. If the averages hold it
would be expected that there would be an additional 77 school age children generated by
this development. Given the nature of the units (150- 1 and 2 bedroom apartments)
proposed for Legacy 34 2023 these numbers are likely to be significantly less than for
detached single family development. If this develops at a rate of 25 unit per year for 6
years approximately 13 children could be added to the school age population every year
with this development. These 13 children will likely be spread over the full school age
population from elementary to secondary school. According to the National Center for
Educational Statistics1 the 2019-20 enrollment for GIPS was 10,070 students and the cost
per student in 2017-18 was $12,351 of that $4,653 is generated locally. The Grand Island
Public School System was notified on August 4, 2022 that the CRA would be considering
this application at their August 10, 2022 meeting.
(f) Any other impacts determined by the authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
This project is consistent the goals of the 2020 Housing Study for the City of Grand
Island to create more than 1300 new dwelling units by 2024. Based on the permits
between January of 2020 and June of 2022 there are 547 units of housing that have been
permitted. More than 750 units still need to be built before the end of 2024 to meet the
projected need. The local housing market is not capable of producing the number of units
needed at market rate given the costs of building and development.
Time Frame for Development
Development of the Legacy 34 2023 project is anticipated to be completed during
between the Spring of 2023 and the end of 2028. The base tax year should be calculated
on the value of the property as of January 1, 2023 for the first phase with each phase
based on the preceding year’s valuation of the property included in the amendment for
that year. Excess valuation should be available for this project beginning in 2024 with
taxes due in 2025. 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 on each property or an amount not to exceed $9,839,089 the projected amount of
increment based upon the anticipated value of the project and current tax rate.
1 https://nces.ed.gov/ccd/districtsearch/district_detail.asp?ID2=3100016
Grand Island Regular Meeting - 9/21/2022 Page 46 / 182
This is the second phase of this development just over 42 acres of the full 200 acres will
be subject to redevelopment contracts upon final approval of this plan and the associated
contracts. It is anticipated that full development of the 200 acre site will take a minimum
of 15 years thought it could take as long as 30 or more based on average development in
Grand Island. Each additional project will be brought forward as an amendment in a
format similar to this amendment.
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Form Updated 7-25-2019cn Page | 1
BACKGROUND INFORMATION RELATIVE TO
TAX INCREMENT FINANCING REQUEST
Project Redeveloper Information Business Name:
______________________________________________________________
Address:
_______________________________________________________________
Telephone No.: __________________________ Fax No.: _______________
Email: _________________________________________________________
Contact:
_______________________________________________________________
Application Submission Date:
Brief Description of Applicant’s Business:__
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________
Legal Description/Address of Proposed Project
Community Redevelopment Area Number ________
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Form Updated 7-25-2019cn Page | 2
Present Ownership Proposed Project Site:
________________________________________________________________
_____________________________________
Is purchase of the site contingent on Tax Increment Financing Approval? Yes No
Proposed Project: Building square footage, size of property, description of buildings –
materials, etc. Please attach site plan, if available.
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________
If Property is to be Subdivided, Show Division Planned:
VI. Estimated Project Costs:
Acquisition Costs:
A. Land $ ______________
B. Building $ ______________
Construction Costs:
A. Renovation or Building Costs: $ ______________
B. On-Site Improvements:
Sewer $ ______________
Water $ ______________
Electric $ ______________
Gas $ ______________
Public Streets/Sidewalks $ ______________
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Form Updated 7-25-2019cn Page | 3
Private Streets $ ______________
Trails $ ______________
Grading/Dirtwork/Fill $ ______________
Demolition $ ______________
Other $ ______________
Total $ ______________
Soft Costs:
A. Architectural & Engineering Fees: $ ______________
B. Financing Fees: $ ______________
C. Legal $ ______________
D. Developer Fees: $ ______________
E. Audit Fees $ ______________
F. Contingency Reserves: $ ______________
G. Other (Please Specify) $ ______________
TOTAL $ ______________
Total Estimated Market Value at Completion: $ Source for Estimated Market Value________________________________________
Source of Financing:
A. Developer Equity: $ ______________
B. Commercial Bank Loan: $ ______________
C. Tax Credits:
1. N.I.F.A. $ ______________
2. Historic Tax Credits $ ______________
3. New Market Tax Credits $ ______________
4. Opportunity Zone $ ______________
D. Industrial Revenue Bonds: $ ______________
E. Tax Increment Assistance: $ ______________
F. Enhanced Employment Area $ ______________
Grand Island Regular Meeting - 9/21/2022 Page 50 / 182
Form Updated 7-25-2019cn Page | 4
G. Nebraska Housing Trust Fund $ ______________
H. Other $ ______________
Name, Address, Phone & Fax Numbers of Architect, Engineer and General Contractor:
_______________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
____________________________________________________________
Estimated Real Estate Taxes on Project Site Upon Completion of Project:
(Please Show Calculations)
________________________________________________________________
________________________________________________________________
________________________________________________________________
____________________________________________________________
Project Construction Schedule:
Construction Start Date:
_________________________________________________
Construction Completion Date:
___________________________________________
If Phased Project:
_______________________ Year ______________________ % Complete
_______________________ Year ______________________ % Complete
_______________________ Year ______________________ % Complete
_______________________ Year ______________________ % Complete
_______________________ Year ______________________ % Complete
_______________________ Year ______________________ % Complete
Grand Island Regular Meeting - 9/21/2022 Page 51 / 182
Form Updated 7-25-2019cn Page | 5
XII. Please Attach Construction Pro Forma
XIII. Please Attach Annual Income & Expense Pro Forma
(With Appropriate Schedules)
TAX INCREMENT FINANCING REQUEST INFORMATION
Describe Amount and Purpose for Which Tax Increment Financing is Requested:
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
______________________________________________________________
Statement Identifying Financial Gap and Necessity for use of Tax Increment Financing
for Proposed Project: ______________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________
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Form Updated 7-25-2019cn Page | 6
Municipal and Corporate References (if applicable). Please identify all other
Municipalities, and other Corporations the Applicant has been involved with, or has
completed developments in, within the last five (5) years, providing contact person,
telephone and fax numbers for each:
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
____________________________________
Post Office Box 1968
Grand Island, Nebraska 68802-1968
Phone: 308 385-5240
Fax: 308 385-5423
Email: cnabity@grand-island.com
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Community Redevelopment
Authority (CRA)
Wednesday, September 21, 2022
Regular Meeting
Item I2
Redevelopment Plan Amendment CRA Area 1 - 124 W. 3rd Street
- Living Waters LLC
Staff Contact:
Grand Island Regular Meeting - 9/21/2022 Page 62 / 182
Area 1 124 W 3rd Living Waters LLC Page 1
COMMUNITY REDEVELOPMENT AUTHORITY
OF THE CITY OF GRAND ISLAND, NEBRASKA
RESOLUTION NO. 404
A RESOLUTION RECOMMENDING APPROVAL OF A REDEVELOPMENT PLAN TO
THE CITY OF GRAND ISLAND, NEBRASKA; RECOMMENDING APPROVAL OF A
REDEVELOPMENT PROJECT TO 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 Living Waters 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
Grand Island Regular Meeting - 9/21/2022 Page 63 / 182
Area 1 124 W 3rd Living Waters LLC Page 2
efficient expenditure of public funds, and the prevention of the recurrence of unsanitary or unsafe dwelling
accommodations, or conditions of blight.
Section 2. The Authority has conducted a Cost Benefit Analysis for the Project, included in the
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 acquisition of property, preparation for redevelopment
including acquisition and rehabilitation 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 $123,400 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 21st day of September, 2022.
COMMUNITY REDEVELOPMENT
AUTHORITY OF THE CITY OF GRAND
ISLAND NEBRASKA
ATTEST: By: ___________________________________
Chair
By: ___________________________________
Secretary
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Area 1 124 W 3rd Living Waters LLC Page 3
EXHIBIT A
LEGAL DESCRIPTION OF REDEVELOPMENT PROJECT AREA
Legal Descriptions: The South 44.5 feet of Lot Five (5) in Block Fifty-Five (55) in the
Original Town, now City of Grand Island, Hall County, Nebraska.
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Area 1 124 W 3rd Living Waters LLC Page 4
* * * * *
EXHIBIT B
FORM OF REDEVELOPMENT PLAN
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Redevelopment Plan Amendment
Grand Island CRA Area 1
August 2022
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area 1 with in the city, pursuant to
the Nebraska Community Development Law (the “Act”) and provide for the
financing of a specific infrastructure related project in Area 1.
Executive Summary:
Project Description
THE REDEVELOPMENT OF THE BUILDING LOCATED AT 124 W 3RD STREET
FOR RESIDENTIAL AND COMMERCIAL USES, INCLUDING FIRE/LIFE SAFETY
IMPROVEMENTS AND BUILDING REHABILITATION AND REMODELING.
The use of Tax Increment Financing to aid in rehabilitation expenses associated with
redevelopment of the entire building located at 124 W. 3rd Street. The developer is
proposing to a mixed used project with commercial retail space on the first floor and
upper story residential at this location. This project would not be feasible without the
use of TIF.
LIVING WATERS, LLC purchased the property for $390,000. The purchase price is
included as an eligible TIF activity. The developer is responsible for and has provided
evidence that they can secure adequate debt financing to cover the costs associated with
the remodeling and rehabilitation of this building.
The Grand Island Community Redevelopment Authority (CRA) intends to pledge the ad
valorem taxes generated over the 15 year period beginning January 1, 2024 towards the
allowable costs and associated financing for rehabilitation.
TAX INCREMENT FINANCING TO PAY FOR THE REHABILITATION OF THE
PROPERTY WILL COME FROM THE FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
The property is located at 124 W. 3rd Street in Grand Island Nebraska, the attached
map identifies the subject property and the surrounding land uses.
Legal Descriptions: The South 44.5 feet of Lot Five (5) in Block Fifty-Five (55) in the
Original Town, now City of Grand Island, Hall County, Nebraska.
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Existing Land Use and Subject Property
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The tax increment will be captured for the tax years the payments for which become
delinquent in years 2024 through 2038 inclusive.
The real property ad valorem taxes on the current valuation will continue to be paid
to the normal taxing entities. The increase will come from rehabilitation of this
portion of the building for commercial and residential uses as permitted in the B3
Heavy Business Zoning District.
Statutory Pledge of Taxes.
In accordance with Section 18-2147 of the Act and the terms of the Resolution
providing for the issuance of the TIF Note, the Authority hereby provides that any ad
valorem tax on the Redevelopment Project Area for the benefit of any public body be
divided for a period of fifteen years after the effective date of this provision as set forth in
the Redevelopment Contract, consistent with this Redevelopment Plan. Said taxes shall
be divided as follows:
a. That portion of the ad valorem tax which is produced by levy at the rate
fixed each year by or for each public body upon the redevelopment project valuation shall
be paid into the funds, of each such public body in the same proportion as all other taxes
collected by or for the bodies; and
b. That portion of the ad valorem tax on real property in the redevelopment
project in excess of such amount, if any, shall be allocated to and, when collected, paid into
a special fund of the Authority to pay the principal of; the interest on, and any premiums
due in connection with the bonds, loans, notes, or advances on money to, or indebtedness
incurred by, whether funded, refunded, assumed, or otherwise, such Authority for
financing or refinancing, in whole or in part, a redevelopment project. When such
bonds, loans, notes, advances of money, or indebtedness including interest and premium
due have been paid, the Authority shall so notify the County Assessor and County
Treasurer and all ad valorem taxes upon real property in such redevelopment project shall
be paid into the funds of the respective public bodies.
Pursuant to Section 18-2150 of the Act, the ad valorem tax so divided is hereby pledged
to the repayment of loans or advances of money, or the incurring of any indebtedness,
whether funded, refunded, assumed, or otherwise, by the CRA to finance or refinance, in
whole or in part, the redevelopment project, including the payment of the principal of,
premium, if any, and interest on such bonds, loans, notes, advances, or indebtedness.
Redevelopment Plan Amendment Complies with the Act:
The Community Development Law requires that a Redevelopment Plan and Project
consider and comply with a number of requirements. This Plan Amendment meets the
statutory qualifications as set forth below.
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1. The Redevelopment Project Area has been declared blighted and substandard by
action of the Grand Island City Council on December 19, 2000.[§18-2109] Such
declaration was made after a public hearing with full compliance with the public
notice requirements of §18-2115 of the Act.
