11-16-2022 Community Redevelopment Authority Regular Meeting Packet
Community Redevelopment
Authority (CRA)
Wednesday, November 16, 2022
Regular Meeting Packet
Board Members:
Tom Gdowski - Chairman
Jim Truell - Vice Chairman
Sue Pirnie
Bart Qualsett
Krae Dutoit
4:00 PM
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Call to Order
Roll Call
A - SUBMITTAL OF REQUESTS FOR FUTURE ITEMS
Individuals who have appropriate items for City Council consideration should complete the Request for
Future Agenda Items form located at the Information Booth. If the issue can be handled administratively
without Council action, notification will be provided. If the item is scheduled for a meeting or study
session, notification of the date will be given.
B - RESERVE TIME TO SPEAK ON AGENDA ITEMS
This is an opportunity for individuals wishing to provide input on any of tonight's agenda items to reserve
time to speak. Please come forward, state your name and address, and the Agenda topic on which you will
be speaking.
DIRECTOR COMMUNICATION
This is an opportunity for the Director to comment on current events, activities, and issues of interest to
the commission.
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Community Redevelopment
Authority (CRA)
Wednesday, November 16, 2022
Regular Meeting
Item A1
Agenda - November 16, 2022 Meeting
Staff Contact:
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AGENDA AND NOTICE OF MEETING
Monday, November 14, 2022
5:30 p.m.
City Hall Council Chambers — Grand Island
1. Call to Order - This is a public meeting subject to the open meetings laws of the State of
Nebraska. The requirements for an open meeting are posted on the wall in this room
and anyone who would like to find out what those are is welcome to read through them.
The Planning Commission may vote to go into Closed Session on any Agenda Item as
allowed by State Law.
The Commission will discuss and may take action on any item listed on this agenda.
The order of items on the agenda may be reorganized by the Chair to facilitate the flow
of the meeting to better accommodate the public.
2. Minutes of the November 2, 2022.
3. Request Time to Speak.
4. Public Hearing – Comprehensive Plan Amendment-Grand Island. Public Hearing
Concerning an amendment to the future land use element of the Grand Island
Comprehensive Plan for property between Webb and U.S. Highway 281 north of 13th
Street Grand Island, Hall County, Nebraska. (C-07-23GI)
5. Public Hearing – Redevelopment Plan – Grand Island. Public Hearing Concerning a
redevelopment plan amendment for CRA Area No. 28 to allow for commercial and
residential redevelopment of the Conestoga Mall Property located at 3404 W. 13th Street
Grand Island, Hall County, Nebraska. Resolution 2023-05 (C-08-23GI)
6. Public Hearing – Proposed Rezoning – Rezoning-Grand Island Public Hearing
regarding the rezoning of Lots 1, 4 and 5 of Conestoga Eighth Subdivision, Grand Island
Hall County, Nebraska. This property is located north of 13th Street between Webb Road
and U.S. Highway 281 and is the Conestoga Mall at 3404 W. 13th Street in the City of
Grand Island. The request would rezone property from CD Commercial Development
Zone to amended CD Commercial Development Zone and RD Residential Development
Zone. (C-09-23GI)
a. Preliminary and Final Plat – Conestoga Mall Ninth Subdivision- Grand
Island - Located at 3404 W 13th Street between Webb Road and U.S.
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Highwy 281 north of 13th Street in the City of Grand Island. (Preliminary
Plat 15 lots, 2 Outlots 50.433 acres, Final Plat 14 lots, 1 Outlots 50.433
acres). This property is under consideration for rezoning to CD Commercial
Development Zone and RD Residential Development Zone.
7. Directors Report
8. Next Meeting December 7, 2022.
9. Adjourn.
PLEASE NOTE: This meeting is open to the public, and a current agenda is on file at the
office of the Regional Planning Commission, located on the second floor of City Hall in
Grand Island, Nebraska.
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COMMUNITY REDEVELOPMENT AUTHORITY
AGENDA MEMORANDUM
4 p.m. Wednesday, November 16, 2022
2.APPROVAL OF MINUTES. The minutes of the Community Redevelopment
Authority meeting November 9, 2022 are submitted for approval. A MOTION is in
order.
3.REDEVELOPMENT PLAN CRA AREA 28- WOODSONIA HWY. 281,
LLC CONESTOGA MALL
Concerning a redevelopment plan for CRA Area No. 28 for redevelopment of the
Conestoga Mall to include multifamily residential, outlots for restaurants and/or strip
retail, a hotel and refacing and redeveloping the existing mall with a new anchor at
the south end. This area qualifies as extremely blighted and council has declared the
area extremely blight so the term of the TIF contract and bond can be extended to 20
years. The plan requests $26,257,000 in tax increment financing along with
associated interest on the TIF bonds. The developer is also requesting that this area be
declared an enhanced employment area subject to a 1.5% occupation tax. This has
been incorporated into the plan and it is anticipated that a bond in the amount of
$36,763,000 will be issued in conjunction with the redevelopment contract. The CRA
may forward the plan to the Grand Island City Council for approval. A MOTION to
approve Resolution 416 (forward to the Grand Island City Council) is in order.
4.DIRECTOR’S REPORT.
5.ADJOURNMENT
Chad Nabity
Director
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Community Redevelopment
Authority (CRA)
Wednesday, November 16, 2022
Regular Meeting
Item B1
Meeting Minutes - November 9, 2022 Minutes
Staff Contact:
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THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
November 2, 2022
The meeting of the Regional Planning Commission was held Wednesday, November 2, 2022 at
City Hall – Grand Island, Nebraska. Notice of this meeting appeared in the “Grand Island
Independent” on October 22, 2022.
Present: Leslie Ruge Nick Olson Robin Hendricksen
Pat O’Neill Leonard Rainforth
Hector Rubio Darrel Nelson
Jaye Monter Tyler Doane
Absent: Judd Allan, Tony Randone and Greg Robb
Other:
Staff: Chad Nabity and Norma Hernandez
Press: Brandon Summers
1. Call to order.
Chairman O’Neill called the meeting to order at 6:00 p.m.
O’Neill stated that this was a public meeting subject to the open meetings laws of the
State of Nebraska. He noted that the requirements for an open meeting are posted on
the wall in the room and easily accessible to anyone who may be interested in reading
them.
O’Neill also noted the Planning Commission may vote to go into Closed Session on
any agenda item as allowed by State Law.
The Commission will discuss and may take action on any item listed on this agenda.
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The order of items on the agenda may be reorganized by the Chair to facilitate the flow
of the meeting to better accommodate the public.
2. Minutes of the October 5, 2022 meeting.
A motion was made by Nelson and second by Ruge to approve the minutes of
the October 5, 2022 meeting.
The motion carried with eight members voting in favor (Nelson, O’Neill, Ruge, Olson,
Monter, Rainforth, Rubio and Henricksen) and one member abstaining (Doane), no
members voting no (Allan, Robb and Randone were absent).
3. Request Time to Speak.
Geoff McGregor – 11750 Stonegate Circle, Omaha, NE – Item # 5
Nabity introduced the Boy Scouts Troop 14 and Troop 114 from Grand Island.
4. Presentation of 2022 Community Beautification Award
Nabity presented the 2022 Community Beautification Award to GTA. Krae Dutoit
accepted the award.
5. Public Hearing – Proposed Rezoning – Grand Island. Public Hearing regarding the
rezoning located at 4060 Stauss Road including West End Subdivision Lots 1-14 Inclusive
and adjoining right of way to the center of the dedicated streets from LLR Large Lot
Residential to B2 General Business Zone Resolution 2023-01 (C-06-23GI)
O’Neill opened the public hearing.
Nabity stated the purpose of the rezoning request is to extend the self storage buildings
from the east and remove the existing house. The owner of the property has purchased
the property to west and would like to expand the storage units. The rezoning is
consistent with the City’s Comprehensive Land Use Plan and staff is recommending
approval.
Mr. McGregor – Mr. McGregor is the owner of the property explained the long
term plan is to expand the existing facility on the current parcel.
O’Neill closed the public hearing.
A motion was made by Hendricksen and second by Ruge to approve the proposed
rezoning at 4060 Stauss Road.
The motion was carried with nine members voting in favor (Nelson, O’Neill, Ruge,
Olson, Monter, Rainforth, Rubio, Hendricksen and Doane) and no members abstaining
or voting no (Allan, Robb and Randone were absent).
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Consent Agenda
6. Final Plat – RNS Engle Subdivision – Hall County – Located south of Gunther Road
and west of 90th Road in Hall County. (1 Lot, 1.257 Acres)
7. Preliminary and Final Plat Central Community College Second Subdivision –
Grand Island – Located at the north of Husker Highway and east of U.S. Highway 281
– (7 Lots, 29.26 Acres)
A motion was made by Ruge and second by Rubio to approve all items on the consent
agenda.
The motion was carried with nine members voting in favor (Nelson, O’Neill, Ruge, Olson,
Monter, Rainforth, Rubio, Hendricksen and Randone)
8. Comprehensive Plans
1. Approval of Contract of Doniphan Comprehensive Plan
A motion was made by Rainforth and second by Olson to approve the Doniphan
Comprehensive Plan Contract.
The motion was carried with nine members voting in favor (Nelson, O’Neill, Ruge, Olson,
Monter, Rainforth, Rubio, Hendricksen and Randone) (Allan, Robb and Randone were absent)
2. Approval of Contract of Alda Comprehensive Plan
A motion was made by Nelson and second by Hendricksen to approve the Alda
Comprehensive Plan Contract.
The motion was carried with nine members voting in favor (Nelson, O’Neill, Ruge, Olson,
Monter, Rainforth, Rubio, Hendricksen and Randone) (Allan, Robb and Randone were absent)
3. Payment of Claims
A motion was made by Monter and second by Rainforth to approve the payment of claims.
The motion was carried with nine members voting in favor (Nelson, O’Neill, Ruge, Olson,
Monter, Rainforth, Rubio, Hendricksen and Randone). (Allan, Robb and Randone were
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absent)
4. Updates on Comp Plan Process
Comp Plan Survey Cards – Everyone should take them an pass them out to people. The codes
on the cards link to the survey, mapping and mindmixer. We do have a change order for $350
to pay for gift cards Marvin Planning will be purchasing to incentivize participation in the
surveys.
Consultants were in GI last week. Open House meetings held at Walnut, Barr and Westridge.
9. Directors Report
10. Next Meeting November 14, 2022 at 5:30 p.m.
11. Adjourn.
O’Neill adjourned the meeting at 6:30 p.m.
___________________________________________
Leslie Ruge, Secretary
By Norma Hernandez
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Community Redevelopment
Authority (CRA)
Wednesday, November 16, 2022
Regular Meeting
Item I1
Redevelopment Plan for CRA Area 28 - Fore redevelopment of
Conestoga Mall Property at 3404 W. 13th
Staff Contact:
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Area 28 Conestoga Woodsonia Hwy. 281 LLC
Page 1
COMMUNITY REDEVELOPMENT AUTHORITY
OF THE CITY OF GRAND ISLAND, NEBRASKA
RESOLUTION NO. 416
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 WOODSONIA HWY. 281, 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
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Area 28 Conestoga Woodsonia Hwy. 281 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. The Authority finds and
accepts that the rate of return analysis as submitted by the developer shows that this Project is not feasible
without the use of tax increment financing.
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 site purchase, preparation for redevelopment including
site work, public utilities and streets, renovation, 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 bonds issued in the approximate amount of $26,257,000 and
issuance of enhanced employment area bonds in the approximate amount of $36,763,000 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 16th day of November, 2022.
COMMUNITY REDEVELOPMENT
AUTHORITY OF THE CITY OF GRAND
ISLAND NEBRASKA
ATTEST: By: ___________________________________
Chair
By: ___________________________________
Secretary
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Area 28 Conestoga Woodsonia Hwy. 281 LLC Page 3
EXHIBIT A
LEGAL DESCRIPTION OF REDEVELOPMENT PROJECT AREA
Legal Descriptions: Lots 1, 4 and 5 of Conestoga Eighth Subdivision in the City of Grand
Island, Nebraska (PID 400037106, 40037107, and 400457694) Area to be replatted with
development.
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Area 28 Conestoga Woodsonia Hwy. 281 LLC Page 4
* * * * *
EXHIBIT B
FORM OF REDEVELOPMENT PLAN
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Redevelopment Plan
Grand Island CRA Area 28
Conestoga Marketplace
October 2022
The Community Redevelopment Authority of the City of Grand Island (“CRA”)
seeks to approve this Redevelopment Plan for Area 28 within the City of Grand
Island, Nebraska (“City”), pursuant to the Nebraska Community Development Law
and provide for the financing of specific costs related to Conestoga Marketplace
Redevelopment Project located within Area 28.
Introduction:
The Conestoga Mall (“Existing Mall Property”) has been an integral part of Grand
Island’s community for nearly 50 years, dating back to its original construction in 1971.