2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (13)
(a) and §18-2110]
Grand Island adopted a Comprehensive Plan on July 13, 2004. This redevelopment plan
amendment and project are consistent with the Comprehensive Plan, in that no changes in
the Comprehensive Plan elements are intended. This plan merely provides funding for
the developer to rehabilitate the building for permitted uses on this property as defined by
the current and effective zoning regulations. The Hall County Regional Planning
Commission held a public hearing at their meeting on September 7, 2022 and passed
Resolution 2022-13 confirming that this project is consistent with the Comprehensive
Plan for the City of Grand Island.
3. The Redevelopment Plan must be sufficiently complete to address the following
items: [§18-2103(13) (b)]
a. Land Acquisition:
The Redevelopment Plan for Area 1 provides for real property acquisition and this plan
amendment does not prohibit such acquisition. The developer has acquired the property
and will be including acquisition as an eligible activity. There is no proposed acquisition
by the authority.
b. Demolition and Removal of Structures:
The project to be implemented with this plan does not provide for the demolition and
removal any structures on this property. Demotion of internal structures to accommodate
the redevelopment is anticipated and permitted.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. All of the area
around the site in private ownership is planned for Downtown Commercial development;
this includes housing and commercial uses within the same structure. This property is in
private ownership. [§18-2103(b) and §18-2111] The attached map also is an accurate site
plan of the area after redevelopment. [§18-2111(5)]
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City of Grand Island Future Land Use Map
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d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned B3-Heavy Business zone. No zoning changes are anticipated with this
project. No changes are anticipated in street layouts or grades. No changes are
anticipated in building codes or ordinances. Nor are any other planning changes
contemplated. [§18-2103(b) and §18-2111]
e. Site Coverage and Intensity of Use
The developer is rehabilitating the existing building. The developer is not proposing to
increase the size of the building and current building meets the applicable regulations
regarding site coverage and intensity of use. [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Sewer and water are available to support this development.
Electric utilities are sufficient for the proposed use of this building.
No other utilities would be impacted by the development.
The developer will be responsible for replacing any sidewalks damaged during
construction of the project.
No other utilities would be impacted by the development. [§18-2103(b) and §18-2111]
4. The Act requires a Redevelopment Plan provide for relocation of individuals and
families displaced as a result of plan implementation. This property is vacant and
has not been used for any residential purposes. [§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 purchased the property for $390,000. The estimated costs of rehabilitation
of this property is $401,573. Other construction and soft costs are $39,792. Legal,
Developer and Audit Fees of $13,500 for reimbursement to the City and the CRA for
costs to prepare the contract and monitor the project over the course of the development
are included in the eligible expenses. The total of eligible expenses for this project
exceeds $844,465.
No property will be transferred to redevelopers by the Authority. The developer will
provide and secure all necessary financing.
Grand Island Regular Meeting - 9/21/2022 Page 72 / 182
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 $123,400 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, 2024 through December 2038.
c. Statement of feasible method of relocating displaced families.
No families will be displaced as a result of this plan.
7. Section 18-2113 of the Act requires:
Prior to recommending a redevelopment plan to the governing body for approval, an
authority shall consider whether the proposed land uses and building requirements in the
redevelopment project area are designed with the general purpose of accomplishing, in
conformance with the general plan, a coordinated, adjusted, and harmonious development
of the city and its environs which will, in accordance with present and future needs,
promote health, safety, morals, order, convenience, prosperity, and the general welfare, as
well as efficiency and economy in the process of development, including, among other
things, adequate provision for traffic, vehicular parking, the promotion of safety from
fire, panic, and other dangers, adequate provision for light and air, the promotion of the
healthful and convenient distribution of population, the provision of adequate
transportation, water, sewerage, and other public utilities, schools, parks, recreational and
community facilities, and other public requirements, the promotion of sound design and
arrangement, the wise and efficient expenditure of public funds, and the prevention of the
recurrence of insanitary or unsafe dwelling accommodations or conditions of blight.
The Authority has considered these elements in proposing this Plan Amendment. This
amendment, in and of itself will promote consistency with the Comprehensive Plan. This
will have the intended result of preventing recurring elements of unsafe buildings and
blighting conditions. This will accomplish the goal of both the Railside Business
Improvement District and the Grand Island City Council of refurbishing street level
commercial space and increasing the number of residential units available in the
Downtown area that has been underutilized for several years.
8. Time Frame for Development
Development of this project is anticipated to be completed by October 2023. Excess
valuation should be available for this project for 15 years beginning with the 2024 tax
year.
9. Justification of Project
This building in downtown Grand Island was built in 1915 and will be preserved with this
project. The mixed use of commercial space and residential units is consistent with the
long term development plans for Downtown.
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
Grand Island Regular Meeting - 9/21/2022 Page 73 / 182
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 $123,400 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
$721,465 in private sector financing; a private investment of $5.84 for every TIF dollar
invested.
Use of Funds Source of Funds
Description TIF
Funds
Private Funds Total
Site Acquisition $123,400 $266,600 $390,000
Renovation Costs $401,573 $401,573
Contingency $20,079 $20,079
Architectural &
Engineering $7,900 $7,900
Financing fees/ audit $11,813 $11,813
Legal/ TIF contract $13,500 $13,500
Total $123,400 $721,465 $844,365
Tax Revenue. The property to be redeveloped is anticipated to have a January 1, 2024,
valuation of approximately $219,769. Based on the 2021 levy this would result in a real
property tax of approximately $4,765. It is anticipated that the assessed value will increase
by $331,326 upon full completion, as a result of the site redevelopment. This development
will result in an estimated tax increase of over $184,7 annually. The tax increment
gained from this Redevelopment Project Area would not be available for use as city
general tax revenues, for a period of 15 years, or such shorter time as may be required
to amortize the TIF bond, but would be used for eligible private redevelopment costs to
enable this project to be realized.
Estimated 2021 assessed value: $219,769
Estimated value after completion $551,095
Increment value $331,326
Annual TIF generated (estimated)$$7,184
TIF bond issue $123,400
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $219,769. The
proposed redevelopment will create additional valuation of $331,326. No tax shifts
are anticipated from the project outside of the use of TIF to support the
redevelopment. It is not anticipate that any additional tax burdens will be assumed by
public entities as a result of this project. The project creates additional valuation that
will support taxing entities long after the project is paid off.
Grand Island Regular Meeting - 9/21/2022 Page 74 / 182
(b) Public infrastructure and community public service needs impacts and local tax
impacts arising from the approval of the redevelopment project;
No additional public service needs have been identified. Existing water and waste
water facilities will not be impacted by this development. The electric utility has
sufficient capacity to support the development. It is not anticipated that this will impact
schools in any significant way. Fire and police protection are available and should not be
negatively impacted by this development. The addition of life safety elements to this
building including fire sprinklers and a second exit actually reduce the chances of
negative impacts to the fire department.
(c) Impacts on employers and employees of firms locating or expanding within the
boundaries of the area of the redevelopment project;
This will provide additional residential and commercial space options in the
downtown area consistent with the planned development in Downtown Grand Island.
(d) Impacts on other employers and employees within the city or village and the
immediate area that are located outside of the boundaries of the area of the
redevelopment project; and
This project will not have a negative impact on other employers in any manner
different from any other expanding business within the Grand Island area. This will
provide refurbish Downtown residential and commercial space options for residents
and business owners who wish to relocate to the Downtown area.
(e) Impacts on student populations of school districts within the City or Village:
This development will have a minimal impact on the Grand Island School
system as it will likely not result in any increased attendance. The majority of
the units to be developed with this project is a two bedroom unit and unlikely to
be a family unit, especially for families with school age children.
The average number of persons per household in Grand Island for 2015 to
2019 according the American Community Survey is 2.61. According to the 2010
census 19.2% of the population of Grand Island was between the ages of 5 and 18.
2020 census number for this population cohort are not yet available but 27.6% of
the 2021 population is less than 18 years of age this is the same percentage as the
under 18 age cohort in 2010. If the averages hold it would be expected that there
would be a maximum of one school age child generated by this development
though that is mitigated by the fact that there are 2 small 2 bedroom units and a
single 1 bedroom unit..
(f) Any other impacts determined by the authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
This project is consistent the goals of the Council, the Downtown BID, the CRA, and
Grow Grand Island to create additional upgraded residential and commercial spaces
within downtown Grand Island.
Grand Island Regular Meeting - 9/21/2022 Page 75 / 182
Time Frame for Development
Development of this project is anticipated to be completed October 2023. The base tax
year should be calculated on the value of the property as of January 1, 2024. Excess
valuation should be available for this project for 15 years beginning in 2024 with taxes
due in 2024. 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 $123,400 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 $721,465.on TIF
eligible activities in excess of other grants given.
Grand Island Regular Meeting - 9/21/2022 Page 76 / 182
Form Updated 7-25-2019cn Page | 1
BACKGROUND INFORMATION RELATIVE TO
TAX INCREMENT FINANCING REQUEST
Project Redeveloper Information
Business Name:
Living Waters LLC
Address:
320 Sunflower Circle, Grand Island NE 68803
Telephone No.: 308-390-5925 Fax No.:
Email:m3joslyn@gmail.com
Contact:
Michaela Goosic
Application Submission Date: 7/1/22
Brief Description of Applicant’s Business:
Legal Description/Address of Proposed Project ORIGINAL TOWN S 44.5' LT 5 BLK 55
Community Redevelopment Area Number
Grand Island Regular Meeting - 9/21/2022 Page 77 / 182
Form Updated 7-25-2019cn Page | 2
Present Ownership Proposed Project Site:
Living Waters LLC
Is purchase of the site contingent on Tax Increment Financing Approval? Yes No
Proposed Project: Building square footage, size of property, description of buildings –
materials, etc. Please attach site plan, if available.
Commercial/residnetial mixed use building, see attached
If Property is to be Subdivided, Show Division Planned:
VI. Estimated Project Costs:
Acquisition Costs:
A. Land
$
B. Building $ 390,000
Construction Costs:
A. Renovation or Building Costs:
$ 401,573
B. On-Site Improvements:
Sewer
$
Water $
Electric $
Gas $
Public Streets/Sidewalks $
Private Streets $
Trails $
Grading/Dirtwork/Fill $
Demolition $
Grand Island Regular Meeting - 9/21/2022 Page 78 / 182
Form Updated 7-25-2019cn Page | 3
Other $
Total
Soft Costs:
$ 401,573
A. Architectural & Engineering Fees: $ 7,900
B. Financing Fees: $ 11,813
C. Legal $ 13,500
D. Developer Fees: $
E. Audit Fees $
F. Contingency Reserves: $ 20,079
G. Other (Please Specify) $
TOTAL $ 53,291
Total Estimated Market Value at Completion: $
Source for Estimated Market Value
Source of Financing:
A. Developer Equity:
B. Commercial Bank Loan:
C. Tax Credits:
$ 157,090
$ 687,774
1. N.I.F.A. $
2. Historic Tax Credits $
3. New Market Tax Credits $
4. Opportunity Zone $
D. Industrial Revenue Bonds: $
E. Tax Increment Assistance: $
F. Enhanced Employment Area $
Grand Island Regular Meeting - 9/21/2022 Page 79 / 182
Form Updated 7-25-2019cn Page | 4
G. Nebraska Housing Trust Fund $
H. Other $ 844,864
Name, Address, Phone & Fax Numbers of Architect, Engineer and General Contractor:
Living Waters LLC, 320 Sunflower Circle, Grand Island NE 68803
Mike Spilinek, Olsson Associates 201 E. Second Street Grand Island, NE 68801
Architect: Toby Gay, Gay and Associates, 1470 31st ave. Columbus Ne 68601
Estimated Real Estate Taxes on Project Site Upon Completion of Project:
(Please Show Calculations)
Project Construction Schedule:
Construction Start Date:
Oct 22
Construction Completion Date:
Oct 23
If Phased Project:
Year % Complete
Year % Complete
Year % Complete
Year % Complete
Year % Complete
Year % Complete
Grand Island Regular Meeting - 9/21/2022 Page 80 / 182
Form Updated 7-25-2019cn Page | 5
XII. Please Attach Construction Pro Forma
XIII. Please Attach Annual Income & Expense Pro Forma
(With Appropriate Schedules)
TAX INCREMENT FINANCING REQUEST INFORMATION
Describe Amount and Purpose for Which Tax Increment Financing is Requested:
Living Waters LLC is asking for $123,400 worth of tax increment financing.
The TIF funds will be used to make the project a success.
Statement Identifying Financial Gap and Necessity for use of Tax Increment Financing
for Proposed Project:
As the attached proforma’s show, given the risk of today’s markets, without TIF the project does
not have a high enough return (see the DSCR on the attached proforma) for the risk that is being
taken.
Grand Island Regular Meeting - 9/21/2022 Page 81 / 182
Form Updated 7-25-2019cn Page | 6
Municipal and Corporate References (if applicable). Please identify all other
Municipalities, and other Corporations the Applicant has been involved with, or has
completed developments in, within the last five (5) years, providing contact person,
telephone and fax numbers for each:
Post Office Box 1968
Grand Island, Nebraska 68802-1968
Phone: 308 385-5240
Fax: 308 385-5423
Email: cnabity@grand-island.com
Grand Island Regular Meeting - 9/21/2022 Page 82 / 182
PROFORMA 124 W 3rd With TIF EXPENSES
USE OF FUNDS TOTAL Property Taxes $3,862
PURCHASE OF BUILDING $390,000 BID Taxes $432
CONSTRUCTION $401,573 Parking Taxes $330
CONTINGENCY 5%$20,079 Insurance $1,700
TENANT ALLOWANCE $0 Utilities $0
ARCHITECT/ENGINEER $7,900 Management $2,927
SOFT COSTS $25,313 Maintnance $2,927
TOTAL $844,864
Total $12,179
SOURCE OF FUNDS
BANK 2220 $687,774 Debt Service
Façade Grant 1431 $0
X 1421 $0 Loan amount 687,774$
X 1327 $0 Annual interest rate 5.750%
X $0 Loan period in years 15
OWNER EQUITY (20% of appraised value)$157,090
TOTAL $844,864 Monthly payment 5,711$
Soft costs
OPERATING PROFORMA
ANNUAL RENTAL INCOME Annual Monthly TIF fee $7,000
0 Consultant $3,500
s.f.$/s.f.Interest $11,813
Commercial 2946 15 $44,190 $3,683 Misc $3,000
Basement 2946 3 $8,838 $737
Residential 2970 15 $44,550 $3,713 $25,313
1431 Construction
4968 S.F.$/S.F.
GROSS INCOME $97,578 2970 $135 $401,573
s Actual CAP 11.99%
VACANCY $2,927 3.0%Cap Rate 10.5%
DSCR 1.20 EXPENSES $12,179 12.5%NOI $82,472
$15,106 Appraisal $785,449
LTV 20%$157,090
NET OPERATING INCOME $82,472 Equity $97,675
DEBT SERVICE $68,536 Cash $59,415
CASH FLOW $13,936 DSCR 1.20
Grand Island Regular Meeting - 9/21/2022 Page 83 / 182
PROFORMA 124 W 3rd Without TIF EXPENSES
USE OF FUNDS TOTAL Property Taxes $12,089
PURCHASE OF BUILDING $390,000 BID Taxes $432
CONSTRUCTION $401,573 Parking Taxes $330
CONTINGENCY 7%$20,079 Insurance $1,700
TENANT ALLOWANCE $0 Utilities $0
ARCHITECT/ENGINEER $7,900 Management $2,927
SOFT COSTS $25,313 Maintnance $2,927
TOTAL $844,864
Total $20,405
SOURCE OF FUNDS
BANK 2220 $703,444 Debt Service
Façade Grant 1431 $0
X 1421 $0 Loan amount $703,444
X 1327 $0 Annual interest rate 5.750%
X $0 Loan period in years 15
OWNER EQUITY (20% of appraised value)$141,420
TOTAL $844,864 Monthly payment 5,841$
Soft costs
OPERATING PROFORMA
ANNUAL RENTAL INCOME Annual Monthly TIF fee $7,000
0 Consultant $3,500
s.f.$/s.f.Interest $11,813
Commercial 2946 15 $44,190 $3,683 Misc $3,000
Basement 2946 3 $8,838 $737
Residential 2970 15 $44,550 $3,713 $25,313
1431 Construction
4968 S.F.$/S.F.
GROSS INCOME $97,578 2970 $135 $401,573
s Actual CAP 10.55%
VACANCY $2,927 3.0%Cap Rate 10.5%
DSCR 1.06 EXPENSES $20,405 20.9%NOI $74,245
$23,333 Appraisal $707,100
LTV 20%$141,420
NET OPERATING INCOME $74,245 Equity $3,656
DEBT SERVICE $70,098 Cash $137,764
CASH FLOW $4,148 DSCR 1.06
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Estimated Project Costs:
Acquisition Costs:
A. Land $0
B. Building $390,000
Construction Costs:
A. Renovation or Building Costs:$401,573
B. On-Site Improvements:
Sewer $0
Water $0
Electric $0
Gas $0
Public Streets/Sidewalks $0
Private Streets $0
Trails $0
Grading/Dirtwork/Fill $0
Demolition $0
Other: Parks/Public Space $0
Total $401,573
Soft Costs:
A. Architectural & Engineering Fees:$7,900
B. Financing Fees: Construction $11,813
C. Legal $13,500
D. Developer Fees:$0
E. Audit Fees $0
F. Contingency Reserves:$20,079
G. Other: TIF fees/Misc fees $0
TOTAL $53,291
Total Estimated Market Value at Completion:$785,449
Source of Financing:
A. Developer Equity:157,090$
B. Commercial Bank Loan:687,774$
E. Tax Increment Assistance:-$
H. Other: Façade grant -$
Total 844,864$
Grand Island Regular Meeting - 9/21/2022 Page 89 / 182
Grand Island Regular Meeting - 9/21/2022 Page 90 / 182
Community Redevelopment
Authority (CRA)
Wednesday, September 21, 2022
Regular Meeting
Item I3
Redevelopment Plan Amendment CRA Area 34 - KER Enterprises
LLC
Staff Contact:
Grand Island Regular Meeting - 9/21/2022 Page 91 / 182
Redevelopment Plan Amendment
Grand Island CRA Area 34
September 2022
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area 34 with in the city, pursuant to
the Nebraska Community Development Law (the “Act”) and provide for the
financing of a specific commercial project in Area 34.
Executive Summary:
Project Description
THE REDEVELOPMENT OF LOT 1 OF CRANE VALLEY NINTHS SUBDIVISION,
APPROXIMATELY 5.6 ACRES OF PROPERTY LOCATED FAIDLEY AVENUE
AND EAST OF CLAUDE ROAD IN GRAND ISLAND FOR A COMMERCIAL
PURPOSES INCLUDING A FAMILY ENTERTAINMENT CENTER.
The use of Tax Increment Financing to aid in redevelopment expenses associated with
acquisition, site work and planning for the development of a family entertainment center
offering miniature golf, axe throwing, duck-pin bowling, laser tag, a redemption arcade
and party rooms. The use of Tax Increment Financing is an integral part of the
development plan and necessary to make this project affordable.
KER Enterprises LLC has purchased this property with the intent to develop it for the
stated purpose. This project is in CRA Area 34 and a portion of the tax increment
generated will be retained by the CRA to aid in the construction of Claude Road between
Faidley Avenue and State Street. 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 multiple 15 year periods beginning January 1,
2024 towards the allowable costs and associated financing for the development of this
property.
TAX INCREMENT FINANCING TO PAY FOR THE DEVELOPMENT OF THE
PROPERTY WILL COME FROM THE FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
Legal Descriptions: Lot 1 of Crane Valley Ninth Subdivision in the City of Grand
Island Island, Nebraska (PID 400416174)
Grand Island Regular Meeting - 9/21/2022 Page 92 / 182
Existing Land Use and Subject Property
Grand Island Regular Meeting - 9/21/2022 Page 93 / 182
The tax increment will be captured for the tax years the payments for which become
delinquent in years 2024 through 2038 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 development of the
property for commercial uses as previously described.
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 or any amendment to the redevelopment contract, consistent
with this Redevelopment Plan. The plan anticipates that each phase of the development
will constitute new effective date for the purposes of determining the period of fifteen
years. 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.
Grand Island Regular Meeting - 9/21/2022 Page 94 / 182
1. The Redevelopment Project Area has been declared blighted and substandard by
action of the Grand Island City Council on September 28, 2021.[§18-2109] Such
declaration was made after a public hearing with full compliance with the public
notice requirements of §18-2115 of the Act.
2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (13)
(a) and §18-2110]
Grand Island adopted a Comprehensive Plan on July 13, 2004. This redevelopment plan
amendment and project are consistent with the Comprehensive Plan, in that no changes in
the Comprehensive Plan elements are intended. This plan merely provides funding for
the developer redevelop the property for permitted uses on this property as defined by the
current and effective zoning regulations. The Hall County Regional Planning
Commission held a public hearing at their meeting on October 5, 2022 and passed
Resolution 2023-02 confirming that this project is consistent with the Comprehensive
Plan for the City of Grand Island.
3. The Redevelopment Plan must be sufficiently complete to address the following
items: [§18-2103(13) (b)]
a. Land Acquisition:
This Redevelopment Plan for Area 34 provides for real property acquisition and this plan
amendment does not prohibit such acquisition. There is no proposed acquisition by the
authority.
b. Demolition and Removal of Structures:
The project to be implemented with this plan does not provide for the demolition and
removal any structures on this property.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. All of the area
around the site in private ownership is planned for commercial development. 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)]
Grand Island Regular Meeting - 9/21/2022 Page 95 / 182
City of Grand Island Future Land Use Map
Grand Island Regular Meeting - 9/21/2022 Page 96 / 182
d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned B2 General Business. The future land use map calls for commercial
uses at this location. No new utilities are anticipated and needed to support this project.
This project will be used in part to fund portions of Claude Road north of this location up
to State Street. Up to 25% of the total tax increment generated by this project will be
dedicated to paying for those improvements. No changes are anticipated in building
codes or other ordinances. No other planning changes contemplated. [§18-2103(b) and
§18-2111]
Current Zoning on the Site
e. Site Coverage and Intensity of Use
The B2 zoning district allows for a wide variety of commercial uses including
entertainment centers like the one proposed. The minimum lot size in the B2 zone is
3000 square feet and the maximum ground coverage is 100%.Appendix A of this plan
includes the developer’s vision for the development. [§18-2103(b) and §18-2111]
Grand Island Regular Meeting - 9/21/2022 Page 97 / 182
f. Additional Public Facilities or Utilities
Sanitary sewer and water are available to support this development. Both sanitary sewer
and water will need to be extended throughout the site. TIF revenues will be used to
offset the cost of these public utility improvements.
Electric utilities are sufficient for the proposed use of this property. Electric lines,
transformers, and conduit will need to be extended throughout the property.
No other publicly owned utilities would be impacted by the development. §18-2103(b)
and §18-2111]
4. The Act requires a Redevelopment Plan provide for relocation of individuals and
families displaced as a result of plan implementation. This property is vacant and
has been vacant for more than 1 year; no relocation is contemplated or necessary.
[§18-2103.02]
5. No member of the Authority, nor any employee thereof holds any interest in any
property in this Redevelopment Project Area. [§18-2106] No members of the
authority or staff of the CRA have any interest in this property.
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 purchase price of the property is $1,253,335 as an eligible expense. The estimated
costs of utilities including sewer and water is $400,295. Streets and drainage are
estimated at $299,760. Sitework and grading are estimated at $397,490. Planning
activities including engineering, architecture, legal fees and government fees are
estimated at $186,461. The total of the eligible expenses for this project is estimated by
the developer at $2,537,341.
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 $1,420,596 from the proceeds of the TIF. The
project will include the project as describe in this plan and costs associated with building
Claude Road between this property and State Street. The revenues shall be split with
75% dedicated to the entertainment center project paid to the developer and 25%
dedicated to Claude Road and paid to the city for those expenses. This indebtedness will
be repaid from the Tax Increment Revenues generated from the project. TIF revenues
Grand Island Regular Meeting - 9/21/2022 Page 98 / 182
shall be made available to repay the original debt and associated interest after January 1,
2024 through December 2038.
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. 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 providing for the development of Claude
Road and reducing congestion along Diers Avenue within the City of Grand Island and
encouraging infill development.
8. Time Frame for Development
Development of this project is anticipated to begin in the 2022 year. The commercial
build out will occur before the end of 2023. Claude Road will be extended as is feasible
and budget permits. Excess valuation should be available 15 years beginning with the
2024 tax year.