However, with the rise of e-commerce, the loss of three of the four primary mall anchors
and the lack of investment, the Existing Mall Property has struggled to thrive in this
changing retail environment. The Existing Mall Property has been in steady decline with
property tax valuations dropping approximately $10,000,000 (50%) over the past 20 years
and tenant sales falling 40% over the prior eight years.
Through this Conestoga Marketplace Redevelopment Project (“Redevelopment
Project”), Woodsonia Hwy 281, LLC and its successors and assigns (collectively
“Woodsonia” or “Redeveloper”), CRA and the City of Grand Island, Nebraska (“City”)
have the unique partnership opportunity to breathe new life into Grand Island’s key
landmark asset by attracting one of the premier retailers in the United States, which will
serve as the new retail anchor for the Redevelopment Project. As described in the
Redevelopment Project Description section below, the future Conestoga Marketplace will
be re-positioned as a true mixed-use development with shopping, dining, entertainment and
housing. Furthermore, Conestoga Marketplace will be a catalyst to drive additional
development / redevelopment in the immediate area and attract new concepts and
companies to the Grand Island community.
With the adoption of this Redevelopment Plan, the City and CRA recognize the need to
utilize appropriate private and public resources to eliminate or prevent the development or
spread of urban blight, encourage needed urban rehabilitation, provide for the
redevelopment of blighted and substandard area, and/or undertake such of the aforesaid
activities or other feasible municipal activities as may be suitably employed to achieve the
goals and objectives set forth herein.
Redevelopment Project Description:
Woodsonia is an Omaha, NE based development firm that is excited to propose the
Redevelopment Project, which will convert the 60-acre Existing Mall Property into a future
$220M + mixed-use, life-style project called “Conestoga Marketplace”. Conestoga
Marketplace will be anchored by a new to market approximately 150,000 SF retailer
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positioned on the southern portion of the redevelopment site. The remaining portion of the
mall will be completely modernized with exterior facing storefronts, updated façades, new
tenant signage and a state-of-the-art entertainment offering, including a new cinema with
in-theater dining, indoor / outdoor pickleball courts and a first-class bar / restaurant facility.
The Redevelopment Project will include improved parking facilities available to the public.
Conestoga Marketplace will also include 300 + Class A market rate multi-family housing
units, a new hotel and pad sites along Hwy 281 and 13th Street. The pad sites will be
comprised of new restaurants and multi-tenant retail buildings. The Redevelopment Project
may be developed as five Sub-Redevelopment Project Areas described below. With the
City’s and CRA’s support, the Redevelopment Project hopes to commence in Q2 of 2023
with the new to market 150,000 SF retailer anticipated to open in 2025. The proposed site
plan (“Site Plan”) is illustrated below:
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Extremely Blighted and Substandard:
On November 8, 2022 the City approved the Blight and Substandard Study – Area 28
prepared by Marvin Planning Consultants (“Blight and Substandard Study”).
Subsequently, the City also approved the Extremely Blighted Determination Study, City
of Grand Island, Nebraska, dated August, 2022, prepared by Marvin Planning Consultants,
Inc. and Kurt Elder, AICP for Area 28 (“Extremely Blighted Determination Study”).
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The Blight and Substandard Study and the Extremely Blighted Determination Study are
collectively referred as the “Extreme Blight Study”.
Upon the recommendation of the Hall County Regional Planning Commission, the City
Council held a public hearing and upon consideration of the record before it, including the
Extreme Blight Study, the City Council declared Area 28, the boundaries of which are
shown below, as “Extremely Blighted and Substandard”.
The Existing Mall Property is sometimes referred to herein as the “Project Site”. The
Project Site (defined below) comprises most of the southern portion of Area 28 and thus,
has been declared to be Extremely Blighted and Substandard. The designation of Area 28
as Extremely Blighted and Substandard enables the City to undertake the Redevelopment
Project pursuant to the Nebraska Community Development Law (“Act”).
A map of the condition of Area 28, is shown below:
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A map of the existing land uses for Area 28 is shown below:
Proposed Private and Public Improvements and Uses of Funds:
Proposed expenditures for the Redevelopment Project improvements and enhancements
are identified in Exhibit A. Such private and public improvements and enhancements will
include the removal of the southern portion of the Existing Mall Property to make way for
a new to market approximately 150,000 SF retail building. Other portions of the Existing
Mall Property buildings will be renovated with new façade and store fronts and
reconstructed to have exterior pedestrian access rather than the current interior hallway
entrances. Other new land use improvements will be made, such as a hotel, multi-family
dwellings, restaurants, entertainment, retail and services. Existing asbestos conditions and
other environmental issues will be corrected and remediated. Significant portions of the
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site will be regraded and reshaped. Utilities will be added, updated and extended. Major
portions of the parking area will be removed, updated and/or resurfaced. Certain common
access drives and street improvements will be improved to address the inadequacies
described in the Blight and Substandard Study. New signage and improved landscaping
and streetscape will also be updated and enhanced.
Proposed Funding Sources:
Proposed funding sources for the Redevelopment Project improvements identified in the
Redevelopment Project Area include the following five proposed sources:
Estimated Total Project Cost: $ 221,585,000 100.00%
Private Investment and Debt: $ 148,065,000 66.82%
TIF Reimbursement: $ 26,257,000 11.85%
EEA / Occupation Tax: $ 36,763,000 16.59%
CRA Funding Contribution: $ 4,000,000 1.81%
Grow Grand Island Funding Contribution: $ 1,000,000 0.45%
City of Grand Island Contribution: $ 5,500,000 2.48%
Tax Increment Financing (Extreme Blight) – for 20 Year Term divided potentially
into five Sub-Redevelopment Project Areas.
Enhanced Employment Area (EEA) / Occupation Tax – for 30 Year Term, 1.50%
add-on tax within the EEA District boundaries including all Conestoga Marketplace
property. The 1.50% EEA / Occupation Tax would be imposed on the gross
receipts resulting from the sale, lease or rental of any products or services within
the EEA District and divided potentially into five Sub-Redevelopment Project
Areas.
Community Redevelopment Authority (CRA) Funding Contribution – Redirection
of $200,000 from the current generated CRA levy for 20 years.
Grow Grand Island, Inc. Funding Contribution– Year 1 funding contribution of
$1,000,000
City of Grand Island Funding Contribution – Year 1 funding contribution of
$5,500,000 used towards required public infrastructure eligible project expenses
Lastly, upon opening of all the Sub-Project Redevelopment Areas as described below, this
Redevelopment Project would create approximately $3,061,125 in Annual Sales Tax
Revenue for the City of Grand Island, $252,525 in additional Food & Beverage tax receipts
shortly after the opening of Conestoga Marketplace and beginning in year 21
approximately $2,803,189 in additional property taxes. Woodsonia has the necessary
properties under control until year end 2022 and has requested City to expedite the
incentive and entitlement process to be completed while still controlling the Project Site.
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Project Site:
The Redevelopment Project site shall be limited to the following geographic area (“Project
Site”):
Lots 1, 4 and 5, Conestoga Mall Eighth Subdivision, In The City Of Grand Island, Hall
County, Nebraska.
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The Project Site is the area where it is proposed that:
The tax increment financing (“TIF”) will be applied to capture the tax increment
to fund public improvements and enhancements; and
“TIF Area”
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The Enhancement Employment Area (“EEA”) will be designated which will allow
the levy of the proposed 1.5% occupation tax (“EEA / Occupation Tax”).
“EEA/OccupationTaxArea”
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Redevelopment Project Area:
The “Redevelopment Project Area” is the area where it is proposed that the
Redevelopment Project’s public improvements and enhancements will be implemented:
“Redevelopment Project Area”
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Sub-Redevelopment Project Areas:
The Redevelopment Project Area may be redeveloped in up to five different phases
(individual “Sub-Redevelopment Project Area” and collectively “Sub-Redevelopment
Project Areas”) as described below:
“Sub-Redevelopment Project Area”
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Depending upon market conditions, certain Sub-Redevelopment Project Areas may be
simultaneously developed and/or implemented in different numerical order than listed
above. The redevelopment contract will be structured so it allows the Redeveloper to add
buildings and improvement for up to ten years. No single Sub-Redevelopment Project
Area will be eligible for TIF for a period of more than 20 years.
Project Area’s Existing Land Use and Zoning:
The Project Site’s current land uses include retail, commercial, services and entertainment
and is currently zoned, Commercial Development Zone (CD).
Tax Increment Financing and TIF Note(s):
The CRA and the City will issue the Redeveloper a tax increment financing revenue
note(s), bond(s) or other form(s) of indebtedness (collectively “TIF Note”) in the amount
of up to $26,257,000. The TIF Note proceeds will be used to pay for the design and
installation of the above-described public improvements and public enhancements.
The TIF Note will only be repaid from the incremental (increased) ad valorem real property
taxes from the Project Site developed as part of the overall Redevelopment Project. The
capture of the incremental ad valorem real estate taxes is proposed. The real property ad
valorem taxes on the current Existing Mall Property valuation will continue to be paid to
the normal taxing entities. The increased tax increment will come from development of
the Project Site as the Redevelopment Project progresses in phases.
The Redeveloper expects the build out of the Project Site in Sub-Redevelopment Project
Areas. The division of taxes from the Project Site for each Sub-Redevelopment Project
Area, for purposes of paying the TIF Note, will occur on or before completion of each
applicable phase as provided in the redevelopment contract. The TIF Note will be paid off
on the earlier date of twenty years after the applicable effective date of each Sub-
Redevelopment Project Area or whenever the applicable tax increment indebtedness is
fully repaid (“Tax Increment Period”). The TIF Note will not be backed by or paid by
the City, CRA or their taxpayers. In the event the incremental taxes are not sufficient to
pay off the TIF Note, the Redeveloper (or its lender) will be liable and not the City or CRA.
This Redevelopment Plan does not provide for the capture of incremental ad valorem real
property taxes on any real estate other than the Project Site.
Statutory Pledge of Property 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 CRA hereby provides that any ad valorem
tax on the Project Site for the benefit of any public body be divided for a period of twenty
years after the effective date of this provision as set forth in the redevelopment contract or
redevelopment contract amendment, consistent with this Redevelopment Plan. This
Redevelopment Plan anticipates that the entire 60 acre Redevelopment Project will be
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16
developed in several phases as described in this Redevelopment Plan. Woodsonia
anticipates that each Sub-Redevelopment Project Area of the Redevelopment Project may
constitute a new effective date for the purposes of determining the period of 20 years.
Improvements for the overall Redevelopment Project 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 CRA 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 CRA 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 CRA 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 TIF Note.
Occupation Tax Enhanced Employment Area (EEA) and EEA Notes:
This Redevelopment Plan includes a proposal for the designation of the Project Site as an
Enhanced Employment Area (EEA) within the Extremely Blighted and Substandard Area.
To designate the Project Site as an EEA pursuant to the Act, the Redevelopment Project
Area cannot exceed six hundred acres. In addition, the EEA will need to result in at least
fifteen (15) new employees and new investment of at least one million dollars
($1,000,000.00). Any business that has 135,000 square feet or more and annual gross sales
of ten million dollars or more shall provide an employer-provided health benefit of at least
three thousand dollars annually to all new employees who are working thirty hours per
week or more on average and have been employed at least six months. [§18-2116]
The Act authorizes the City and CRA to implement and provide grants for public
improvements, public enhancements and redevelopment project improvements in order to
accomplish the proposed Redevelopment Project within the EEA in accordance with the
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Redevelopment Plan. The City and CRA believes that the redevelopment of the
Redevelopment Project Area and Enhanced Employment Area are in the vital and best
interest of the City and is in furtherance of the health, safety, and welfare of its residents,
and is in accordance with the public purposes and provisions of applicable laws.
The CRA and the City will issue the Redeveloper EEA / Occupation Tax note(s), bond(s)
or other form(s) of indebtedness (collectively “EEA Note”) in the amount of up to
$36,763,000. The EEA Note proceeds will be used to pay for the design and installation
of the above-described public improvements and public enhancements.
The City may levy a general business occupation tax upon categories of businesses within
the Enhanced Employment Area for the purpose of paying all or any part of the costs of
the eligible improvements and enhancements. The City and CRA will pledge the EEA /
Occupation Tax generated from the EEA to repay the EEA Notes.
The Redeveloper expects the build out of the Project Site in Sub-Redevelopment Project
Areas. The division of the EEA / Occupation Tax of the Project Site for each Sub-
Redevelopment Project Area may be provided in the redevelopment contract. The EEA
Note will be paid off on the earlier date of thirty years after the applicable effective date of
each Sub-Redevelopment Project Area or whenever the applicable EEA / Occupation Tax
indebtedness is repaid (“EEA / Occupation Tax Period”). The EEA Note will not be
backed by or paid by the City, CRA or their taxpayers. In the event the EEA / Occupation
Tax is not sufficient to pay off the EEA Note, the Redeveloper (or its lender) will be liable
and not the City or CRA. This Redevelopment Plan does not provide for the capture of the
EEA / Occupation Tax on any real estate other than the Project Site.
CRA Funding Contribution:
The CRA may file with the City an estimate of the amounts necessary to be appropriated
by the City Council to defray the expense of the CRA and to defray any expenses of
redevelopment plans and projects, including the payment of principal and interest on any
bonds issued to pay the cost of any such redevelopment plans and projects. The Act
authorizes the City to grant funds to the CRA for the purpose of carrying out any of the
CRA’s powers and functions under the Act. To obtain funds for this purpose, the City may
levy and collect taxes not to exceed two and six-tenths cents on each one hundred dollars
upon the taxable value of the taxable property within the City and may issue and sell its
bonds in the manner and within the limitations provided by the Act and prescribed by the
laws of the State of Nebraska for any public purpose. [§18-2140]
To assist in the implementation of this Redevelopment Project, the City and CRA may fund
and pledge up to $4,000,000 for the purpose of paying all or any part of the costs of the
eligible Redevelopment Project’s public improvements and enhancements as described
herein.
Grow Grand Island Contribution:
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Grow Grand Island, Inc. is a collaborative & comprehensive approach to growth and
progress for the area. It focuses on 1) business growth and job creation; 2) skilled &
sustainable workforce pipeline; 3) talent attraction & retention; 4) elevating the standard
of living for residents; and 5) increasing engagement & collaboration. Its collaborative
efforts include working with the Chamber of Commerce, Economic Development
Corporation, Convention & Visitors Bureau, City of Grand Island and Hall County.
The Redeveloper is seeking a $1.0 million public purpose grant from Grow Grand Island
to bring the Redevelopment Project to fruition and generate new jobs, increase quality of
life and boost Grand Island’s trade area and economic growth.
City of Grand Island Contribution:
To assist in the implementation of this Redevelopment Project, and the accompanying
necessary and substantial public infrastructure costs, the City may fund $5,500,000 for the
purpose of paying all or any part of the costs of the eligible public infrastructure costs and
public improvements located in public right of way and easements.
REDEVELOPMENT PLAN COMPLIES WITH THE ACT:
The Community Development Law requires that a Redevelopment Plan and Project
consider and comply with a number of requirements. This Redevelopment Plan meets the
statutory qualifications as set forth below.
1.The Redevelopment Project Area has been declared Extremely Blighted and
Substandard by action of the Grand Island City Council.
Such Extremely Blighted and Substandard declaration was made after a public hearing with
full compliance with the public notice requirements of §18-2115 of the Act.
2.Conformance with the General Plan for the Municipality as a whole. [§18-2103
(27) and §18-2110]
Grand Island has adopted a general plan, known as the Comprehensive Plan on July 13,
2004, as amended (“Comprehensive Plan”). It is anticipated that any required changes
to the overall plan of development for the Commercial Development Zone (CD) and
Residential Development Zone (RD) will be interpreted as a change to the future land use
map in the Comprehensive Plan. Thus, this Redevelopment Project will be consistent
with the Comprehensive Plan. The Hall County Regional Planning Commission held a
public hearing at their meeting on November 14, 2022 and passed Resolution 2023-05
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: [§18-2111]
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a.Land Acquisition:
This Redevelopment Plan for the Project Site provides for real property fee
and leasehold acquisitions by the Redeveloper and other commercial
entities. In appropriate situations, the City or CRA may assemble parcels
and acquire the necessary fee titles, easements, leases, covenants and other
property rights through voluntary negotiation in order to assist in repairs or
rehabilitation of structures or improvements or to carry out plans for a
program of voluntary or compulsory repair and rehabilitation of buildings
or other improvements. If voluntary agreement is not possible and, to the
extent permitted by law, the City or CRA may institute eminent domain
proceedings. If the City or CRA dispose of any real property, it will be at
fair value as required by the Act.
b.Demolition and Removal of Structures:
The Redevelopment Project requires the demolition of approximately
300,000 square feet of existing buildings structures and approximately 35
acres of parking lot improvements.
c.Future Land Use Plan:
The Commercial Development Zone (CD) and proposed Residential
Development Zone (RD) will permit the Redevelopment Project’s land
uses. The Redevelopment Project is located within the corporate limits of
the City and conforms to the Comprehensive Plan with approval of
proposed amendments. Said zoning will cause the Redevelopment Project
to be in compliance with the Comprehensive Plan. [§18-2103(27), 18-2111
and §18-2112]
d.Changes to zoning, street layouts and grades or building codes or
ordinances or other Planning changes:
The area is zoned Commercial Development Zone (CD). The property has
historically been operated as an enclosed shopping center. The plan for a
mixed-use Redevelopment Project at this location may require changes to
the overall plan of development. New streets, storm drainage and other
public improvements and enhancements are planned as part of the
Redevelopment Project in a manner consistent with the Commercial
Development Zone (CD). It is anticipated that the area identified as Project
Area #2 will be rezoned for residential development. It is anticipated that
TIF and EEA revenues will help offset the costs of those improvements. No
changes are anticipated in building codes or ordinances. [§18-2103(b) and
§18-2111]
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e.Site Coverage and Intensity of Use:
The proposed Sub-Redevelopment Project Area will meet the Commercial
Development Zone (CD) and Residential Development Zone (RD)
coverage and intensity of use requirements. The overall planned density of
the Redevelopment Project is less than permitted. [§18-2102 and §18-2111]
f.Additional Public Facilities or Utilities:
Sanitary sewer and water are available to support the Redevelopment
Project. Both sanitary sewer and water will need to be updated and extended
throughout the site. Electric utilities are sufficient for the proposed use of
the Redevelopment Project Area. Electric and other utilities lines will need
to be modified or extended throughout the property.
Publicly and privately owned utilities are not expected to be negatively impacted
by the Redevelopment Project. [§18-2103(28) and §18-2111] TIF and EEA /
Occupation Tax revenues will be used to help offset the cost of any public and
private utility improvements.
4.The Act requires a Redevelopment Plan provide for relocation of individuals
and families displaced as a result of plan implementation:
This Redevelopment Plan will not require the displacement or relocation of individuals or
families. [§18-2103.02]
5.No member of the CRA nor any employee thereof holds any interest in any
property in this Redevelopment Project Area. [§18-2106]
No members of the CRA hold an interest in property within the Redevelopment Project
Area.
6.Section 18-2114 of the Act requires that the CRA consider:
(a) Method and cost of acquisition and preparation for redevelopment and estimated
proceeds from disposal to the Redeveloper.
See attached Exhibit A for Redevelopment Project Budget. The Redeveloper will
acquire the initial Project Site for $16,000,000. In appropriate situations, the City
or CRA may assemble parcels and acquire the necessary fee titles, easements,
leases, covenants and other property rights in order to assist in repairs or
rehabilitation of structures or improvements or to carry out plans for a program of
voluntary or compulsory repair and rehabilitation of buildings or other
improvements. The cost for rehabilitation and demolition of the existing structures
are estimated at $39,600,000 and onsite improvements, including the extension of
utilities are estimated at $8,800,000. TIF eligible expenses and EEA / Occupation
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Tax eligible expenses are estimated to exceed $67,000,000. Final figures shown in
Exhibit A are estimates and subject to changes based upon specific site plans,
design specifications, City approvals and public regulations.
In appropriate situations, the City or CRA may assemble parcels and acquire the
necessary fee titles, easements, leases, covenants and other property rights through
voluntary negotiation in order to assist in repairs or rehabilitation of structures or
improvements or to carry out plans for a program of voluntary or compulsory repair
and rehabilitation of buildings or other improvements.
(b) Statement of proposed method of financing the Redevelopment Project.
Outside of the TIF, EEA / Occupation Tax, CRA Funding Contribution, Grow
Grand Island Funding Contribution and City of Grand Island Funding Contribution
as described above, the Redeveloper will provide all necessary financing for the
balance of the Redevelopment Project.
(c) Statement of feasible method of relocating displaced families.
No families will be displaced as a result of this Redevelopment Plan.
7.Section 18-2113 of the Act requires:
Prior to recommending a redevelopment plan to the governing body for approval, an CRA
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 CRA has considered these elements in proposing this Redevelopment Plan. This
Redevelopment Plan 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 increasing the number
of residential units, commercial development and recreational / entertainment opportunities
within the City of Grand Island and encouraging infill development.
8. Time Frame for Development
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The Redevelopment Project is anticipated to begin in 2023. The Redevelopment Plan will
include up to five Sub-Redevelopment Project Areas and will likely span the course of a
maximum ten-year period between 2023 and 2033. It is anticipated that this
Redevelopment Plan and the accompanying incentives facilitated to support the
Redevelopment Plan will result in increased property values, sales taxes and significant
economic stimulus to the City beginning in 2024 and continuing thereafter for decades to
come – See attached Exhibit B.
9. Justification of Project
(A)LOSS PREVENTION:
As discussed in the Introduction above, the Conestoga Mall has been an integral part
of Grand Island’s community for nearly 50 years, dating back to its original
construction in 1971. However, with the rise of e-commerce, the loss of three of the
four primary mall anchors and the lack of investment, the Existing Mall Property has
struggled to thrive in this changing retail environment. The Existing Mall Property has
been in steady decline with property tax valuations dropping approximately
$10,000,000 (50%) over the past 20 years and tenant sales falling over 40% over the
prior eight years.
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The Existing Mall Property is rapidly declining and without direct intervention, it is
expected to continue to decay and progress in its Extremely Blighted and Substandard
state. See Enclosed Exhibit D – Extremely Blighted Determination Study completed
by Marvin Planning Consultants. Further, an asbestos inspection was conducted by
Heartland Testing & Consulting, which details the significant asbestos remediation
requirements.
(B)FORWARD BENEFIT:
The Retail Sales Impact Analysis for the Conestoga Mall Redevelopment, completed
by Canyon Research (Exhibit C) (“Market Study”), estimated the Grand Island MSA
retail sales leakage of between $61.4 million to $81.7 million. According to the Market
Study, the proposed Conestoga Marketplace is forecast to generate stabilized annual
sales of $150.9 to $165.1 million ($146.2 to $160.1 million excluding hotel sales), with
net new sales to the City of Grand Island estimated to account for 42 to 51 percent of
total annual sales.
Proposed Conestoga Mall Redevelopment
Estimated Sales
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Secondarily, the direct net new sales generated by the Redevelopment Project and
captured by the City of Grand Island would also produce a spinoff effect on Grand
Island’s retail market in the form of indirect sales, estimated at $24.6 million to
$32.7 million.
Lastly, based on the Redeveloper’s projections, and upon opening of all Sub-Project
Redevelopment Areas, the Redevelopment Project would create approximately
$2,295,844 in Annual Sales Tax Revenue for the City of Grand Island, $252,525 in
additional Food & Beverage Occupation Tax shortly after the opening of Conestoga
Marketplace and beginning in year 21 approximately $2,803,189 in additional
property taxes. See attached Exhibit B for City of Grand Island Fiscal Benefit.
10. Cost Benefit Analysis:
Section 18-2113 of the Act further requires the CRA to conduct a cost benefit analysis of
the Redevelopment Plan in the event that TIF will be used. This analysis must address
specific statutory issues. In addition to the analysis below, the attached Exhibit E provides
for a detailed “But For” Analysis.
As authorized by the Act the City analyzed the costs and benefits of the proposed
Redevelopment Project, including:
Project Sources and Uses. Approximately $73,519,829 in public funds from TIF, EEA /
Occupation Tax, CRA Funding Contribution provided by the CRA and City, City of Grand
Island Funding Contribution and Grow Grand Island Funding Contribution will be required
to complete the Redevelopment Project. This investment by the City and CRA will
leverage $148,065,000 in private sector financing for a total of $221,584,845. See attached
Exhibit A for Redevelopment Plan Source and Use of Funds.
Tax Revenue. The redeveloped 60 acre Project Site is anticipated to have a January 1,
2024, valuation of approximately $8,000,000. Based on the 2022 levy this would result in
a real property tax of approximately $171,763. It is anticipated that the assessed value will
increase by $107,100,000 upon full completion, as a result of the site redevelopment. This
Redevelopment Project will result in an estimated tax increase of over $2,127,722 annually.
Annual Sales
Trade Area Low High
Estimated Retail Sales* $146,250,850 $160,133,675
Primary Trade Area $51,187,798 $64,053,470
Secondary Trade Area $7,312,543 $11,209,357
Tertiary Trade Area $2,925,017 $6,405,347
Total Net New Sales $61,425,357 $81,668,174
% of Total 42.00%51.00%
*Notes: Excludes Hotel Sales.
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The tax increment gained from the Project Site would not be available for use as city
general tax revenues, for the period of the TIF Note, but would be used for eligible
redevelopment improvements and enhancements to enable this Redevelopment Project to
be realized.