9. Justification of Project
Family entertainment options are somewhat limited in Grand Island and this has been
exacerbated with the loss of Skate Island and the entertainment options at that facility.
This is an opportunity to encourage new uses that will increase tourism opportunities and
capture local entertainment dollars.
Grand Island Regular Meeting - 9/21/2022 Page 99 / 182
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.
(2019), the City of Grand Island has analyzed the costs and benefits of the proposed
Redevelopment Project, including:
Project Sources and Uses. Approximately $1,420,596 in public funds from tax
increment financing provided by the Grand Island Community Redevelopment Authority
will be required to complete the project. The project should generate an additional
$473,532 that will be available to the City for improvements in the Claude Road corridor.
This investment by the Authority will leverage $5,917,138 in private sector financing and
investment; a private investment of $4.17 for every TIF dollar invested. In addition, over
$440,000 will be generated for Claude Road.
Use of Funds Source of funds
Description TIF Funds Private Funds Total
Site Acquisition $1,253,335 $1,253,335
Building Costs $4,434,755 $4,434,755
Sewer $10,370 $10,370
Water $316,315 $316,315
Electric $73,610 $73,610
Public Streets/ sidewalks $299,760 $299,760
Site prep/ Dirt work $167,261 $230,229 $397,490
Planning (Arch. & Eng.) $167,500 $167,500
Financing fees/ audit $365,638 $365,638
Legal/ TIF contract $11,461 $11,461
Other $7,500 $7,500
25% for Claude Road $473,532
Total $1,894,128 $5,917,138 $7,337,734
Tax Revenue. The property to be redeveloped is anticipated to have a January 1, 2023
valuation of approximately $375,297. Based on the 2021 levy this would result in a real
property tax of approximately $8,138. It is anticipated that the assessed value will
increase by $5,823,482 upon full completion, as a result of the site redevelopment. This
development will result in an estimated tax increase of over $126,275 annually. The tax
increment gained from this Redevelopment Project Area would not be available for use
as city general tax revenues, for the period of the bonds, but would be used for eligible
private redevelopment costs to enable this project to be realized.
Grand Island Regular Meeting - 9/21/2022 Page 100 / 182
Estimated 2023 assessed value: $ 375,297
Estimated value after completion $ 6,198,779
Increment value $ 5,823,482
Annual TIF generated (estimated) $ 126,275
TIF bond issue $ 1,894,128
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $375,297.
The proposed redevelopment will create additional valuation of $5,823,482. The project
creates additional valuation that will support taxing entities long after the project is paid
off along with providing provide for the development and construction of Claude Road.
The tax shift from this project will be equal to the total of the bond principal of
$1,894,128 if fully funded and any associated interest on the bond to be assigned with
contract approval.
(b) Public infrastructure and community public service needs impacts and local tax
impacts arising from the approval of the redevelopment project;
Existing water and waste water facilities will not be negatively impacted by this
development. The electric utility has sufficient capacity to support the development.
This is infill development with services connecting to existing line with capacity. This
development will not result additional students for Grand Island Public Schools. Fire and
police protection are available and should not be negatively impacted by this
development though there will be some increased need for officers and fire fighters as the
City continues to grow whether from this project or others.
(c) Impacts on employers and employees of firms locating or expanding within the
boundaries of the area of the redevelopment project;
This development is expected to result in 9 full time staff and 55-60 part time
employees to staff the facility.
(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 different from any
other expanding business within the Grand Island area. Grand Island does have tight
labor market and part of that is due to the availability and cost of housing.
(e) Impacts on student populations of school districts within the City or Village:
This development is not expected to have any direct impact on student populations as
it does not involve residential uses.
Grand Island Regular Meeting - 9/21/2022 Page 101 / 182
(f) Any other impacts determined by the authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
Twenty Five percent of the increment generated approximately $440,000 will be
made available to the City of Grand Island for the development of Claude Road to the
north and west of this property.
Time Frame for Development
Development of this project is anticipated to be completed between Fall of 2022 and the
end of 2023. The base tax year should be calculated on the value of the property as of
January 1, 2023. Excess valuation should be available for this project beginning in 2024
with taxes due in 2025. 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 a base amount of $1,894,128 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 $2,500,000 on TIF
eligible activities without including City expenditures on Claude Road.
Grand Island Regular Meeting - 9/21/2022 Page 102 / 182
Appendix A
Site Plan for Development
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KER ENTERPRISES LLC-Castaways-Area 34
COMMUNITY REDEVELOPMENT AUTHORITY
OF THE CITY OF GRAND ISLAND, NEBRASKA
RESOLUTION NO. 405
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 21st day of September, 2022
COMMUNITY REDEVELOPMENT
AUTHORITY OF THE CITY OF
GRAND ISLAND, NEBRASKA.
By___________________________
Chairperson
ATTEST:
__________________________
Secretary
Grand Island Regular Meeting - 9/21/2022 Page 120 / 182
KER ENTERPRISES LLC-Castaways-Area 34
COMMUNITY REDEVELOPMENT AUTHORITY OF THE CITY OF GRAND ISLAND,
NEBRASKA
RESOLUTION NO. 406
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 34, from KER Enterprises LLC, (The "Developer") for
redevelopment located in the Lot 1 of Crane Valley Ninth Subdivision, an area within the
city limits of the City of Grand Island, as set forth in Exhibit 1 attached hereto; 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 1;
NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS:
Section 1. In compliance with section 18-2114 of the Act, the Authority hereby gives
the governing body of the City notice that it intends to enter into the Redevelopment Contract,
after approval of the redevelopment plan amendment related to the redevelopment project,
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 21st day of September, 2022.
COMMUNITY REDEVELOPMENT
AUTHORITY OF THE CITY OF GRAND
ISLAND, NEBRASKA.
By ___________________________
Chairperson
ATTEST:
___________________
Secretary
Grand Island Regular Meeting - 9/21/2022 Page 121 / 182
KER ENTERPRISES LLC-Castaways-Area 34
Exhibit 1
Draft Redevelopment Plan Forwarded to the Planning Commission
Grand Island Regular Meeting - 9/21/2022 Page 122 / 182
Community Redevelopment
Authority (CRA)
Wednesday, September 21, 2022
Regular Meeting
Item I4
Redevelopment Plan Amendment CRA Area 16 - 2206 W. Capital
Ave (Veterans' Home) Pershing and Anderson Buildings - Liberty
Campus GI, LLC
Staff Contact:
Grand Island Regular Meeting - 9/21/2022 Page 123 / 182
Redevelopment Plan Amendment
Grand Island CRA Area 1
September 2022
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area 16 with in the city, pursuant
to the Nebraska Community Development Law (the “Act”) and provide for the
financing of a redevelopment project in Area 16.
Executive Summary:
Project Description
THE REDEVELOPMENT OF THE PERSHING AND ANDERSON BUILDING
LOCATED AT THE SOUTHWEST CORNER OF THE VETERAN’S HOME
PROPERTY NORTH OF CAPITAL AVENUE AND EAST OF BROADWELL
AVENUE INCLUDING FIRE/LIFE SAFETY IMPROVEMENTS AND BUILDING
REHABILITATION AND REMODELING FOR RESIDENTIAL PURPOSES.
The use of Tax Increment Financing to aid in rehabilitation expenses associated with
redevelopment of the two of the buildings on the veterans home campus. The
developer is proposing to reuse these existing buildings and create 48 units of
apartments (35 one bedroom one bath; 12 two bedroom one bath and 1 two bedroom
two bath) within the buildings. This project would not be feasible without the use of
TIF along with funding from the Nebraska Investment Finance Authority and Historic
Tax Credits.
Liberty Campus GI., LLC purchased will acquire the property for redevelopment from the
HELP Foundation of Nebraska, both are subsidiaries of The White Lotus Group a
development company based in Omaha, Nebraska. The developer is responsible for and has
provided evidence that they can secure adequate debt financing to cover the costs
associated with the remodeling and rehabilitation of these buildings.
The Grand Island Community Redevelopment Authority (CRA) intends to pledge the ad
valorem taxes generated over the 15 year period beginning January 1, 2024 towards the
allowable costs and associated financing for rehabilitation.
TAX INCREMENT FINANCING TO PAY FOR THE REHABILITATION OF THE
PROPERTY WILL COME FROM THE FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
These buildings are located at the southwest corner of the veterans home campus at
2206 Capital Avenue in Grand Island Nebraska, the attached map identifies the
subject property and the surrounding land uses.
Legal Descriptions: Part of the South ½ of Section 5, Township 11north, Range 9 West
of the 6th P.M in the City of Grand Island, Hall County, Nebraska. Proposed for platting as
Lot 3 of the Liberty Campus Subdivision
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Existing Land Use and Subject Property
Grand Island Regular Meeting - 9/21/2022 Page 125 / 182
The tax increment will be captured for the tax years the payments for which become
delinquent in years 2024 through 2038 inclusive.
The real property ad valorem taxes on the current valuation will continue to be paid
to the normal taxing entities. The increase will come from rehabilitation of this
portion of the buildings residential uses as permitted in the RO Residential Office
Zone.
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.
Grand Island Regular Meeting - 9/21/2022 Page 126 / 182
1. The Redevelopment Project Area has been declared blighted and substandard by
action of the Grand Island City Council on June 25, 2019.[§18-2109] Such
declaration was made after a public hearing with full compliance with the public
notice requirements of §18-2115 of the Act.
2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (13)
(a) and §18-2110]
Grand Island adopted a Comprehensive Plan on July 13, 2004. This redevelopment plan
amendment and project are consistent with the Comprehensive Plan, in that no changes in
the Comprehensive Plan elements are intended. This plan merely provides funding for
the developer to rehabilitate the building for permitted uses on this property as defined by
the current and effective zoning regulations. The Hall County Regional Planning
Commission held a public hearing at their meeting on October 5, 2022 and passed
Resolution 2023-01 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(13) (b)]
a. Land Acquisition:
The Redevelopment Plan for Area 16 provides for real property acquisition and this plan
amendment does not prohibit such acquisition. The developer has acquired the property
and will be transferring it to for profit sister company. There is no proposed acquisition
by the authority.
b. Demolition and Removal of Structures:
The project to be implemented with this plan does not provide for the demolition and
removal any structures on this property. Demotion of internal structures to accommodate
the redevelopment is anticipated and permitted.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. All of the area
around the site in private ownership is planned for public development as this property
was owned by the State of Nebraska; the proposed use for housing targeted at
individuals age 55 and over is similar to the previous use of this property. Changes to the
Future Land Use map are under consideration along with this redevelopment plan. This
property is in private ownership. [§18-2103(b) and §18-2111] The attached map also is
an accurate site plan of the area after redevelopment. [§18-2111(5)]
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City of Grand Island Future Land Use Map
Grand Island Regular Meeting - 9/21/2022 Page 128 / 182
d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned RO-Residential Office zone. No zoning changes are anticipated with
this project. It is anticipated that Custer Avenue will be extended north of Capital avenue
to the south and west of this property to connect to Custer Avenue as it is platted on the
adjoining property to the west.. No changes are anticipated in building codes or
ordinances. Nor are any other planning changes contemplated. [§18-2103(b) and §18-
2111]
e. Site Coverage and Intensity of Use
The developer is rehabilitating the existing buildings. The developer is not proposing
to increase the size of the building and current building meets the applicable
regulations regarding site coverage and intensity of use. [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Sewer and water are available to support this development.
Electric utilities are sufficient for the proposed use of this building.
No other utilities would be impacted by the development.
The developer will be responsible for replacing any sidewalks damaged during
construction of the project.
No other utilities would be impacted by the development. [§18-2103(b) and §18-2111]
4. The Act requires a Redevelopment Plan provide for relocation of individuals and
families displaced as a result of plan implementation. This property is vacant and
has not been used for any residential purposes. [§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 property was transferred to the H.E.L.P Foundation of Nebraska for
redevelopment. The estimated costs of rehabilitation of this property is $10,170,000.
Demolition is expected to cost $380,000. Sitework and grading at $200,000.
Architecture and planning expenses are estimated at $135,000 Legal, Developer and
Audit Fees of $1,930,000 for reimbursement to the City and the CRA for costs to
prepare the contract and monitor the project over the course of the development are
included in the eligible expenses. The total of eligible expenses for this project exceeds
$14,000,000.
Grand Island Regular Meeting - 9/21/2022 Page 129 / 182
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 $715,000 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, 2024 through December 2038.