Estimated 2024 assessed value: $ 8,000,000
Estimated value after completion $ 107,100,000
Increment value $ 99,100,000
Annual TIF generated (estimated) $ 2,127,222
TIF Note issue $ 26,257,076
(a)Tax shifts resulting from the approval of the use of Tax Increment Financing;
The Project Site currently has an estimated valuation of $8,000,000. The proposed
Redevelopment Project will create additional valuation of $99,100,000 over the course of
the next ten years. The Redevelopment Project creates additional valuation that will
support taxing entities long after the Redevelopment Project is paid off along with
providing approximately 305 additional housing units, modernized retail / commercial
space and a state-of-the-art entrainment / recreational opportunity. The tax shift from the
Redevelopment Project will be equal to the total of the TIF Note principal of $26,257,076
when fully funded and any associated interest on the TIF Note to be assigned with the
redevelopment 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 wastewater facilities will not be negatively impacted by this
Redevelopment Project. The utility systems have sufficient capacity to support the
Redevelopment Project. The infill development will connect to existing and improved
lines with capacity. Fire and police protection are available and should not be negatively
impacted by this Redevelopment Project. Public transportation and public parks are also
available and should not be negatively impacted by this Redevelopment Project.
(c)Impacts on employers and employees of firms locating or expanding within the
boundaries of the area of the Redevelopment Project;
The Redevelopment Project will serve as a major catalyst for transforming the
deteriorating mall, which is currently over 50% vacant, with three of the four major anchors
vacating the mall and eliminating their accompanying employees.
This Redevelopment Project will not only stop the existing deterioration but will
reposition and expand Grand Island’s prime commercial and retail trade areas. The
Redevelopment Project will be anchored by a nation’s top retail operator. At project
stabilization, the new and existing retailers are expected to employ over 500 new full-time
equivalent positions. In addition, construction employment on the anticipated
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26
$190,000,000 in construction costs will increase during the anticipated 24 – 48 months
construction phases.
(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 Redevelopment Project
Area; and
As outlined in the Market Study (Exhibit C), the Redevelopment Project is anticipated
to create and additional $24.6 million to $32.7 million in ancillary “spin off” sales for
surrounding businesses in the immediate area. This increased demand will result in
additional employment opportunities within the immediate area. The construction of the
Redevelopment Project over the build out period will provide incremental local sales to
support construction and material workers during that time. This will also result in modest
upward pressure for jobs in the service and retail sector in other parts of the City.
(e)Impacts on the Student Populations of School Districts within the City.
The Redevelopment Project includes residential development. Thus, there may be an
increase in school age children and education cost impacts. The Grand Island Public
School District will not receive taxes from the mixed-use Redevelopment Project built
during the Tax Increment Period. To the extent that job opportunities may encourage the
relocation of other families outside the Redevelopment Project Area with school-age
students to the City, these students would likely be located across attendance areas and
would have the benefit of the property taxes paid toward these residential units in the
School District. After the TIF Bond is paid, or at the end of the respective 20 years of
division of taxes, whichever is sooner, the increased valuation from the Redevelopment
Project will be available to the School District as well as all the other taxing entities.
The proposed development is expected to include 305 residential units
ranging from 1 to 3 bedrooms in each units. The mix of unit types has not been
determined. The average number of persons per household in Grand Island for
2017 to 2021 according the American Community Survey is 2.57. According
current census numbers 20.2% of the population of Grand Island was between
the ages of 5 and 18. If the averages hold it would be expected that 784 people
would be housed at this location and there would be a maximum of 158 school
age children generated by this development. The final mix of unit types is
likely to result in a lower number of school age residents.
(f) Any other impacts determined by the CRA to be relevant to the consideration of
costs and benefits arising from the Redevelopment Project.
Dating back to 2017, 25% of United States malls have closed their doors due to record-
high vacancy rates, drops in foot traffic and lack of updated entertainment offerings.
Changes in retail trade, shopping patterns and the impact of the COVID-19 pandemic also
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created issues. As with countless other shopping centers, Conestoga Mall has struggled via
its exposure to faltering anchor Tenants, including Younker’s, JC Penney, and Sears.
While the use of TIF will defer the incremental ad valorem real property taxes generated
by the Redevelopment Project for up to 20 years, there will be additional revenue generated
by the Redevelopment Project. For example, increase sales taxes paid by customers,
employees and neighbors dining, shopping and using services. This Redevelopment
Project will also require substantial purchases of materials during construction. A sizable
portion of the construction materials delivered to the construction site will be subject to
local sales tax of 1.5%. Materials purchased will result in increased local sales tax which
will benefit the City.
EXHIBIT A
Redevelopment Plan Budget
TOTAL PROPERTY ACQUISITION $16,000,000 $0 $5,000,000 $11,000,000 $0 $0 $0
TOTAL SITE PREPERATION $4,450,000 $0 $0 $4,450,000 $0 $0 $0
TOTAL UTILITY / SITE WORK $8,784,845 $0 $1,160,000 $2,124,845 $0 $0 $5,500,000
TOTAL HARD CONSTRUCTION COSTS $180,350,000 $139,065,016 $17,097,076 $19,187,908 $4,000,000 $1,000,000 $0
TOTAL SOFT COSTS $12,000,000 $9,000,000 $3,000,000 $0 $0 $0 $0
TOTALS:$221,584,845 $148,065,016 $26,257,076 $36,762,753 $4,000,000 $1,000,000 $5,500,000
REDEVELOPMENT PROJECT BUDGET - CONESTOGA MARKETPLACE
CRA CITY OF GRAND
ISLAND FUNDS CATEGORY TOTAL PROJECT
COSTS PRIVATELY FUNDED EEA TIF GROW GRAND
ISLAND
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EXHIBIT B
City Benefit
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EXHIBIT B [CONTINUED]
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EXHIBIT C
[Enclosed Market Retail Study – Canyon Research]
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EXHIBIT D
[Enclosed (i) Blight and Substandard Study and (ii) Extremely Blighted Determination
Study, City of Grand Island, Nebraska, dated August, 2022, prepared by Marvin Planning
Consultants, Inc and Kurt Elder, AICP].
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EXHIBIT E
[Enclosed “But For – Analysis”]
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Prepared For:
Woodsonia Hwy 281, LLC
Canyon Research Southwest, Inc.
505 Ellicott Street, Suite A202
Buffalo, NY 14203
October 2022
RETAIL SALES IMPACT ANALYSIS
Conestoga Mall Redevelopment
Grand Island, Nebraska
Grand Island Regular Meeting - 11/16/2022 Page 49 / 191
CANYON RESEARCH SOUTHWEST, INC. COMMERCIAL REAL ESTATE RESEARCH AND ANALYSIS
505 ELLICOTT STREET, SUITE A202 / BUFFALO, NY 14203 / (716) 327-5576
RETAIL SALES IMPACT ANALYSIS
CONESTOGA MALL REDEVELOPMENT
13th STREET AND U.S. HIGHWAY 281
GRAND ISLAND, NEBRASKA
October 2022
Prepared for:
Woodsonia Hwy 281, LLC
20010 Manderson Street, Suite 101
Elkhorn, NE 68022
Prepared by:
Canyon Research Southwest, Inc.
505 Ellicott Street, Suite A202
Buffalo, NY 14202
PR# 2022.09.02
Grand Island Regular Meeting - 11/16/2022 Page 50 / 191
CANYON RESEARCH SOUTHWEST, INC. COMMERCIAL REAL ESTATE RESEARCH AND ANALYSIS
505 ELLICOTT STREET, SUITE A202 / BUFFALO, NY 14203 / (716) 327-5576
October 3, 2022
Drew Snyder
Woodsonia Hwy 281, LLC
20010 Manderson Street, Suite 101
Elkhorn, NE 68022
Re: Request for Proposal – Retail Sales Impact Study
Conestoga Mall Redevelopment; Grand Island, Nebraska
Mr. Snyder,
Canyon Research Southwest, Inc. has prepared the attached Retail Sales Impact Analysis for a
proposed for the proposed redevelopment of Conestoga Mall located at 13th Street and U.S.
Highway 281 in Grand Island, Nebraska. The purpose of study is to estimate sales for the proposed
New Anchor Store (“New Anchor Store”), entertainment, retail shops, restaurants, and hotel and
net new sales captured by the City of Grand Island, Nebraska.
Upon review of the report, should any questions arise, or additional information requested, contact
me directly at (716) 327-5576.
Respectfully submitted,
CANYON RESEARCH SOUTHWEST, INC.
Eric S. Lander, Principal
Grand Island Regular Meeting - 11/16/2022 Page 51 / 191
Canyon Research Southwest, Inc.
i
T A B L E O F C O N T E N T S
Page #
SUMMARY OF MAJOR FINDINGS ............................................... ii
INTRODUCTION .................................................................................... 1
Study Objective and Organization .......................................................... 1
Project Overview ..................................................................................... 1
DEMOGRAPHIC ANALYSIS ............................................................. 4
Trade Area Defined ................................................................................. 4
Population Growth Trends ....................................................................... 6
Population Age Distribution Trends ....................................................... 7
Educational Attainment ........................................................................... 8
Household Income ................................................................................... 9
RETAIL MARKET ANALYSIS ......................................................... 10
Grand Island Sales Tax Collections ........................................................ 10
Grand Island Retail Market Overview .................................................... 10
Trade Area Capture ................................................................................. 14
Retail Pull Factor ..................................................................................... 15
Trade Area Retail Sales ........................................................................... 15
SITE EVALUATION .............................................................................. 17
RETAIL SALES ESTIMATES ........................................................... 19
Forecast Retail Sales ................................................................................ 20
Net New Sales Capture ........................................................................... 23
Conclusions ............................................................................................. 24
ADDENDA ................................................................................................. 25
Exhibit A: Canyon Research Southwest, Inc. Client Roster ................. 26
Exhibit B: Resume of Eric S. Lander, Principal ................................... 29
Canyon Research Southwest, Inc.
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SUMMARY OF MAJOR FINDINGS
Canyon Research Southwest, Inc. has prepared the attached Retail Sales Impact Analysis for the
proposed redevelopment of Conestoga Mall located at 13th Street and U.S. Highway 281 in Grand
Island, Nebraska. The study estimates sales for the proposed New Anchor Store, entertainment /
theater operator, retail shops, restaurants, and hotel and net new sales captured by the City of Grand
Island, Nebraska. The study’s major findings are summarized below.
Trade Area Demographics
The proposed redevelopment of the Conestoga Mall will support retail trade areas defined as a
primary trade area within a 30-minute drive time, a secondary trade area within a 40-minute drive
time, and a tertiary trade area within a 50-minute drive time.
A trade area’s population demographics play a significant role in the demand for retail goods and
services. Of specific importance to the level and composition of a trade area’s supportable retail
market are population growth, age distribution, educational attainment, and household income.
The primary trade area within a 30-minute drive from the Conestoga Mall site supports a current
population of 92,493 residents, of which just 56.6 percent are Grand Island residents. The primary,
secondary, and tertiary trade area population is estimated at 166,105, with the City of Grand Island
accounting for just 31.5 percent of the total trade area population. Given Grand Island’s status
as a region shopping destination, this population disparity suggests the city captures
significant retail sales from nonresidents.
The population groups having the greatest impact on future retail expenditures include children (0
to 14 years) and family/working adults (35-44 years). These age groups favor retail expenditures
on apparel, accessories, groceries, sporting goods, music, consumer electronics, eating and
drinking places, entertainment, and general merchandise.
Trade area residents on average are slightly less educated than the statewide norm, supporting
higher rates of high school graduates as the highest level of educational attainment and lower rates
of residents 25 years and over possess an Associate degree of better. These lower educational
attainment trends are common within rural communities. The trade area’s educational attainment
rates will be more relevant on income levels than the retail expenditure patterns.
The entire trade area’s median household income of $62,551 compares to the statewide median of
$63,015, with slightly lower rates of households earning less than $35,000 and high-income
households earning $100,000 or more. Households earning $35,000 to $99,999 annually account
for 46.3 percent of the trade area households which exceeds the statewide rate. Income levels and
purchasing power for trade area households are only marginally lower than the state. The net
effect is achievable household retail expenditures comparable the state norm.
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Competitive Retail Market Conditions
Grand Island serves as a regional shopping destination attracting customers from well outside the
City limits. Much of the reason for Grand Island’s regional draw is the presence of a large cluster
of major retailers not operating stores within a 40+ minute drive time.
Since fiscal year 2015-16, sales tax receipts collected by the City of Grand Island have increased
at an impressive average annual rate of 11.8 percent. The strong gains in sales tax collections are
an indication of Grand Island’s regional retail draw and the ability to attract shoppers and retail
expenditures from outside the city limits.
By the third quarter 2022 the inventory of retail space in the Grand Island market totaled 5.15
million square feet, operating at a healthy vacancy rate of 5.5 percent. From 2010 through 2021,
202,305 square feet of retail space was constructed in the Grand Island market and 232,761 square
feet of retail space was absorbed. With net space absorption outpacing new additions to supply,
the overall retail vacancy rate for the Grand Island market has remained healthy.
Grand Island supports two principal retail corridors. Locust Avenue south of Bismark Road
represents the older commercial corridor featuring a mix of chain restaurants, strip centers, and
hotels. Highway 281 represents the new retail corridor with large-scale shopping centers such as
Northwest Commons, Eagle Run, Grand Corners, and Conestoga Mall anchored by national big-
box retailers. Notable retailers operating along Highway 281 include Walmart, Sam’s Club,
Dillard’s, Best Buy, Kohl’s, TJ Maxx, Home Depot, and Menards.
Grand Island’s resident population of 52,335 and estimated TAC of 74,239 residents illustrates the
city’s well above average capture of retail sales from nonresidents. The large concentration of
national retailers and distance to alternative shopping destinations in Lincoln, Omaha, and Kearney
accounts for the high trade area capture.
Grand Island’s pull factor of 1.42 indicates a retail sales capture at a rate 42 percent greater than
the statewide average. The pull factor suggests that nonresidents have a significant impact on
Grand Island’s taxable retail sales.
Conestoga Mall’s location within a regional shopping destination in the heart of the Highway 281
retail corridor offers the site characteristics that are favorable for supporting redevelopment with
a mix of anchor retailers, entertainment, small shops, and restaurant uses.
Retail Sales Estimates
Based on trade area demographics, the status of Grand Island as a regional shopping destination,
and the level of direct competition, stabilized sales for the proposed redevelopment of Conestoga
Mall are estimated at $151 to $165 million. Net new retail sales (excludes hotel revenues) to the
City of Grand Island are estimated to account for 42 to 51 percent of total store sales, amounting
to $61.4 million to $81.7 million. These additional net new sales captured by the City of Grand
Island would prove to increase the City’s pull factor from a current rate of 1.42 to a range of 1.48
to 1.50.
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The direct net new sales generated by the proposed Conestoga Mall redevelopment and captured
by the City of Grand Island would also produce a spinoff effect on Grand Island’s retail market in
the form of indirect sales, estimated at $24.6 million to $32.7 million annually.
Proposed Conestoga Mall Redevelopment
Estimated Out-of-Town Sales
Annual Sales
Trade Area Low High
Estimated Retail Sales $146,250,850 $160,133,675
Primary Trade Area $51,187,798 $64,053,470
Secondary Trade Area $7,312,543 $11,209,357
Tertiary Trade Area $2,925,017 $6,405,347
Total Out-of-Town Sales $61,425,357 $81,668,174
% of Total 42.0% 51.0%
Notes: *Excludes hotel sales.
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RETAIL SALES IMPACT ANALYSIS
CONESTOGA MALL REDEVELOPMENT
13th STREET AND HIGHWAY 281
GRAND ISLAND, NEBRASKA
October 2022
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INTRODUCTION
Study Objective and Organization
Plans call for redevelopment of Conestoga Mall located at 13th Street and Highway 281 in Grand
Island, Nebraska. The purpose of Retail Sales Impact Analysis is to estimate the sales for the
proposed New Anchor Store, entertainment / theater operator, retail shops, restaurants, and hotel
and net new sales captured by the City of Grand Island, Nebraska.
The Retail Sales Impact Analysis is segmented into four sections, including: 1) a trade area
demographic analysis, 2) retail market analysis, 3) site evaluation, and 4) retail sales projections
for the New Anchor Store, entertainment / theater operator, junior anchors, and restaurants.
The Demographic and Economic Analysis section will identify the trade area’s demographic
characteristics including population and household growth trends, household types, household
incomes, and educational attainment. The trade area’s demographic profile affects consumer
spending patterns.
The Retail Market Analysis section measures Grand Island’s historic trends in retail sales, trade
area capture, retail pull factor, survey of existing major anchor and junior anchor stores, movie
theaters, and national chain restaurants operating in Grand Island, and trade area retail sales for
department stores, junior anchors, entertainment, and restaurants.
The Site Analysis evaluates the property’s ability to facilitate redevelopment of the Conestoga
Mall into the proposed anchored shopping center. Evaluation criteria include parcel size; visibility
and exposure; accessibility; traffic counts; critical mass of retail space; and direct competition.
Based on the study findings annual retail sales at stabilization for the proposed retail components
will be forecast and net new sales captured by the City of Grand Island estimated.
Project Overview
Conestoga Mall is an enclosed shopping mall located at 13th Street and Highway 281 in Grand
Island, Nebraska. Ericson Development of Edina, Minnesota, built the mall in 1974, anchored by
Miller & Paine and Brandeis. Later mall expansions brought Sears, JC Penney, and J.M.
McDonald, a regional department store chain. Dillard’s purchased Miller & Paine in 1988, and
Younkers purchased Brandeis in 1987. Best Buy serves as a junior anchor, located in a portion of
the former J.M. McDonald space. At 545,000 square feet of retail space on 57 acres, Conestoga
Mall is the largest enclosed shopping mall between Lincoln, Nebraska and Denver, Colorado.
The Younkers store closed in August 2018 with the liquidation of its owner, Bon-Ton Stores. The
Sears store closed in early 2019 as part of the retailer’s plan to close 40 stores. The JC Penney
store closed in October 2020. Dillard’s is the mall’s only remaining anchor tenant. Other notable
mall tenants include AMC Theatres, American Eagle Outfitters, Bath & Body Works, Buckle,
Foot Locker, JoAnn Fabrics, Maurices, and rue21.
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In 2003, J. Herzog & sons purchased the mall from the Richard E. Jacobs Group and in 2017, New
York-based Namdar Realty Group purchased the property.
Woodsonia Hwy 281, LLC has plans to redevelop the 50.6-acre Conestoga Mall property with the
conceptual project plan depicted on page 3. Referred to as the Conestoga Marketplace, the plan
calls for the mall property to be transformed into a mixed-use development featuring anchor
tenants, small shop space, ten outparcels accommodating restaurants and retail shops, a 150-room
hotel, and 304 apartment units over structured parking. At build-out, the Conestoga Marketplace
will occupy 366,938 square feet of retail space, 150 hotel rooms, and 304 apartment units.
Approximately 150,000 square feet of the mall’s existing retail space will remain and be upgraded
to include the 25,000 square foot Best Buy store, 38,000 square foot movie theatre/entertainment
complex, and 87,000 square feet of shop space. A new 147,863 square foot New Anchor Store
will serve as the project’s major anchor tenant.
Conestoga Mall Redevelopment Plan
Building Dwelling Hotel
Lot # Acres Use Sq. Ft. Units Rooms
1A 1.2 Outparcel - Restaurant 4,900
1B 2.0 Outparcel - Retail Shops 14,000
1C 1.4 Outparcel - Retail Shops 10,000
1D 2.7 Hotel 150
2 0.9 Outparcel - Restaurant 2,275
3 12.9 Existing Mall Shops 87,000
Existing Best Buy 25,000
Movie Theatre/Entertainment Complex 38,000
4 1.2 Outparcel - Retail Shops 8,400
5 1.7 Outparcel - Restaurant 6,400
6 1.8 Outparcel - Restaurant 6,400
7 0.9 Outparcel - Restaurant 3,600
8 1.4 Outparcel - Restaurant 4,000
9 1.6 Outparcel - Restaurant 9,100
10 12.3 Anchor Store 147,863
11 7.5 Apartments 304
Totals 49.5 366,938 304 150
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DEMOGRAPHIC ANALYSIS
This section of the report examines consumer-related demographic factors impacting the proposed
redevelopment of the Conestoga Mall into the Conestoga Marketplace, including population and
household growth trends, age distribution, educational attainment, and household income.
Demographic data was provided by Esri Business Analyst, a national demographic research firm.
Quantifying these demographic characteristics will assist in projecting future sales for the
proposed redeveloped Conestoga Marketplace.
Trade Area Defined
Customers residing closest to the proposed Conestoga Marketplace will have the greatest impact
on store sales, with customer influence diminishing as the distance increases. Trade areas are
usually divided into three categories or zones of influence, each of which is defined below.
Primary Trade Area: The primary trade area draws 70 to 80 percent of a retail
store’s regular customers.
Secondary Trade Area: The secondary trade area generates about 15 to 20
percent of a store’s total sales.
Tertiary Trade Area: The tertiary trade area forms the broadest area from which
a store draws customers. The tertiary trade area generates a small percentage of
store sales.
Grand Island, Nebraska serves as a regional shopping destination for south-central Nebraska.
Other factors influencing the retail trade area composition include the location of sister stores,
extent of direct competition, area transportation network and drive times, population density, and
geographic barriers.
Target, for example, operates 14 stores in Nebraska, including six in Omaha and three in Lincoln.
The closest Target stores to Grand Island is in Kearney, Nebraska 43 miles to the west along
Interstate 80. The closest Target store to the east is in Lincoln, 99 miles from Grand Island. For
further comparison, Walmart operates 42 stores in Nebraska with two locations in Grand Island.
The closest other Walmart stores are in Hastings 21 miles to the south, York 40 miles to the east,
and Kearney 41 miles to the west
Grand Island’s regional transportation network includes Interstate 80 providing east-west access
throughout Nebraska, linking Grand Island with Lincoln and Omaha to the east and Kearney to
the west. U.S. Highways 281/34 provide north-south access to such area cities as Hastings,
Doniphan, and St. Paul. Therefore, the Conestoga Marketplace site benefits from excellent
regional access and the opportunity to capitalize on a large trade area population and customer
base. The retail trade areas for the proposed Conestoga Marketplace are defined as a primary trade
area within a 30-minute drive time, a secondary trade area within a 40-minute drive time, and a
tertiary trade area within a 50-minute drive time. The trade areas boundaries are illustrated on the
following page.
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Conestoga Marketplace Retail Trade Areas
.
A trade area’s population demographics play a significant role in the demand for retail goods and
services. Of specific importance to the level and composition of a trade area’s supportable retail
market are population growth, age distribution, educational attainment, and household income.
The balance of this section of the study will address the Conestoga Mall’s trade area demographics.
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Population Growth Trends
Trade area population size and growth are key components for quantifying supportable retail sales
volumes. The table below outlines trade area population growth from 2010 through 2022 as well
as 5-year population projections through 2027.
Trade Area Population Trends
Trade Area Total
Year Primary Secondary Tertiary Population
2010 Census 86,814 27,129 44,466 158,409
2020 Census 91,771 26,889 46,431 165,091
2022 Estimate 92,493 26,775 46,837 166,105
2027 Forecast 92,104 26,750 47,440 166,294
Source: Esri Business Analyst.
From 2010 to 2022, the entire trade area within a 50-minute drive time recorded steady population
growth, increasing by 4.9 percent, adding nearly 7,700 new residents. By 2022, the primary,
secondary, and tertiary trade area population totaled 166,105. The trade area’s steady population
growth has fueled a growing demand for retail goods and services and the size of the population
is sufficient to support a diverse and deep retail market. From 2022 through 2027, Esri Business
Analyst forecasts the trade area population to remain flat, reaching 166,294 residents.
The City of Grand Island with 52,335 residents (U.S. Census estimate as of July 1, 2021)
accounts for just 31.5 percent of the total trade area population. Given Grand Island’s status
as a region shopping destination, this population disparity suggests the city captures
significant retail sales from nonresidents.
The primary trade area within a 30-minute drive time from the Conestoga Mall site supports a
current population of 92,493 residents, of which 56.6 percent are Grand Island residents. From
2010 to 2022, the primary trade area population increased by 6.5 percent, adding 5,679 residents.
By 2027, the primary trade population is forecast to decrease by 0.4 percent. The primary trade
area population outside of Grand Island consists primarily of rural communities with a limited
retail base, providing the opportunity to capture retail sales from outside of the city.
The secondary trade area within a 30- to 40-minute drive from the Conestoga Mall site supports a
current population of 26,775 residents, totaling 119,268 residents within a 40-minute drive time.
From 2010 to 2022, the secondary trade area population declined by 1.3 percent.
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Population Age Distribution Trends
The age composition of a community’s population plays a significant role in expenditures for retail
goods and services. As a person ages their retail needs change. Each age group is at a different
stage in life and possesses differing retail needs.
The trade area population age distribution for 2022 is summarized in the table below by six primary
age groups, including children (0-14 years), adolescent (15-24 years), young adults (25 to 34
years), family/working adults (35-44 years); empty nesters (45-64 years) and elderly (65+ years).
Each age group possesses distinctively different consumption and housing needs.