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 preserving these historic buildings
with new uses.
8. Time Frame for Development
Development of this project is anticipated to be completed by December 2023. Excess
valuation should be available for this project for 15 years beginning with the 2024 tax
year.
9. Justification of Project
These buildings at the former Grand Island Veterans’ Home in north central Grand Island
will be preserved with this project. The developer intends to make the units available to
persons aged 55 and over with a preference for veterans, gold star families and the
surviving spouse of a veteran. This proposed use will provide housing in Grand Island
and honor the history of the Veterans’ Home.
Grand Island Regular Meeting - 9/21/2022 Page 130 / 182
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 $715,000 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
$16,715,000 in private sector financing; a private investment of $23.78 for every TIF
dollar invested.
Use of Funds Source of funds
Description TIF Funds Private
Funds
Total
Building Acquisition $3,060,000 $3,060,000
Renovation Costs $10,170,000 $10,170,000
Demolition $380,000 $380,000
Grading/Dirtwork $200,000 $200,000
Planning (Arch. & Eng.) $135,000 $355,000 $490,000
Financing fees/ audit $320,000 $320,000
Legal/ TIF contract $160,000 $160,000
Developer Fees $1,450,000 $1,450,000
Other $1,200,000 $1,200,000
Total $715,000 $16,715,000 $17,430,000
Tax Revenue. The property to be redeveloped is anticipated to have a January 1, 2024,
valuation of approximately $5,085,000. Based on the 2021 levy this would result in a real
property tax of approximately $110,262. It is anticipated that the assessed value will
increase by $4,685,000 upon full completion, as a result of the site redevelopment. This
development will result in an estimated tax increase of over $101,589 annually. The tax
increment gained from this Redevelopment Project Area would not be available for use
as city general tax revenues, for a period of 15 years, or such shorter time as may be
required to amortize the TIF bond, but would be used for eligible private redevelopment
costs to enable this project to be realized.
Estimated 2023 assessed value: $400,000
Estimated value after completion $5,085,000
Increment value $4,685,000
Annual TIF generated (estimated)$101,598
TIF bond issue $715,000
Grand Island Regular Meeting - 9/21/2022 Page 131 / 182
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $400,000. The
proposed redevelopment will create additional valuation of $4,685,000. A tax shift of
$715,000 is anticipated from the project. It is not anticipated that any additional tax
burdens will be assumed by public entities as a result of 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 provide additional residential options in Grand Island.
(d) Impacts on other employers and employees within the city or village and the
immediate area that are located outside of the boundaries of the area of the
redevelopment project; and
This project will not have a negative impact on other employers in any manner
different from any other similar housing projects within the Grand Island area.
(e) Impacts on student populations of school districts within the City or Village:
This development will have a minimal impact on the Grand Island School
system as it will likely not result in any increased attendance. The plan for
this development is that the units will be marketed to seniors aged 55 and older
with a preference for veterans. This does not preclude the possibility of renting to
non-veterans or those younger than age 55. The majority of the units to be
developed with this project are one bedroom units (Anderson building 10 of 17;
Pershing Building 25 of 31) and unlikely to be a family units, especially for
families with school age children, with the rest planned as two bedroom units
(Anderson 7 of 17; Pershing 6 of 31).
The average number of persons per household in Grand Island for 2015 to
2019 according the American Community Survey is 2.61. According to the 2010
census 19.2% of the population of Grand Island was between the ages of 5 and 18.
2020 census number for this population cohort are not yet available but 27.6% of
the 2021 population is less than 18 years of age this is the same percentage as the
under 18 age cohort in 2010. If the averages hold it would be expected that there
would be a maximum of 25 school age children generated by this development
though that is mitigated by the fact that there a majority (35 of 48) of these units
are 1 bedroom units. If the one bedroom units are excluded a maximum of 7
Grand Island Regular Meeting - 9/21/2022 Page 132 / 182
school age children would be generated by this development
(f) Any other impacts determined by the authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
This project is consistent the goals of the Council and the CRA to breath life back into
the Veterans Home property. The property has been vacant since the home moved to
Kearney in 2016. This property was conveyed to the CRA and then immediately to
the developer on July 15, 2020.
Time Frame for Development
Development of this project is anticipated to be completed December 2023. The base
tax year should be calculated on the value of the property as of January 1, 2024. Excess
valuation should be available for this project for 15 years beginning in 2024 with taxes
due in 2024. 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 $715,000 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 $14,000,000.on TIF
eligible activities in excess of other grants given.
Grand Island Regular Meeting - 9/21/2022 Page 133 / 182
Form Updated 7-25-2019cn Page | 1
BACKGROUND INFORMATION RELATIVE TO
TAX INCREMENT FINANCING REQUEST
Project Redeveloper Information
Business Name:
______________________________________________________________
Address:
_______________________________________________________________
Telephone No.: __________________________ Fax No.: _______________
Email: _________________________________________________________
Contact:
_______________________________________________________________
Application Submission Date:
Brief Description of Applicant’s Business:__
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________
Legal Description/Address of Proposed Project
Community Redevelopment Area Number ________
Liberty Campus GI, LLC
10404 Essex Court, Suite 101 Omaha NE 68114
402.408.0005 402.344.2861
abullington@whitelotusgroup.com
Alex Bullington
8/5/2022
Community developer.
MISCELLANEOUS TRACTS 5-11-9 TO THE CITY OF GRAND ISLAND 44.76AC S-T-R: 0-11-9 2300 W CAPITAL AVE NE
Grand Island Regular Meeting - 9/21/2022 Page 134 / 182
Form Updated 7-25-2019cn Page | 2
Present Ownership Proposed Project Site:
________________________________________________________________
_____________________________________
Is purchase of the site contingent on Tax Increment Financing Approval? Yes No
Proposed Project: Building square footage, size of property, description of buildings –
materials, etc. Please attach site plan, if available.
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________
If Property is to be Subdivided, Show Division Planned:
VI.Estimated Project Costs:
Acquisition Costs:
A. Land $ ______________
B. Building $ ______________
Construction Costs:
A. Renovation or Building Costs:$ ______________
B. On-Site Improvements:
Sewer $ ______________
Water $ ______________
Electric $ ______________
Gas $ ______________
Public Streets/Sidewalks $ ______________
HELP Foundation of Omaha, Inc
4
Please see attachment A.
Please note that this TIF application is only for Phase 1 of the project - the
redevelopment of the Anderson and Pershing buildings on the former Grand Island
Veterans Home Campus.
0.00
3,060,000.00
10,170,000.00
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Form Updated 7-25-2019cn Page | 3
Private Streets $ ______________
Trails $ ______________
Grading/Dirtwork/Fill $ ______________
Demolition $ ______________
Other $ ______________
Total $ ______________
Soft Costs:
A. Architectural & Engineering Fees:$ ______________
B. Financing Fees:$ ______________
C. Legal $ ______________
D.Developer Fees:$ ______________
E. Audit Fees $ ______________
F. Contingency Reserves:$ ______________
G. Other (Please Specify)$ ______________
TOTAL $ ______________
Total Estimated Market Value at Completion: $
Source for Estimated Market Value________________________________________
Source of Financing:
A. Developer Equity:$ ______________
B. Commercial Bank Loan:$ ______________
C.Tax Credits:
1. N.I.F.A.$ ______________
2. Historic Tax Credits $ ______________
3. New Market Tax Credits $ ______________
4. Opportunity Zone $ ______________
D. Industrial Revenue Bonds:$ ______________
E. Tax Increment Assistance:$ ______________
F. Enhanced Employment Area $ ______________
200,000.00
380,000.00
490,000.00
320,000.00
160,000.00
1,450,000.00
1,200,000.00
17,430,000.00
5,085,000.00
County Assessor
415,000.00
9,999,000.00
2,751,000.00
715,000.00
Grand Island Regular Meeting - 9/21/2022 Page 136 / 182
Form Updated 7-25-2019cn Page | 4
G. Nebraska Housing Trust Fund $ ______________
H. Other $ ______________
Name, Address, Phone & Fax Numbers of Architect, Engineer and General Contractor:
_______________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
____________________________________________________________
Estimated Real Estate Taxes on Project Site Upon Completion of Project:
(Please Show Calculations)
________________________________________________________________
________________________________________________________________
________________________________________________________________
____________________________________________________________
Project Construction Schedule:
Construction Start Date:
_________________________________________________
Construction Completion Date:
___________________________________________
If Phased Project:
_______________________ Year ______________________ % Complete
_______________________ Year ______________________ % Complete
_______________________ Year ______________________ % Complete
_______________________ Year ______________________ % Complete
_______________________ Year ______________________ % Complete
_______________________ Year ______________________ % Complete
3,550,000.00
A&E
DLR Group
Matthew Gulsvig
6457 Frances St, Omaha, NE 68106
402.972.4066
GC
Chief Construction
Roger Bullington
3935 Westgate Rd, Grand Island, NE 68803
308.389.7288
Please see Exhibit B.
Pending NIFA Funding but anticipated to be no later than Q1 2023
Anticipated to be Q4 2023
Grand Island Regular Meeting - 9/21/2022 Page 137 / 182
Form Updated 7-25-2019cn Page | 5
XII.Please Attach Construction Pro Forma
XIII.Please Attach Annual Income & Expense Pro Forma
(With Appropriate Schedules)
TAX INCREMENT FINANCING REQUEST INFORMATION
Describe Amount and Purpose for Which Tax Increment Financing is Requested:
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
______________________________________________________________
Statement Identifying Financial Gap and Necessity for use of Tax Increment Financing
for Proposed Project: ______________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________
TIF will represent some of the soft costs, grading and dirt work and internal
demolition that will be needed as we restore these historic buildings back to life.
This project cannot support any additional debt and remain cash flow positive which
is why TIF will be such an important part of our capital stack.
Liberty Campus GI, LLC is requesting TIF for the redevelopment of the Anderson and
Pershing buildings on the former Grand Island Veterans Home campus. The campus has
such rich history in serving our veterans, and we want to honor our veterans, our seniors &
their families by revitalizing the Grand Island historic campus into a vibrant inter-generational
facility.
Imagine a space that is not only beautiful, but safe, family-friendly, vibrant and salutes our
American Veterans. This space includes a beautiful park with an exquisite tribute to our
veterans, affordable housing for seniors, students and our American heroes, educational
training facilities, and beautiful office space focusing on health and wellness. This
development is centered around providing affordable housing to the community while
supplementing the campus with appropriate amenities and users.
The redevelopment of the Anderson and Pershing buildings would supply 48 affordable units
to seniors with a preference to veterans and their families.The rest of the redevelopment of
the campus will also occur over the coming years in various phases.
We feel this revitalized campus would help solve the housing needs in Grand Island while
bringing in elements that will support local residents and pay tribute to the campus’ rich
American history. It will be creating a standard of a community that is not even approachable
with out the Tax Deferment that TIF offers.