Trade Area Population Age Distribution; 2022
Trade Area State
Age Group Primary Secondary Tertiary Average
0-14 Years 20.4% 20.0% 19.5% 20.7%
15-24 Years 12.1% 12.1% 13.1% 13.9%
25-34 Years 12.9% 12.7% 13.4% 13.3%
35-44 Years 12.1% 11.9% 11.8% 12.5%
45-64 Years 24.3% 24.7% 23.9% 24.1%
65+ Years 18.0% 18.6% 18.3% 15.6%
Source: Esri Business Analyst.
Children ages 0 to 14 years are not consumers per say, but their presence within a household
generates retail expenditures on apparel, accessories, and groceries. This age group accounts for
19.5 percent to 20.4 percent of the trade area population which is slightly lower the statewide
average of 20.7 percent.
The adolescent population ages 15 to 24 is a key demographic for supporting the sales of apparel
and accessories, groceries, sporting goods, music, consumer electronics, eating and drinking
places, and general merchandise. Adolescents account for 12.1 percent to 13.1 percent of the
Andover population. By comparison, adolescents account for 13.9 percent of the Nebraska
population.
Young adults aged 25 to 34 years generally are new to the workforce. These tech savvy young
adults are heavy consumers of electronics, apparel and accessories, and entertainment. Young
adults account for 12.7 percent to 13.4 percent of the trade area population which compares to the
statewide rate of 13.3 percent.
The population ages 35 to 44 are in their child raising and principal consumer years, with
expenditures favoring hardware, furniture and home furnishings, consumer electronics,
department stores, and eating and drinking places. Family/working adults account for 11.8 percent
to 12.1 percent of the trade area population, compared to 12.5 percent of the statewide population.
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The empty nester population includes those individuals ages 45 to 64 years. The trade area’s
population ages 45 to 64 years account for 23.9 percent to 24.7 percent of the total population,
compared to 24.1 percent statewide. These empty nester age groups provide opportunities for
restaurants, entertainment, travel, and healthcare services.
According to the U.S. Department of Labor, per capita retail expenditures by seniors 65+ years
old is 18 percent lower than those under the age of 35 years and 41 percent lower than people ages
35 to 64 years. Residents 65+ years of age account for 18.0 percent to 18.6 percent of the Andover
population, compared to 15.6 percent of the statewide population. The senior population poses a
growing market for healthcare goods and services.
The trade area’s age composition, except for a slightly larger senior population, is consistent with
the statewide norm and indicates it is a community of young families with children. The trade area
population’s age distribution is favorable for retail expenditures on apparel, accessories, groceries,
sporting goods, music, consumer electronics, eating and drinking places, entertainment, and
general merchandise.
Educational Attainment
Because income increases with advancing educational attainment communities with high
education levels support higher levels of retail expenditures. Trade area residents on average are
slightly less educated than the statewide norm, supporting higher rates of high school graduates as
the highest level of educational attainment and lower rates of residents 25 years and over possess
an Associate degree of better. These lower educational attainment trends are common within rural
communities. The trade area’s educational attainment rates will be more relevant on income levels
than the retail expenditure patterns.
Trade Area Educational Attainment Levels
For Residents 25 Years and Over
Trade Area State of
Highest Education Level Obtained Primary Secondary Tertiary Nebraska
Less than 9th Grade 4.2% 4.0% 3.5% 3.8%
9th - 12th Grade, No Diploma 6.3% 5.9% 5.2% 4.6%
High School Graduate / GED 31.1% 31.2% 30.1% 25.7%
Some College, No Degree 21.8% 22.3% 22.1% 22.7%
Associate Degree 11.5% 12.0% 12.1% 10.7%
Bachelor's Degree 17.2% 16.9% 18.7% 21.4%
Graduate / Professional Degree 7.9% 7.7% 8.5% 11.1%
Source: U.S. Census Bureau and Esri Business Analyst.
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Household Income
The table below summarizes 2018 household income comparisons for the trade area and State of
Nebraska. The U.S. Census Bureau estimated the median household income for Nebraska of
$63,015.
Trends in Households by Income
Trade Areas vs. State of Nebraska
Trade Area State of
Income Bracket Primary Secondary Tertiary Nebraska
Less than $15,000 8.9% 8.9% 8.8% 8.8%
$15,000 - $24,999 7.8% 7.9% 8.2% 8.2%
$25,000 - $34,999 8.8% 8.8% 8.6% 9.2%
$35,000 - $49,999 13.2% 13.3% 12.7% 13.3%
$50,000 - $74,999 19.6% 19.5% 19.4% 19.3%
$75,000 - $99,999 16.1% 15.8% 15.8% 14.1%
$100,000 - $149,999 15.5% 16.1% 16.5% 15.9%
$150,000 - $199,999 6.3% 6.2% 6.4% 6.1%
$200,000+ 3.8% 3.5% 3.5% 5.2%
Totals 100.0% 100.0% 100.0% 100.0%
Median Household Income $61,903 $61.823 $62,511 $63,015
Source: U.S. Census and Esri Business Analyst,
Households earning less than $35,000 annually possess low purchasing power while high-income
households earning $100,000 or more possess much higher purchasing power and represent a
market for luxury automobiles, retail goods and services, travel, and entertainment.
The primary trade area’s median household income of $61,903 compares to the statewide median
of $63,015, with slightly lower rates of households earning less than $35,000 and high-income
households earning $100,000 or more.
An estimated 25.6 percent of secondary trade area households earn less than $35,000 annually
compared to 26.2 percent for Nebraska. High-income households earning $100,000 or more
account for 25.8 percent of primary trade area households compared to 27.2 percent statewide.
For the entire trade area an estimated 25.6 percent of households earn less than $35,000 compared
to 26.2 percent for Nebraska. High-income households earning $100,000 or more account for 26.4
percent of all trade area households compared to 27.2 percent statewide.
To conclude, income levels and purchasing power for trade area households are only marginally
lower than the state. The net effect is achievable household retail expenditures comparable the
state norm.
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RETAIL MARKET ANALYSIS
The Retail Market Analysis quantifies the ability of Grand Island to support additional near-term
retail development. In doing so, the study provides historic trends in City sales tax collections,
competitive retail market overview, trade area capture, retail pull factor trends, and traded area
home improvement supplies sales.
Grand Island Sales Tax Collections
The City of Grand Island provided actual sales tax receipts for fiscal years 2015-2016 through
2021-2022. The bar chart below provides an illustration of historical fiscal year trends in the City’s
sales tax receipts.
From fiscal year 2015-16 to fiscal year 2020-21, sales tax receipts collected by the City of Grand
Island increased by 58.1 percent, reaching $25.9 million. Through the first eleven months of fiscal
year 2021-22 sales tax receipts were up $3.0 million, or 12.7 percent over the same 11-month
timeframe during the prior fiscal year. The steady gains in sales tax collections are an indication
of Grand Island’s regional retail draw and the ability to attract shoppers and retail expenditures
from outside the city limits.
Grand Island Retail Market Overview
According to the Grand Island Retail Market Report published by CoStar, the Conestoga Mall is
located within the Grand Island market that consists of the City of Grand Island and several
surrounding rural communities such as St. Paul, Palmer, Central City, Doniphan, and Alda. The
boundaries of the Grand Island market are illustrated on the following page.
$16,388,423 $16,331,201 $16,025,736
$18,508,324
$23,248,037
$25,911,090 $26,550,583
2015-16 2016-17 2017-18 2018-19 2019-20 2020-21 2021-22
City of Grand Island FY Sales Tax Receipts
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By the third quarter 2022 the inventory of retail space in the Grand Island market totaled 5.15
million square feet. General retail and neighborhood center space accounted for all 3.89 million
square feet and 659,282 square feet, respectively. The table below provides operating data for the
Grand Island market by shopping center type for the third quarter 2022.
Grand Island, Nebraska Market
Retail Market Conditions; 2022 Q3
Building Vacancy Average Absorption Space
Center Type Sq. Ft. Rate Rent 2022 YTD U/C
Malls 540,733 41.6% $7.69 -5,266 0
Power Center 0 0
Neighborhood Center 659,282 8.0% $10.25 -4,879 0
Strip Center 64,363 0.0% $10.13 0 0
General Retail 3,885,851 0.1% $11.74 7,674 0
Totals 5,150,229 5.5% $11.10 -2,471 0
Source: CoStar.
By the third quarter 2022, the Grand Island market was operating at a healthy vacancy rate of 5.5
percent. Mall space was operating at a vacancy rate of 41.6 percent with approximately 225,000
square feet of space unoccupied. Strip center space is fully occupied with general retail space
operating at a vacancy rate of 0.1 percent. Neighborhood centers are most overbuilt operating at
vacancy of 8.0 percent. Through the third quarter 2022, the Grand Island market experienced
negative absorption of 2,471 square feet of retail space. No retail space is currently under
construction within the Grand Island market.
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From 2010 through 2021, Costar reported 202,305 square feet of retail space was constructed in
the Grand Island market. Retail construction peaked in 2016 and 2017 with the completion of
102,040 square feet of space. New retail construction activity has declined significantly since
2018 with the addition of just 21,657 square feet of space.
From 2010 through 2021, Costar reported 232,761 square feet of retail space was absorbed in the
Grand Island market. Retail space absorption peaked in 2015, 2017, and 2021. Despite the
negative impact of the COVID-19 pandemic had on the retail industry, during 2020 and 2021
tenant demand was strong in the Grand Island market with net absorption of retail space totaling
176,260 square feet of space.
48,705
-53,736
45,965
-6,918
-170,234
196,084
-9,693
154,786
43
-148,501
24,492
151,768
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
Grand Island Retail Market
Trends in New Inventory (Sq. Ft.)
48,705
-53,736
45,965
-6,918
-170,234
196,084
-9,693
154,786
43
-148,501
24,492
151,768
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
Grand Island Retail Market
Trends in Space Absorption (Sq. Ft.)
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The City of Grand Island supports two principal retail corridors. Locust Avenue south of Bismark
Road represents the older commercial corridor featuring a mix of chain restaurants, strip centers,
and hotels. Highway 281 on the far west side of Grand Island from U.S. Highway 30 north to
Capital Avenue represents the new retail corridor with large-scale shopping centers such as
Northwest Commons, Eagle Run, Grand Corners, and Conestoga Mall anchored by national big-
box retailers. Notable retailers operating along Highway 281 include Walmart, Sam’s Club,
Dillard’s, Best Buy, Kohl’s, TJ Maxx, Home Depot, and Menards.
Highway 281 Corridor Major Retailers
Department Major Junior Restaurant
Stores Anchors Anchors Chains
Dillard’s Walmart Dick's Sporting Goods Applebee's
Sam's Club Hibbett Sports Buffalo Wild Wings
Home Depot Petco Perkins
Menard's Kohl's Red Lobster
TJ Maxx Olive Garden
Best Buy Sonic
Office Max Taco Bell
Ashley Homestore Texas Roadhouse
Burlington Wendy's
Hobby Lobby IHOP
Culver’s
Raising Cane’s
Located on U.S. Highway 281 between State Street and Capital Avenue, Northwest Commons is
a redevelopment of the original enclosed Grand Island Mall. In addition to three new outparcels,
the development includes over 150,000 square feet of junior anchor and shops space designed with
a “main street” layout. Anchor tenants for Northwest Commons include Dick’s Sporting Goods,
Hibbett Sports, Shopko, Petco, and Burlington.
The Eagle Run shopping center at U.S. Highway 281 and Faidley Avenue is anchored by Home
Depot and Ashley Homestore. Outparcel tenants include Buffalo Wild Wings, Olive Garden,
Panda Express, Panera Bread, Verizon, Exchange Bank, Freddy’s Frozen Custard, and Raising
Canes.
Conestoga Mall’s location within a regional shopping destination in the heart of the Highway 281
retail corridor offers the site characteristics that are favorable for supporting redevelopment with
a mix of big-box retailers, small shops, entertainment, and restaurant uses.
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Trade Area Capture
Information about a community’s retail trade area can help assess the ability of local merchants to
attract and capture the retail business of residents. The trade area capture (“TAC”) is an estimate
of the number of people who shop in the local area during a certain period. TAC assumes that
residents will buy goods at the same rate as the state average, and that the only force that causes a
variation in spending patterns is income. The formula for calculating TAC is:
TAC = Community’s Actual Retail Sales
State Per Capita Sales X Community’s Per Capita Income/State Per Capita Income
If the TAC estimate is larger than the community’s population, it suggests: 1) the community is
attracting customers outside its boundaries or 2) residents of the community are spending more
than the state average. If the estimate is smaller than the community’s population: 1) the
community is losing its customers to other regions for retail purchases or 2) residents of the
community are spending less than the state average.
During FY 2020-21, the City of Grand Island’s sales tax collections totaled $25,911,090. At the
City sales tax rate of 2.0 percent, taxable retail sales amounted to $1.3 billion.
During 2021, non-automobile taxable retail sales in Nebraska totaled $39,902,075,895. The U.S.
Census estimated the population for Nebraska at 1,963,692 residents, equating to per capita sales
of $20,320.
According to the U.S. Census Bureau, Grand Island’s population is estimated at 52,335 residents
with a per capita income of $28,517.
The U.S. Census estimated the population for Nebraska at 1,963,692 residents and per capita
income of $33,205.
$1,295,554,500
Trade Area Capture = $20,320 x ($28,517 / $33,205) = 74,239 Residents
Grand Island’s resident population of 52,335 and estimated TAC of 74,239 residents illustrates the
city’s well above average capture of retail sales from nonresidents.
Grand Island’s large concentration of national retailers that operate along the Highway 281
corridor and distance to alternative shopping destinations in Lincoln, Omaha, and Kearney
accounts for the high trade area capture.
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Retail Pull Factor
Pull factors (“PF”) measure a community’s ability to attract shoppers, residents and non-residents
alike, to make retail purchases within the community. A pull factor is a measure of the strength
of a community’s retail trade, based on a comparison of local spending in relation to that of a wider
geographic area (e.g., the state), with a measure of 1.0 representing a perfect balance. A pull factor
greater than 1.0 indicates that the community is pulling in retail sales from beyond its boundaries
and the balance of trade is favorable. Alternatively, a pull factor less than 1.0 indicates that the
community is not capturing local shoppers and is experiencing retail sales leakage. Pull factors
are calculated by dividing the TAC by the community’s population.
PF = Trade Area Capture
Community Population
Grand Island’s pull factor was calculated by dividing the TAC population of 74,239 by the
estimated resident population of 52,335. The net result is a pull factor of 1.42, translating into a
retail sales capture at a rate 42 percent greater than the statewide average. This pull factor suggests
that nonresidents have a significant impact on Grand Island’s taxable retail sales.
Trade Area Retail Sales
Most retail sales for the proposed Conestoga Marketplace will be derived from the primary and
secondary trade areas. This section of the study quantifies potential primary and secondary trade
area sales of principal retail merchandise categories. Potential retail sales estimates by industry
group were provided by Esri Business Analyst’s Spending Potential Index and derived from the
Consumer Expenditure Surveys published by the Bureau of Labor Statistics. The Spending
Potential Index is household based and represents the amount spent for a product or service relative
to a national average of 100. Annual retail sales for both the trade areas are outlined in the table
on the following page.
The principal retail industry groups account for potential annual retail sales of $867 million within
the primary trade area and $266 million within the secondary trade area, for a total of $1.13 billion.
During fiscal year 2020-21, the City of Grand Island reported taxable retail sales of $1.3 billion.
With the Spending Potential Index based on the national average, applying Grand Island’s
retail pull factor of 1.42 suggests the potential exists for the city to capture up to $1.6 billion
of retail expenditures.
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Potential Retail Expenditures by Store Type
Primary and Secondary Trade Areas
Total
Retail Category Primary Secondary Sales
Apparel & Accessories $47,828,229 $14,096,955 $61,925,184
Footwear $15,722,206 $4,536,973 $20,259,179
Watches & Jewelry $4,269,345 $1,327,182 $5,596,527
Computers $6,152,655 $1,821,479 $7,974,134
Entertainment & Recreation $110,220,001 $34,410,047 $144,630,048
Pet Supplies $28,163,047 $9,565,516 $37,728,563
Toys, Crafts & Hobbies $4,118,484 $1,258,031 $5,376,515
Sporting Goods $6,599,526 $2,100,823 $8,700,349
Groceries $180,851,092 $55,635,281 $236,486,373
Food Away from Home $118,901,505 $34,955,592 $153,857,097
Alcoholic Beverages $19,288,987 $5,686,207 $24,975,194
Personal Care Products $16,555,278 $5,028,462 $21,583,740
Prescription Drugs $12,915,046 $4,265,750 $17,180,796
Nonprescription Drugs $6,109,883 $2,058,842 $8,168,725
Eyeglasses & Contacts $3,533,685 $1,136,501 $4,670,186
Household Furnishings $10,860,545 $3,243,826 $14,104,371
Household Supplies $27,219,480 $8,573,330 $35,792,810
Appliances $13,902,028 $4,109,572 $18,011,600
Furniture $20,306,977 $5,957,116 $26,264,093
Lawn & Garden $18,143,559 $5,934,365 $24,077,924
Gasoline & Motor Oil $80,941,384 $24,584,227 $105,525,611
Home Improvements $114,629,735 $36,033,361 $150,663,096
Total Retail Expenditures $867,232,677 $266,319,438 $1,133,552,115
Source: Esri Business Analyst.
The proposed Conestoga Marketplace will be anchored by a new to market Anchor Store. The
closest comparable anchor store would be Target in Kearney located 43 miles west of the
Conestoga Marketplace site. Like many retail industry groups, department stores tend to cluster
together which create a major customer destination and drive increased sales volumes. Walmart
and Same’s Club operate stores in Grand Island. The location of direct competition and
comparable store in Kearney provides the opportunity for the proposed New Anchor Store at
Conestoga Marketplace to serve an expanded retail trade area and capturing significant out-of-
town sales volumes.
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SITE EVALUATION
Retail developers and major retailers evaluate potential sites based on a series of site-specific
criteria. Common selection criteria when evaluating prospective development sites include parcel
size and dimensions, visibility and exposure, accessibility, traffic counts, trade area demographics,
and direct competition. Using these site selection criteria, the proposed Conestoga Mall
redevelopment site was evaluated for the potential to support development of an anchored
shopping center.
Parcel Size and Dimensions
Redevelopment of Conestoga Mall is classified as a power center. A power center is occupied by
category-dominant anchors, including discount department stores, off-price stores, wholesale
clubs, with only a few small tenants. The gross building area for a power center ranges from
250,000 square feet to 600,000 square feet.
To accommodate the building sizes and associated parking and retention requirements, power
center development sites typically range in size from 25 to 80 acres. A square or rectangular site
is best suited for store design.
The Conestoga Mall site is rectangular and totals 50.6 acres. The project plan calls for 366,938
square feet of retail space, including major anchors, small shops, and outparcels designed for
restaurants and shop space,
Visibility
Visibility and exposure have a considerable influence on a shopping center’s achievable retail sales
volumes. Power centers should possess visibility from a highway or major arterial street.
The Conestoga Mall site is located at the interchange of U.S. Highway 281 and 13th Street,
providing the visibility required by major and junior anchors, small shops, and outparcels.
Accessibility
Power center sites rely on an efficient local transportation network that typically includes a mix of
major and minor arterial streets.
Interstate 80 is located a short distance south of the Conestoga Mall site with a major interchange
at U.S. Highway 34/281. Convenient access to Interstate 80 and north-south connect to U.S.
Highway 34/281 will afford convenient regional access.
Local vehicular access to the Conestoga Mall site provided via Grand Island’s major arterial
network. Both 13th Street and U.S. Highway 281 will provide the site with adequate local
accessibility and on-site ingress and egress.
The Conestoga Mall site’s regional, local, and on-site vehicular access is sufficient to
accommodate development of a power center.
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Traffic Counts
The vehicular traffic counts on arterial streets that flow past the site are important when evaluating
a potential retail development site.
Average daily traffic counts for 2021 reported by the Nebraska Department of Transportation past
the Conestoga Mall site are 19,450 vehicles on U.S. Highway 81 north of 13th Street. The high
average daily traffic count provides exposure suitable for development of a power center.
Trade Area Demographics
Grand Island’s retail trade area within a 50-minute drive time supports a current population of
166,105 residents and a median household income of $62,511. The large adolescent population is
sufficient for supporting the sales of apparel and accessories; groceries; sporting goods; music;
home electronics; eating and drinking places; and general merchandise. The large population ages
25 to 44 are in their principal consumer years, favors hardware; furniture and home furnishings;
home electronics; department stores; and eating and drinking places. The growing senior
population generates demand for medical goods and services. Over 42 percent of households earn
$75,000 or more per year that is ideal for supporting above average per capita retail sales. These
consumption patterns and demographic characteristics bode well for the potential of Grand Island
to support a diverse retail market.
Competition
Grand Island serves as a regional retail destination garnering a retail pull factor of 1.42, indicating
retail sales at a rate 42 percent greater than the statewide average. Highway 281 is the city’s premiere
retail corridor housing such major national retailers as Walmart, Sam’s Club, Kohl’s, Dick’s
Sporting Goods, Home Depot, Menard’s, Best Buy, and TJ Maxx.
Like many types of retail businesses, big-box stores and chain restaurants tend to cluster together
which create a major customer destination and drive increased sales volumes. The Conestoga
Mall’s location within Grand Island’s principal retail corridor will assist in attracting retailers to
the redevelopment project.
Conclusions
The Conestoga Mall site in Grand Island possess the necessary characteristics to support
redevelopment into a power center, offering the necessary size, dimensions, visibility,
accessibility, exposure, and trade area demographics. The site’s presence within the U.S. Highway
81 retail corridor and Grand Island’s status as a retail destination supporting a regional trade area
creates the necessary retail environment for redevelopment of Conestoga Mall.
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RETAIL SALES ESTIMATES
This section of the study forecasts annual retail sales at stabilization for redevelopment of the
Conestoga Mall property. The project plan yields 366,938 square feet of retail space consisting of approximately 150,000 square feet of the mall’s existing retail space, a 147,863 square foot New
Anchor Store, a 150-room hotel, and nine out parcels supporting restaurants and retail shop space.
Conestoga Mall Redevelopment Plan
Building Hotel
Lot # Use Sq. Ft. Rooms
1A Outparcel - Restaurant 4,900
1B Outparcel - Retail Shops 14,000
1C Outparcel - Retail Shops 10,000
1D Hotel 150
2 Outparcel - Restaurant 2,275
3 Existing Mall Shops 87,000
Existing Best Buy 25,000
Movie Theatre/Entertainment Complex 38,000
4 Outparcel - Retail Shops 8,400
5 Outparcel - Restaurant 6,400
6 Outparcel - Restaurant 6,400
7 Outparcel - Restaurant 3,600
8 Outparcel - Restaurant 4,000
9 Outparcel - Restaurant 9,100
10 Anchor Store 147,863
Totals 366,938 150
Taxable sales volumes and capture of net new sales for the Conestoga Mall redevelopment plan
were estimated based on several sources, including:
1. Sales data published by National Retail Federation’s 100 Top Retailers 2022
2. Nation’s Restaurant News Top 100
3. Sales data published by the International Council of Shopping Centers
4. Annual Retail Trade Survey published by the U.S. Census Bureau
5. Actual sales reported by Annual Reports for Best Buy and major anchor stores
6. Demographic and retail sales by industry data provided by Ersi Business Analyst
7. Internal data base of actual sales of comparable major stores and movie theatre chains
8. Grand Island’s retail pull factor
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Forecast Retail Sales
The project plan calls for a 147,863 square foot New Anchor Store to anchor the redeveloped
Conestoga Mall. The closest comparable store to the New Anchor Store in Grand Island is in
Kearney 43 miles to the west and Lincoln 99 miles to the east. The New Anchor Store’s principal
competitors in Grand Island are Walmart and Sam’s Club.
Target, as used as an example for the New Anchor Store, is a department store chain that operates
1,926 stores throughout the United States, including 14 stores in Nebraska. Target sells a wide
assortment of general merchandise and food. The majority of the general merchandise stores offer
an edited food assortment, including perishables, dry grocery, dairy, and frozen items. The average
store size is 126,000 square feet, with 79 percent of all stores ranging in size from 50,000 square
feet to 169,999 square feet. The stores in Nebraska average 143,200 square feet in size.
During 2021, Target’s gross sales totaled $104.6 billion, averaging $54.3 million per store and
$437 per square foot of store space. A reported 96.4 percent of gross sales were instore sales. In
2021, comparable store sales by 12.7 percent, on top of record 19.3 percent growth in 2020. Sales
by product category included 26 percent beauty and household essentials, 20 percent food and
beverage, 19 percent home furnishings and décor, 18 percent hardlines, and 17 percent apparel and
accessories.
Target shoppers tend to be between the ages of 18 and 44, though the most avid shoppers from
within this group are married women in their 30’s with a middle to upper-middle class income of
between $65,000 and $80,000 per year. Target shoppers tend to visit Target once every few weeks
and spend about $50 per visit. The 30-minute drive primary trade area supports a population of
92,493, 25 percent is between the ages of 25 and 44 years, and 35.7 percent of households possess
an annual income of $50,000 to $99,999.
Based on the above information and level of direct competition, trade area demographics, and
Grand Island’s regional draw, the proposed New Anchor Store’s stabilized year sales are forecast
at $450 to $475 per square foot, equating to $66.5 million to $70.2 million.
The 150,000 square feet of existing mall space will be upgraded and house the existing 25,000
square foot Best Buy store, 38,000 square foot movie theatre/entertainment complex, and 87,000
square feet of small shop space.