Grand Island Regular Meeting - 9/21/2022 Page 138 / 182
Form Updated 7-25-2019cn Page | 6
Municipal and Corporate References (if applicable). Please identify all other
Municipalities, and other Corporations the Applicant has been involved with, or has
completed developments in, within the last five (5) years, providing contact person,
telephone and fax numbers for each:
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
____________________________________
Post Office Box 1968
Grand Island, Nebraska 68802-1968
Phone: 308 385-5240
Fax: 308 385-5423
Email: cnabity@grand-island.com
Grand Island, Chad Nabity 308.385.5240
Lincoln, Dan Marvin 402.441.7606
Omaha, Troy Anderson 402.444.1614
Grand Island Regular Meeting - 9/21/2022 Page 139 / 182
Page 2
Anderson Building
Unit Mix
o 1 Bed 1 Bath = 10
o 2 Bed 1 Bath = 7
o Total = 17
Anderson Building
Unit Type
Residential
Living Space
(GSF)
Total Square
Footage (GSF)
Unit 102 A2 571 571
Unit 103 A2 571 571
Unit 104 A3 758 758
Unit 105 A3 753 753
Unit 106 A3 741 741
Unit 107 A3 740 740
Unit 108 A2 557 557
Unit 109 A2 561 561
Unit 110 A2 570 570
Unit 111 A2 578 578
Unit 112 A3 763 763
Unit 113 A3 774 774
Unit 116 A1 427 427
Unit 118 A2 567 567
Unit 119 A3 772 772
Unit 120 A2 570 570
Unit 121 A2 578 578
Attachment A
Grand Island Regular Meeting - 9/21/2022 Page 140 / 182
Page 3
Pershing Building
Unit Mix
o 1 Bed 1 Bath = 25
o 2 Bed 1 Bath = 5
o 2 Bed 2 Bath = 1
o Total = 31
Pershing Building
Unit Type
Residential
Living Space
(GSF)
Total Square
Footage
(GSF)
Unit 100 P7 527 527
Unit 101 P7 520 520
Unit 102 P8 486 486
Unit 103 P10 772 772
Unit 104 P9 501 501
Unit 105 P1 552 552
Unit 109 P1 564 564
Unit 110 P8 501 501
Unit 111 P11 742 742
Unit 112 P9 489 489
Unit 114 P4 364 364
Unit 200 P6 497 497
Unit 201 P2 452 452
Unit 202 P5 529 529
Unit 203 P10 761 761
Unit 204 P5 523 523
Unit 206 P5 528 528
Unit 207 P10 760 760
Unit 208 P5 526 526
Unit 209 P3 443 443
Unit 210 P4 368 368
Unit 300 P6 497 497
Unit 301 P2 452 452
Unit 302 P5 529 529
Unit 303 P3 761 761
Unit 304 P5 528 528
Unit 306 P5 527 527
Unit 307 P12 955 955
Unit 308 P5 530 530
Unit 309 P3 443 443
Unit 310 P4 366 366
Grand Island Regular Meeting - 9/21/2022 Page 141 / 182
Pre-Design | 18 February 2022
10-20202-00
Concept Design Prepared for White Lotus Group’s NIFA Application
Liberty Campus GI, LLC
Anderson Building & Pershing Building
Grand Island Regular Meeting - 9/21/2022 Page 142 / 182
Table of Contents
Campus Plan Pg 3
Site Plan Pg 4
Landscape Plan Pg 5
Anderson Elevations Pg 6
Pershing Elevations Pg 10
Anderson Floor Plan Pg 14
Anderson Unit Plans Pg 15
Pershing Floor Plans Pg 18
Pershing Unit Plans Pg 21
Unit Summary Pg 33
Page 218 February 2022
Liberty Campus GI, LLC | Table of Contents
Grand Island Regular Meeting - 9/21/2022 Page 143 / 182
ANDERSON
BUILDING
PERSHING
BUILDING
WWII
BUILDING ADMINISTRATION
BUILDING
MCKINLEY
BUILDING
HEAT PLANT/MAINTENANCEBUILDING
BURKETTBUILDING
PHILLIPS ADDITION
(WWII BUILDING)
GARAGE &MAINTENANCE
SHOP
FOXHOLE ADDITION (WWII BUILDING)
O.T. /
AUDITORIUM
BUILDING
LOT 1
LOT 3
LOT 4
LOT 5 LOT 6
LOT 2
Liberty Campus Grand Island
Lot 1 25.82 Acres
(1,124,848 SQ. FT.)
Lot 2 6.22 Acres
(271,360 SQ. FT.)
Lot 3 3.91 Acres
(170,331 SQ. FT.)
Lot 4 1.87 Acres
(81,384 SQ. FT.)
Lot 5 2.52 Acres
(110,071 SQ. FT.)
Lot 6 4.41 Acres
(192,239 SQ. FT.)
Total Campus 44.75 Acres
(1,950,233 SQ. FT.)
Page 3 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process.
Liberty Campus GI, LLC | Campus Plan
*Lot number and areas listed as noted on JEO’s Lot
assignments dated 11/5/2021
Grand Island Regular Meeting - 9/21/2022 Page 144 / 182
ANDERSON
BUILDING
PERSHING
BUILDING
WWII
BUILDING ADMINISTRATION
BUILDING
BURKETT
BUILDING
PHILLIPS
ADDITION
(WWII BUILDING)
FOXHOLE
ADDITION
(WWII BUILDING)
AUDITORIUM
BUILDING
ANDERSON
BUILDING
G PERSHING G
BUILDING
Produce Garden With Individual Garden Plots
Produce Garden With Individual Garden Plots
Existing Fence to Remain
Exterior Exercise Equipment Along Existing Path
New Low Plantings in Front of Anderson
Existing Trees to Remain, Typical
Page 4 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process.
Liberty Campus GI, LLC | Site Plan
Grand Island Regular Meeting - 9/21/2022 Page 145 / 182
PERSHING
BUILDING
WWII
BUILDING AD
ADDITION
(WWII BUILDING)
FOXHOLE
ADDITION
(WWII BUILDING)
BUILDING
Plant Schedule
Key Scientific Name Common Name Size Rooting Spacing Quantity
Existing Trees Existing Varies Existing Existing Existing
(To Remain)
TURF Match Existing Turf
Type & Variety
SBAW Spirea x Bumalda Anthony Waterer 18” to 24” Pot 30” OC 6
“Anthony Waterer” Spirea
TBR Taxus Baccata Spreading English 18” to 24” Pot 48” OC 14
“Repandens”
BMK Buxus Microphylla Korean Boxwood 18” to 24” Pot 24” OC 20
Koreana
Plant Legend
Spirea x Bumalda “Anthony Waterer” (Anthony Water Spirea)
Existing Tree (To Remain)
Taxus Baccata “Repandens” (Spreading English)
Buxus Microphylla Koreana “Korean Boxwood” (Spreading English)
Page 5 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process.
Liberty Campus GI, LLC | Pershing Landscape Plan
Grand Island Regular Meeting - 9/21/2022 Page 146 / 182
ANDERSON
BUILDING
Plant Schedule
Key Scientific Name Common Name Size Rooting Spacing Quantity
Existing Trees Existing Varies Existing Existing Existing
(To Remain)
TURF Match Existing Turf
Type & Variety
SBAW Spirea x Bumalda Anthony Waterer 18” to 24” Pot 30” OC 18
“Anthony Waterer” Spirea
TBR Taxus Baccata Spreading English 18” to 24” Pot 48” OC 31
“Repandens”
BMK Buxus Microphylla Korean Boxwood 18” to 24” Pot 24” OC 48
Koreana
Plant Legend
Spirea x Bumalda “Anthony Waterer” (Anthony Water Spirea)
Existing Tree (To Remain)
Taxus Baccata “Repandens” (Spreading English)
Buxus Microphylla Koreana “Korean Boxwood” (Spreading English)
Page 6 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process.
Liberty Campus GI, LLC | Anderson Landscape Plan
Grand Island Regular Meeting - 9/21/2022 Page 147 / 182
Concrete Path
Shingle Roof Ornamental
Precast Concrete
MasonryAluminum
Storefront
Arch/Structural
Feature Wood Truss
Decorative Wood
Fascia
*Material notation notes existing materials. All existing facade
materials and elements to remain unless noted otherwise.
Page 7 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process.
Liberty Campus GI, LLC | East Elevation - Anderson
Grand Island Regular Meeting - 9/21/2022 Page 148 / 182
Link to Pershing
Building, Wood Siding
Ornamental
Precast Concrete
Masonry Masonry Wood Siding
*Material notation notes existing materials. All existing facade
materials and elements to remain unless noted otherwise.
Page 8 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process.
Liberty Campus GI, LLC | North Elevation - Anderson
Grand Island Regular Meeting - 9/21/2022 Page 149 / 182
Concrete Path
Shingle RoofOrnamental
Precast Concrete
Masonry
*Material notation notes existing materials. All existing facade
materials and elements to remain unless noted otherwise.
Page 9 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process.
Liberty Campus GI, LLC | West Elevation - Anderson
Grand Island Regular Meeting - 9/21/2022 Page 150 / 182
Screened Porch Wood SidingOrnamental
Precast Concrete
Concrete Path
Masonry
(Behind Screen Porch)
*Material notation notes existing materials. All existing facade
materials and elements to remain unless noted otherwise.
Page 10 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process.
Liberty Campus GI, LLC | South Elevation - Anderson
Grand Island Regular Meeting - 9/21/2022 Page 151 / 182
Decorative
Precast Band
Shingle Roof Painted Wood,
Decorative Porch Detailing
Decorative
Railings
Concrete Steps Limestone
Decorative
Precast Lintel
Masonry
*Material notation notes existing materials. All existing facade
materials and elements to remain unless noted otherwise.
Page 11 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process.
Liberty Campus GI, LLC | East Elevation - Pershing
Grand Island Regular Meeting - 9/21/2022 Page 152 / 182
Decorative
Precast Concrete
Decorative
Precast Lintel
Masonry
*Material notation notes existing materials. All existing facade
materials and elements to remain unless noted otherwise.
Page 12 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process.
Liberty Campus GI, LLC | North Elevation - Pershing
Grand Island Regular Meeting - 9/21/2022 Page 153 / 182
Decorative
Precast Concrete
Decorative
Precast Lintel
MasonryShingle Roof
*Material notation notes existing materials. All existing facade
materials and elements to remain unless noted otherwise.
Page 13 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process.
Liberty Campus GI, LLC | West Elevation - Pershing
Grand Island Regular Meeting - 9/21/2022 Page 154 / 182
Link to Anderson Building ,
Wood Siding
MasonryDecorative
Precast Lintel
*Material notation notes existing materials.
All existing facade materials and elements to
remain unless noted otherwise.
Page 14 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process.
Liberty Campus GI, LLC | South Elevation - Pershing
Grand Island Regular Meeting - 9/21/2022 Page 155 / 182
!!"N1 Bed 2 Bed
Page 15 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process.
Liberty Campus GI, LLC | First Floor - Anderson
Grand Island Regular Meeting - 9/21/2022 Page 156 / 182
15' - 10 1/4"8' - 1 1/4"9' - 5"
WORK / SCHOOL
SPACE
33' - 4 1/2"12' - 8 7/8"10' - 3"2' - 6 1/2"SCALE:1/4" = 1'-0"
ar1all - Unit SA
Unit Type A1 - One Bed One Bath
Number of units 1 Unit
Unit 116
• Residential Living Space 427 sf Total Square Footage 427 sf
Unit Type A1 - Plan
Scale 1/4”=1’-0”
Unit Type A1
116
Page 16 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process.
Liberty Campus GI, LLC | Anderson - Unit Type A1
Grand Island Regular Meeting - 9/21/2022 Page 157 / 182
44' - 1 7/8"12' - 10 3/8"WORK / SCHOOL
SPACE
19' - 5 11/16"10' - 9 1/2"13' - 10 11/16"9' - 11 1/2"2' - 6 5/8"SCALE:1/4" = 1'-0"
ar1all - Unit 1A
110 120118
111 121
102 108
103 109
Unit Type A2 - Typical One Bed One Bath
Number of units 9 Units
Unit 102
• Residential Living Space 571 sf Total Square Footage 571 sf
Unit 103
• Residential Living Space 571 sf Total Square Footage 571 sf
Unit 108
• Residential Living Space 557 sf Total Square Footage 557 sf
Unit 109
• Residential Living Space 561 sf Total Square Footage 561 sf
Unit 110
• Residential Living Space 570 sf Total Square Footage 570 sf
Unit 111
• Residential Living Space 578 sf Total Square Footage 578 sf
Unit 118
• Residential Living Space 567 sf Total Square Footage 567 sf
Unit 120
• Residential Living Space 570 sf Total Square Footage 570 sf
Unit 121
• Residential Living Space 558 sf Total Square Footage 558 sf
Unit Type A2 - Plan
Scale 1/4”=1’-0”
Unit Type A2
Page 17 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process.
Liberty Campus GI, LLC | Anderson - Unit Type A2
Grand Island Regular Meeting - 9/21/2022 Page 158 / 182
112
113 119
104 106
105 107
Unit Type A3 - Typical Two Bed One Bath
Number of units 7 Units
•
Unit 106
• Residential Living Space 741 sf Total Square Footage 741 sf
Unit 107
• Residential Living Space 740 sf Total Square Footage 740 sf
Unit 112
• Residential Living Space 763 sf Total Square Footage 763 sf
Unit 113
• Residential Living Space 774 sf Total Square Footage 774 sf
Unit 119
• Residential Living Space 772 sf Total Square Footage 772 sf
Unit Type A3 - Plan
Scale 1/4”=1’-0”
Unit Type A3
Page 18 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process.
Liberty Campus GI, LLC | Anderson - Unit Type A3
13' - 10 7/8"10' - 8 1/8"19' - 4 1/4"1' - 4 1/2"13' - 5 13/16"12' - 6 1/8"WORK / SCHOOL
SPACE
58' - 9 9/16"
Unit 2A
Grand Island Regular Meeting - 9/21/2022 Page 159 / 182
!"#
$$
#
%
$$
N
1 Bed 2 Bed
Page 19 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process.
Liberty Campus GI, LLC | First Floor - Pershing
Grand Island Regular Meeting - 9/21/2022 Page 160 / 182
!"#
N
1 Bed 2 Bed
Page 20 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process.
Liberty Campus GI, LLC | Second Floor - Pershing
Grand Island Regular Meeting - 9/21/2022 Page 161 / 182
N
1 Bed 2 Bed
Page 21 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process.
Grand Island Liberty Campus | Third Floor - Pershing
Grand Island Regular Meeting - 9/21/2022 Page 162 / 182
!"# $%&" ’’% ()*
105 109
Unit Type P1 - One Bed One Bath
Number of units 2 Units
Unit 104
• Residential Living Space 552 sf Total Square Footage 552 sf
Unit 105
• Residential Living Space 564 sf Total Square Footage 564 sf Unit Type P1
First Floor
Unit Type P1 - Plan
Scale 1/4”=1’-0”
Page 22 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process.
Liberty Campus GI, LLC | Pershing - Unit Type P1
Grand Island Regular Meeting - 9/21/2022 Page 163 / 182
301
201
Unit Type P2 - One Bed One Bath
Number of units 2 Units
Unit 201
• Residential Living Space 452 sf Total Square Footage 452 sf
Unit 301
• Residential Living Space 452 sf Total Square Footage 452 sf
Unit Type P2
Second Floor
Third Floor
Unit Type P2 - Plan
Scale 1/4”=1’-0”
Page 23 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process.
Liberty Campus GI, LLC | Pershing - Unit Type P2
!"# $%&"
’((% )*+,
Grand Island Regular Meeting - 9/21/2022 Page 164 / 182
209
309
Unit Type P3 - One Bed One Bath
Number of units 2 Units
Unit 209
• Residential Living Space 443 sf Total Square Footage 443 sf
Unit 309
• Residential Living Space 443 sf Total Square Footage 443 sf
Unit Type P3
Second Floor
Third Floor
Unit Type P3 - Plan
Scale 1/4”=1’-0”
Page 24 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process.
Liberty Campus GI, LLC | Pershing - Unit Type P3
!"# $%&"
’((% )*+
Grand Island Regular Meeting - 9/21/2022 Page 165 / 182
310
210
114
Unit Type P4 - One Bed One Bath
Number of units 3 Units
Unit 114
• Residential Living Space 364 sf Total Square Footage 364 sf
Unit 210
• Residential Living Space 368 sf Total Square Footage 368 sf
Unit 310
• Residential Living Space 366 sf Total Square Footage 366 sf
Unit Type P4
Second Floor
First Floor
Third Floor
Unit Type P4 - Plan
Scale 1/4”=1’-0”
Page 25 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process.
Liberty Campus GI, LLC | Pershing - Unit Type P4 !"# $%&"
’((% )*+
Grand Island Regular Meeting - 9/21/2022 Page 166 / 182
302
202
304
204
306
206
308
208
Unit Type P5 - Typical One Bed One Bath
Number of units 8 Units
Unit 202
• Residential Living Space 529 sf Total Square Footage 529 sf
Unit 204
• Residential Living Space 523 sf Total Square Footage 523 sf
Unit 206
• Residential Living Space 528 sf Total Square Footage 528 sf
Unit 208
• Residential Living Space 526 sf Total Square Footage 526 sf
Unit 302
• Residential Living Space 529 sf Total Square Footage 529sf
Unit 304
• Residential Living Space 528 sf Total Square Footage 528sf
Unit 306
• Residential Living Space 527 sf Total Square Footage 527 sf
Unit 308
• Residential Living Space 530 sf Total Square Footage 530 sf
Unit Type P5
Second Floor
Third Floor
Unit Type P5 - Plan
Scale 1/4”=1’-0”
Page 26 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process.
Liberty Campus GI, LLC | Pershing - Unit Type P5 !"# $%&"
’((% )*+
Grand Island Regular Meeting - 9/21/2022 Page 167 / 182
!"’##! $%&(($%&(’((% )*+ ,
300
200
Unit Type P6 - One Bed One Bath
Number of units 2 Units
Unit 300
• Residential Living Space 497 sf Total Square Footage 497 sf
Unit 200
• Residential Living Space 497 sf Total Square Footage 497 sf
Unit Type P6
Second Floor
Third Floor
Unit Type P6 - Plan
Scale 1/4”=1’-0”
Page 27 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process.
Liberty Campus GI, LLC | Pershing - Unit Type P6
Grand Island Regular Meeting - 9/21/2022 Page 168 / 182
100
101
Unit Type P7 - One Bed One Bath
Total number of units 2 Units
Unit 100
• Residential Living Space 527 sf Total Square Footage 527 sf
Unit 101
• Residential Living Space 520 sf Total Square Footage 520 sf Unit Type P7
First Floor
Unit Type P7 - Plan
Scale 1/4”=1’-0”
Page 28 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process.
Liberty Campus GI, LLC | Pershing - Unit Type P7
!"# $%&"
’’% ()*
Grand Island Regular Meeting - 9/21/2022 Page 169 / 182
102 110
Unit Type P8 - One Bed One Bath
Number of units 2 Units
Unit 202
• Residential Living Space 486 sf Total Square Footage 486 sf
Unit 204
• Residential Living Space 501 sf Total Square Footage 501 sf Unit Type P8
First Floor
Unit Type P8 - Plan
Scale 1/4”=1’-0”
Page 29 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process.
Liberty Campus GI, LLC | Pershing - Unit Type P8 !"# $%&"
’’% ()*
Grand Island Regular Meeting - 9/21/2022 Page 170 / 182
104 112
Unit Type P9 - Typical One Bed One Bath
Number of units 2 Units
Unit 104
• Residential Living Space 501 sf Total Square Footage 501 sf
Unit 112
• Residential Living Space 489 sf Total Square Footage 489 sf Unit Type P9
First Floor
Unit Type P9 - Plan
Scale 1/4”=1’-0”
Page 30 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process.
Liberty Campus GI, LLC | Pershing - Unit Type P9 !"# $%&"
’’% ()*
Grand Island Regular Meeting - 9/21/2022 Page 171 / 182
303
203
103
207
Unit Type P10 - Typical Two Bed One Bath
Number of units 4 Units
Unit 103
• Residential Living Space 772 sf Total Square Footage 772 sf
Unit 203
• Residential Living Space 761 sf Total Square Footage 761 sf
Unit 207
• Residential Living Space 760 sf Total Square Footage 760 sf
Unit 303
• Residential Living Space 761 sf Total Square Footage 761 sf
Unit Type P10
Second Floor
First Floor
Third Floor
Unit Type P10 - Plan
Scale 1/4”=1’-0”
Page 31 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process.
Liberty Campus GI, LLC | Pershing - Unit Type P10
!"# $%&"
’((% )*+’
Grand Island Regular Meeting - 9/21/2022 Page 172 / 182
111
Unit Type P11 - Two Bed One Bath
Number of units 1 Unit
Unit 111
• Residential Living Space 742 sf Total Square Footage 742 sf
Unit Type P11
First Floor
Unit Type P11 - Plan
Scale 1/4”=1’-0”
Page 32 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process.
Liberty Campus GI, LLC | Pershing - Unit Type P11
!"# $%&"
’’% ()*+,
Grand Island Regular Meeting - 9/21/2022 Page 173 / 182
!"# $%&"
’((% )*+,
307
Unit Type P12 - Typical Two Bed Two Bath
Number of units 1 Unit
Unit 307
• Residential Living Space 955 sf Total Square Footage 955 sf
Unit Type P12 - Plan
Scale 1/4”=1’-0”
Unit Type P12
Third Floor
Page 33 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process.
Liberty Campus GI, LLC | Pershing - Unit Type P12
Grand Island Regular Meeting - 9/21/2022 Page 174 / 182
Pershing Preliminary Area Calculations
Level 01
3,119 sf•Common area
•Gross Area 11,264 gsf
Level 02
3,226 sf•Common area
•Gross Area 10,807 gsf
Level 03
3,027 sf•Common area
•Gross Area 10,806 gsf
•Building Common Area 9,372 sf
•Building Gross Area 32,877 gsf
Unit Count:
25 units
5 units
1units
•1BR/ 1BA
•2BR/ 1BA
•2BR/ 2BA
•Total Unit Count 31 units
Anderson Preliminary Area Calculations
Level 01
8,440 sf•Common area
•Gross Area 23,624 gsf
•Building Common Area 8,440 sf
•Building Gross Area 23,624 gsf
Unit Count:
•1BR/1BA 10 units
•2BR/1BA 7 units
• Total Unit Count 17 units
Page 34 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process.
Liberty Campus GI, LLC | Unit Summary
Grand Island Regular Meeting - 9/21/2022 Page 175 / 182
Source of Financing With TIF Without TIF Percentage of Capital With TIF Without TIF
Equity 13,665,000 13,665,000 Equity 78.40%78.40%
Debt 3,050,000 3,050,000 Debt 17.50%17.50%
TIF Loan 715,000 TIF Loan 4.10%
Funding GAP 715,000 Funding GAP 4.10%
Total 17,430,000 17,430,000 Total 100%100%
Proposed Buildings Total Value
17 unit residential 1,752,255
31 unit residential 2,186,165
3,938,420
Estimated Base value (400,000)
Incremental Value 3,538,420
Estimated Levy 2.1470%
Estimated Tax 75,969.88
Term (years)15
Rate 4.50%
TIF available $815,881.97
Exhibit B – ‘But for’ TIF + Estimated Real Estate Taxes on Project Site Upon Completion of Project:
Grand Island Regular Meeting - 9/21/2022 Page 176 / 182
Operating Proforma
REVENUE
Gross Rent 365,000
Other Income 20,000
Vacancy (25,000)
Net Revenue/EGI 360,000
EXPENSES
General and Administrative 60,000
Operating Expense 45,000
Maintenance Expense 50,000
Insurance 17,000
Property Taxes 85,000
TOTAL OPERATING EXPENSES 257,000$
NET OPERATING INCOME 103,000
Debt Service (142,826)
TIF Rebate 75,000
Cash Flow 35,174
Grand Island Regular Meeting - 9/21/2022 Page 177 / 182
S88°51'21"E760.13'(M)758.26'(M)N00°55'51"E
349.79'(M)249.86'(M)N01°08'39"E
315.91'(M)
L7 171.77'(M)N00°55'51"E
228.44'(M)
L5L4L2
L8394.58'(M)S01°08'39"W
365.60'(M)S88°51'21"E205.01'(M)S01°14'25"W
406.00'(M)L3N01°14'25"E
346.28'(M)510.27'(M)N00°55'51"E584.92'(M)S89°04'09"E273.66'(M)273.13'(M)293.03'(M)142.53'(M)L1N00°55'51"E 422.67'(M)L6N00°12'19"W1466.71'(M)1466.65'(AG)S73°57'44"E1622.53'(M&AG)S00°13'54"W
1042.21'(M)
1042.35'(AG)N89°07'17"W1550.10'(M)1550.26'(AG)131.13'(M)S01°08'39"W
365.60'(M)S88°51'21"E205.01'(M)S01°14'25"W
406.00'(M)Δ=65°12'22"R=385.00'(M)T=246.25'(M)L=438.15'(M)CHD BRG=S31°43'28"ECHD=414.89'(M)N00°55'51"E197.11'(M)S88°28'47"E859.38'(M)N01°08'39"E
365.60'(M)S88°51'21"E205.01'(M)N01°14'25"E
406.00'(M)144.00'(M)L11
Δ=58°50'44"R=315.00'(M)T=177.66'(M)L=323.52'(M)CHD BRG=N28°32'39"WCHD=309.49'(M)387.34'(M&JA)144.71'(M)L9L10L12467.47'(M)N00°52'43"E585.17'(M)999.41'(M)999.26'(JA)LINE TABLELINEL1L2L3L4L5L6L7L8L9L10L11L12BEARINGS89°07'19"ES89°07'17"EN89°07'17"WN88°51'21"WN00°55'51"ES89°04'09"EN01°08'39"ES88°51'21"EN00°12'19"WN89°07'17"WN00°52'43"EN00°52'43"EDISTANCE50.00'50.00'60.00'38.48'128.00'62.01'112.28'29.21'79.96'70.00'117.70'117.70'Δ=58°50'44"R=315.00'(M)T=177.66'(M)L=323.52'(M)CHD BRG=N28°32'39"WCHD=309.49'(M)LOT 11,043,073 SQ. FT.23.94 ACRESLOT 3159,948 SQ. FT.3.67 ACRESLOT 2264,224 SQ. FT.6.06 ACRESLOT 494,933 SQ. FT.2.18 ACRESLOT 5115,268 SQ. FT.2.64 ACRESLOT 6192,239 SQ. FT.4.41 ACRESBLOCK 1UNIVERSITY PLACECAPITAL AVENUEOWNER: H.E.L.P. FOUNDATION OF OMAHA, INC.LAND SURVEYOR: JEO CONSULTING GROUPNUMBER OF LOTS: 7PERMANENT EASEMENT(INST. NO. 201306652)COLLEGE ADDITION TOWEST LAWNBLOCK 7BLOCK 6BLOCK 5BLOCK 4BLOCK 3NORTH RIGHT OF WAYLINE OF CAPITAL AVENUE(INST. NO. 201306652)CUSTER AVE.SW. COR. SE1/4SEC. 5-T11N-R9W(SHOWN FORREFERENCE ONLY)TAYLOR AVE.
KRUSE AVE.
LAFAYETTE
AVE.
PARK AVE.OLD HIGHWAY 2BURLINGTON NORTHERN SANTA FE RAILWAYLIBERTY CAMPUS SUBDIVISIONA PART OF THE SE1/4 AND SW1/4 OF SECTION 5-T11N-R9WIN THE CITY OF GRAND ISLAND, HALL COUNTY, NEBRASKAFINAL PLATP:\Surveying\211674.00 - Grand Island Liberty Campus Survey\6 Survey\Drawings\211674 Survey.dwg, on 8/1/2022 2:50 PM.800.723.8567www.jeo.comGrand Island, NE 308.381.7428GRAPHIC SCALE015030075DEEDED DISTANCEGOVERNMENT DISTANCEMEASURED DISTANCEPLATTED DISTANCEPDGM LEGEND MONUMENT SET (5/8"x24" REBAR WITH APLASTIC STAMPED "GOERTZEN LS 704")RECORDED DISTANCE (ADAM GOERTZEN 4/21/2016)AGRECORDED DISTANCERMONUMENT SET (SURVEY NAIL MARKER WITH ANALUMINUM DISK STAMPED "A. GOERTZEN LS 704")MONUMENT FOUND (5/8" REBAR WITH A PLASTICCAP STAMPED "GOERTZEN LS 704"RECORDED DISTANCE (JAI ANDRIST 4/22/2022)JAREPOSITORY STAMPFIELD BOOKSURVEY FILE NO.FIELD CREWFILE NAMEDATEPROJECT NO.DRAWN BY2021-246BSGRAND ISLAND #91 OF 1AG8/1/2022211674 Survey.dwgR211674SURVEYOR'S CERTIFICATE:I HEREBY CERTIFY THAT ON FEBRUARY 21ST, 2022, I COMPLETED AN ACCURATE SURVEY OF "LIBERTYCAMPUS SUBDIVISION" IN THE CITY OF GRAND ISLAND, HALL COUNTY, NEBRASKA, AS SHOWN ON THEACCOMPANYING PLAT THEREOF; THAT IRON MARKERS, EXCEPT WHERE INDICATED, WERE FOUND AT ALLCORNERS; THAT THE DIMENSIONS OF EACH LOT ARE AS SHOWN ON THE PLAT; THAT EACH LOT BEARS ITSOWN NUMBER; AND THAT SAID SURVEY WAS MADE WITH REFERENCE TO KNOWN AND RECORDEDMONUMENTS.ADAM J. GOERTZEN L.S. 704SURVEYOR'S REPORT:THE PURPOSE OF THIS SURVEY WAS TO ESTABLISH SEVEN LOTS LOCATED IN THE SOUTHEAST QUARTER AND THE SOUTHWESTQUARTER OF SECTION 5, TOWNSHIP 11 NORTH, RANGE 9 WEST OF THE SIXTH P.M., CITY OF GRAND ISLAND, HALL COUNTY,NEBRASKA.EXISTING MONUMENTS OF RECORD WERE FOUND AT LOCATIONS SHOWN ON THIS PLAT. ALL MONUMENTS FOUND ARE A 5/8"REBAR WITH A PLASTIC CAP STAMPED "GOERTZEN, LS 704", UNLESS NOTED OTHERWISE. ALL MONUMENTS SET ARE A 5/8" BY 24"REBAR WITH A PLASTIC CAP STAMPED "GOERTZEN, LS 704", UNLESS NOTED OTHERWISE.ALL LINES WERE PRODUCED AND ANGLES AND DISTANCES MEASURED WITH A TRIMBLE R12i GNSS RECEIVER UTILIZING THESEILER INSTRUMENTS REAL TIME NETWORK.VICINITY SKETCHNW 1/4NE 1/4SE 1/4SW 1/4NEBRASKA5T11N
HALL COUNTYR9WDEDICATION:KNOW ALL MEN BY THESE PRESENTS, THAT H.E.L.P. FOUNDATION OF OMAHA, INC., A NEBRASKA CHARITABLE CORPORATION,BEING THE OWNERS OF THE LAND DESCRIBED HERE, HAS CAUSED SAME TO BE SURVEYED, SUBDIVIDED, PLATTED ANDDESIGNATED AS "LIBERTY CAMPUS SUBDIVISION" IN THE CITY OF GRAND ISLAND, NEBRASKA AS SHOWN ON THE ACCOMPANYINGPLAT THEREOF, AND DOES HEREBY DEDICATE THE EASEMENTS, IF ANY, AS SHOWN THEREON FOR THE LOCATION,CONSTRUCTION AND MAINTENANCE OF PUBLIC SERVICE UTILITIES, TOGETHER WITH THE RIGHT OF INGRESS, EGRESS THERETO,AND HEREBY PROHIBITING THE PLANTING OF TREES, BUSHES AND SHRUBS, OR PLACING OTHER OBSTRUCTIONS UPON, OVER,ALONG OR UNDERNEATH THE SURFACE OF SUCH EASEMENTS; AND THAT THE FOREGOING SUBDIVISION AS MORE PARTICULARLYDESCRIBED IN THE DESCRIPTION HEREON AS APPEARS ON THIS PLAT IS MADE WITH THE FREE CONSENT AND IN ACCORDANCEWITH THE DESIRES OF THE UNDERSIGNED OWNER AND PROPRIETOR.IN WITNESS WHEREOF, I HAVE AFFIXED MY SIGNATURE HERETO,THIS DAY OF , 2022.ARUN AGARWAL, CEOSTATE OF )) SSCOUNTY OF )BEFORE ME, A NOTARY PUBLIC QUALIFIED IN SAID COUNTY, PERSONALLY CAME, ARUN AGARWAL CEO,KNOWN TO ME TO BE THE IDENTICAL PERSON WHO SIGNED THE FOREGOING INSTRUMENT, AND ACKNOWLEDGED THEEXECUTION THEREOF TO BE HIS VOLUNTARY ACT AND DEED.WITNESS MY HAND AND NOTARIAL SEAL ON DAY OF , 2022.NOTARY PUBLICMY COMMISSION EXPIRESLEGAL DESCRIPTION: (INST. NO. 202004942)A PARCEL OF LAND LOCATED IN THE SOUTHEAST QUARTER AND THE SOUTHWEST QUARTER OF SECTION 5, TOWNSHIP 11NORTH, RANGE 9 WEST OF THE SIXTH P.M., HALL COUNTY, NEBRASKA, BEING DESCRIBED AS FOLLOWS: REFERRING TO THESOUTHEAST CORNER OF THE SOUTHEAST QUARTER OF SECTION 5; THENCE N89°03'58"W (ASSUMED BEARING) ON THE SOUTHLINE OF SAID SOUTHEAST QUARTER, A DISTANCE OF 796.00 FEET TO THE SOUTHWEST CORNER OF A PARCEL OF LANDDESCRIBED AND RECORDED IN DEED BOOK 159, PAGE 133; THENCE N00°16'04"E ON THE WEST LINE OF SAID PARCEL, ADISTANCE OF 75.00 FEET TO THE NORTH RIGHT OF WAY LINE OF CAPITAL AVENUE, AS DESCRIBED AND RECORDED ININSTRUMENT NO. 201306652; THENCE N89°03'59"W ON SAID NORTH RIGHT OF WAY LINE, A DISTANCE OF 480.00 FEET TO THEPOINT OF BEGINNING; THENCE N00°16'04"E, PARALLEL WITH THE WEST LINE OF SAID PARCEL, A DISTANCE OF 1042.35 FEET TOTHE SOUTHERLY RIGHT OF WAY LINE OF OLD NEBRASKA HIGHWAY 2, AS DESCRIBED AND RECORDED IN MISC. RECORD U, PAGE486; THENCE N73°54'50"W ON SAID SOUTHERLY RIGHT OF WAY LINE, A DISTANCE OF 1622.53 FEET; THENCE S00°09'33"E,PARALLEL WITH THE WEST LINE OF SAID SOUTHEAST QUARTER, A DISTANCE OF 1466.65 FEET TO SAID NORTH RIGHT OF WAYLINE; THENCE S89°03'59"E ON SAID NORTH RIGHT OF WAY LINE, A DISTANCE OF 1550.26 FEET TO THE POINT OF BEGINNING,CONTAINING 44.76 ACRES, MORE OR LESS.APPROVAL:SUBMITTED TO AND APPROVED BY THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, CITIES OFGRAND ISLAND, WOOD RIVER, AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN, NEBRASKA.CHAIRMANDATEAPPROVED AND ACCEPTED BY THE CITY OF GRAND ISLAND, NEBRASKA.THIS DAY OF , 2022.MAYORCITY CLERK21CURVE DATA:12LOT 745,465 SQ. FT.1.04 ACRESCUSTER AVENUE70' ROW DEDICATEDWITH THIS PLATLOT 3LOT 4LOT 5VETERANSLEGACY SOUTHSUBDIVISION5/8" REBAR WITHA PLASTIC CAPSTAMPED "J.ANDRIST LS 630"5/8" REBAR WITHA PLASTIC CAPSTAMPED "J.ANDRIST LS 630"CUSTER AVE.Grand IslandRegular Meeting - 9/21/2022Page 178 / 182
Grand Island Regular Meeting - 9/21/2022 Page 179 / 182
Liberty Campus GI LLC- 2206 W Capital, Pershing and Anderson Buildings-Area 16
COMMUNITY REDEVELOPMENT AUTHORITY
OF THE CITY OF GRAND ISLAND, NEBRASKA
RESOLUTION NO. 407
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 21st day of September, 2022
COMMUNITY REDEVELOPMENT
AUTHORITY OF THE CITY OF
GRAND ISLAND, NEBRASKA.
By___________________________
Chairperson
ATTEST:
__________________________
Secretary
Grand Island Regular Meeting - 9/21/2022 Page 180 / 182
Liberty Campus GI LLC- 2206 W Capital, Pershing and Anderson Buildings-Area 16
COMMUNITY REDEVELOPMENT AUTHORITY OF THE CITY OF GRAND ISLAND,
NEBRASKA
RESOLUTION NO. 408
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 16, from Liberty Campus GI, LLC, (The "Developer") for
redevelopment located at 2206 W. Capital Avenue to be platted as Liberty Campus
Subdivision, an area within the city limits of the City of Grand Island, as set forth in Exhibit 1 attached hereto; 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 1;
NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS:
Section 1. In compliance with section 18-2114 of the Act, the Authority hereby gives
the governing body of the City notice that it intends to enter into the Redevelopment Contract,
after approval of the redevelopment plan amendment related to the redevelopment project,
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 21st day of September, 2022.
COMMUNITY REDEVELOPMENT
AUTHORITY OF THE CITY OF GRAND
ISLAND, NEBRASKA.
By ___________________________
Chairperson
ATTEST:
___________________
Secretary
Grand Island Regular Meeting - 9/21/2022 Page 181 / 182
Liberty Campus GI LLC- 2206 W Capital, Pershing and Anderson Buildings-Area 16
Exhibit 1
Draft Redevelopment Plan Forwarded to the Planning Commission
Grand Island Regular Meeting - 9/21/2022 Page 182 / 182