The existing 25,000 square foot Best Buy store will remain. Best Buy is a merchandiser of
consumer electronics, entertainment, computing and mobile phones, appliances, and services.
Computing and mobile phones account for 41 percent of gross sales, followed by consumer
electronics at 31 percent and appliances at 14 percent. Best Buy operates 982 U.S. stores and 160
international stores, with five stores in Nebraska. The closest Best Buy store to the Grand Island
location is in Lincoln, Nebraska approximately 100 miles to the east. The U.S. stores average
38,300 square feet of retail space.
During fiscal year 2022, Best Buy’s gross sales totaled $51.8 billion, averaging $45.3 million per
store and $1,253 per square foot of store space. In fiscal year 2022, comparable store sales by 10.4
percent, up from 9.7 percent growth in fiscal year 2021.
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Stabilized year sales for the Best Buy store following redevelopment of Conestoga Mall are
forecast at $1,000 to $1,100 per square foot, equating to $25.0 million to $27.5 million.
The 38,000 square foot movie theatre/entertainment complex will have nine screens and expanded
food and beverage operations, including alcohol. Major movie theatre chains operating in the U.S.
include AMC and Cinemark.
AMC Entertainment Holdings is the world’s largest theatrical exhibition business and owns,
operates, or has interests in movie theatres primarily in the United States and Europe. As of
December 31, 2021, the company owned, leased, or operated 946 theatres and 10,562 screens in
12 countries, including 593 theatres with a total of 7,755 screens in the United States and 353
theatres and 2,807 screens in European markets and Saudi Arabia. U.S. theatres averaged 13
screens per theatre. During 2019 prior to the pandemic the U.S. theatres reported gross revenues
of $4.02 billion, averaging $6.33 million per theatre and $497,060 per screen. During 2020, as the
pandemic closed theatres, gross revenues dropped to $826.7 million, or $2.1 million per theatre
and $158,129 per screen. Operations improved in 2021 with gross revenues of $1.876 billion,
average sales per theatre of $3.16 million, and $241,883 per screen.
Cinemark Holdings operate in the motion picture exhibition industry, with theatres in the United
States and Latin America. As of December 31, 2021, the company operated 522 theatres and 5,868
screens. U.S. theatres averaged 14 screens per theatre. As a result of the pandemic, domestic
theatres closed in March 2020 and began reopening in June 2020. It was not until mid-2021 until
all U.S. theatres reopened. During 2019 prior to the pandemic the U.S. theatres reported gross
revenues of $2.58 billion, averaging $7.48 million per theatre and $555,630 per screen. During
2020, gross revenues dropped to $556.9 million, or $1.68 million per theatre and $123,563 per
screen. Operations improved in 2021 with gross revenues of $1.293.6 billion, average sales per
theatre of $4.03 million, and $293,466 per screen.
The movie theater/entertainment complex is forecast to generate average annual sales of $525,000
to $550,000 per screen, for a total $4,725,000 to $4,950,000 per year at stabilization.
The Conestoga Mall project plan calls for the retaining and renovating 87,000 square feet of existing
shop space. Existing small shop tenants operating at the mall include such national retailers as
American Eagle, Bath & Body Works, Buckle, Hallmark, Hot Topic, Lenscrafters, and others. Based
on sales reported by the National Retail Federation’s 100 Top Retailers, stabilized year sales for the
retained shop space are forecast at $300 per square foot to $350 per square foot of building area.
The Conestoga Mall project plan calls for the construction of a 150-room hotel. This analysis
assumed a limited-service hotel will occupy Parcel 1D. Examples of limited-service hotels operating
in Grand Island include Comfort Inn, Quality Inn, and Fairfield Inn. At a stabilized occupancy rate
of 65 percent and an average daily rate of $130 to $140, annual sales are estimated at $4.6 million to
$5.0 million.
The Conestoga Mall project plan calls for ten (10) outparcels designed for the construction of 69,075
square feet of retail space. Building areas for the outparcels range from 2,275 square feet to 14,000
square feet designed to accommodate restaurants and shop space.
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Lots 2 and 8 are designed to be occupied by fast food restaurants, supporting buildings of 2,275 square
feet and 4,000 square feet, including drive-thru lanes. According to Nation’s Restaurant News, such
national fast food restaurant chains as Arby’s, Burger King, KFC, Popeye’s, Taco Bell, Wendy’s,
and Starbuck’s Coffee reported average store sales of $1.05 million to $1.9 million, averaging
$1.45 million. Stabilized year sales for the planned fast food restaurants are forecast at $700 to $750
per square foot for Lot 2 and $400 to $500 per square foot Lot 8.
Lots 5, 6, and 7 are designed for outparcels envisioned for sit-down restaurants, accommodating 3,600
square feet to 6,400 square feet of building area. According to sales data published by Nation’s
Restaurant News, such national casual dining restaurant chains as Applebee’s, Carrabba’s Italian
Garden, Chili’s, Longhorn Steakhouse, Olive Garden, Outback Steakhouse, Red Lobster, Red
Robin, and IHOP reported average store sales of $1.35 million to $3.9 million, averaging $2.9
million. Stabilized year sales for the planned sit-down restaurants are forecast at $400 to $550 per
square foot.
Lots 1A, 1B, 1C, 4, and 9 are envisioned for freestanding shop space, accommodating 4,900 square
feet, 14,000 square feet, 10,000 square feet, 8,400 square feet, and 9,100 square feet of building area.
Freestanding shop space is typically tenanted by food and beverage and national retailers. Potential
tenant types include such chains Chipotle, Moe’s, Panera Bread, Five Guys, Jimmy John’s, Panda
Express, Ulta Beauty, AT&T, and Verizon. Based on sales reported by the National Retail
Federation’s 100 Top Retailers, stabilized year sales for the freestanding shop space are forecast at
$300 per square foot to $350 per square foot of building area.
Based on trade area demographics, the status of Grand Island as a regional shopping destination,
and the level of direct competition, stabilized sales for the proposed redevelopment of Conestoga
Mall are forecast at $151 to $165 million.
Conestoga Mall Redevelopment Sales Forecasts
Building Per Sq. Ft. Sales Annual Sales
Lot # Use Sq. Ft. Low High Low High
1A Outparcel - Restaurant 4,900 $250 $275 $1,225,000 $1,347,500
1B Outparcel - Shops 14,000 $300 $350 $4,200,000 $4,900,000
1C Outparcel - Shops 10,000 $300 $350 $3,000,000 $3,500,000
1D Hotel $4,626,375 $4,982,250
2 Outparcel - Fast Food Restaurant 2,275 $700 $750 $1,592,500 $1,706,250
3 Existing Mall Shops 87,000 $300 $350 $26,100,000 $30,450,000
Existing Best Buy 25,000 $1,000 $1,100 $25,000,000 $27,500,000
Movie Theatre/Entertainment 38,000 $4,725,000 $4,950,000
4 Outparcel - Shops 8,400 $300 $350 $2,520,000 $2,940,000
5 Outparcel - Restaurant 6,400 $400 $425 $2,560,000 $2,720,000
6 Outparcel - Restaurant 6,400 $400 $425 $2,560,000 $2,720,000
7 Outparcel - Restaurant 3,600 $500 $550 $1,800,000 $1,980,000
8 Outparcel - Fast Food Restaurant 4,000 $425 $500 $1,700,000 $2,000,000
9 Outparcel - Shops 9,100 $300 $350 $2,730,000 $3,185,000
10 Anchor Store 147,863 $450 $475 $66,538,350 $70,234,925
Totals 366,938 $150,877,225 $165,115,925
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Net New Sales Capture
Given Grand Island’s status as a regional shopping destination the redeveloped Conestoga Mall
will capture net new sales from outside of the City of Grand Island. Excluding the hotel, stabilized
year retail sales for the redeveloped property are forecast at $146.2 million to $160.1 million.
The principal retail industry groups account for potential annual retail sales of $867 million within
the primary trade area and $266 million within the secondary trade area, for a total of $1.13 billion.
During fiscal year 2020-21, the City of Grand Island reported taxable retail sales of $1.3 billion.
Applying Grand Island’s retail pull factor of 1.42 suggests the potential exists for the city to capture
up to $1.6 billion of retail expenditures.
The primary trade area typically accounts for 70 to 80 percent of a retail store’s gross sales. The
Conestoga Mall’s primary trade area within a 30-minute drive time supports a current population
of 92,493 residents, of which just 31.5 percent are Grand Island residents. Comparable stores for
the New Anchor Store and Best Buy are located well outside the primary trade area. The primary
trade area exclusive of Grand Island is estimated to support 35 to 40 percent of forecast sales for
the proposed redeveloped Conestoga Mall, or $51.2 million to $64.1 annually.
The secondary trade area typically accounts for 15 to 20 percent of a retail store’s gross sales. The
secondary trade area within a 30- to 40-minute drive time from Grand Island supports a current
population of 26,775 residents. The secondary trade area supports $266 million in annual sales.
The secondary trade area is estimated to support 5 to 7 percent of forecast retail sales, or $7.3
million to $11.2 million annually.
The tertiary trade area forms the broadest area from which customers are drawn. A small
percentage of store sales are generated from this trade area. The tertiary trade area is estimated to
support 2 to 4 percent of forecast retail sales, or $2.9 million to $6.4 million annually.
To conclude, the redeveloped Conestoga Mall is forecast to generate stabilized annual retail sales
of $146.2 million to $160.1 million. Net new sales to the City of Grand Island are estimated to
account for 42 to 51 percent of total annual sales, amounting to $61.4 million to $81.7 million.
Proposed Conestoga Mall Redevelopment
Estimated Out-of-Town Sales
Annual Sales
Trade Area Low High
Estimated Retail Sales $146,250,850 $160,133,675
Primary Trade Area $51,187,798 $64,053,470
Secondary Trade Area $7,312,543 $11,209,357
Tertiary Trade Area $2,925,017 $6,405,347
Total Out-of-Town Sales $61,425,357 $81,668,174
% of Total 42.0% 51.0%
Notes: *Excludes hotel sales.
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Conclusions
Grand Island serves as a regional shopping destination attracting customers from well outside the
City limits. Much of the reason for Grand Island’s regional draw is the presence of a large cluster
of major retailers not operating stores within a 40+ minute drive time.
Since fiscal year 2015-16, sales tax receipts collected by the City of Grand Island have increased
at an impressive average annual rate of 11.8 percent. The strong gains in sales tax collections are
an indication of Grand Island’s regional retail draw and the ability to attract shoppers and retail
expenditures from outside the city limits.
By the third quarter 2022 the inventory of retail space in the Grand Island market totaled 5.15
million square feet, operating at a healthy vacancy rate of 5.5 percent. From 2010 through 2021,
202,305 square feet of retail space was constructed in the Grand Island market and 232,761 square
feet of retail space was absorbed. With net space absorption outpacing new additions to supply,
the overall retail vacancy rate for the Grand Island market has remained healthy.
Grand Island supports two principal retail corridors. Locust Avenue south of Bismark Road
represents the older commercial corridor featuring a mix of chain restaurants, strip centers, and
hotels. Highway 281 represents the new retail corridor with large-scale shopping centers such as
Northwest Commons, Eagle Run, Grand Corners, and Conestoga Mall anchored by national big-
box retailers. Notable retailers operating along Highway 281 include Walmart, Sam’s Club,
Dillard’s, Best Buy, Kohl’s, TJ Maxx, Home Depot, and Menards.
Grand Island’s resident population of 52,335 and estimated TAC of 74,239 residents illustrates the
city’s well above average capture of retail sales from nonresidents. The large concentration of
national retailers and distance to alternative shopping destinations in Lincoln, Omaha, and Kearney
accounts for the high trade area capture.
Grand Island’s pull factor of 1.42 indicates a retail sales capture at a rate 42 percent greater than
the statewide average. The pull factor suggests that nonresidents have a significant impact on
Grand Island’s taxable retail sales.
Conestoga Mall’s location within a regional shopping destination in the heart of the Highway 281
retail corridor offers the site characteristics that are favorable for supporting redevelopment with
a mix of big-box retailers, small shops, entertainment, and restaurant uses.
The Conestoga Marketplace Redevelopment is forecast to generate stabilized annual sales of
$146.2 million to $160.1 million (excludes hotel sales), with net new sales to the City of Grand
Island estimated to account for 42 percent to 51 percent of total annual sales, amounting to $61.4
million to $81.7 million. These additional net new sales captured by the City of Grand Island
would prove to increase the City’s pull factor from a current rate of 1.42 to a range of 1.48 to 1.50.
The direct net new sales generated by the proposed Conestoga Mall redevelopment and captured
by the City of Grand Island would also produce a spinoff effect on Grand Island’s retail market in
the form of indirect sales, estimated at $24.6 million to $32.7 million annually.
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Canyon Research Southwest, Inc.
25
ADDENDA
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EXHIBIT A
Canyon Research Southwest, Inc., Client Roster
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Canyon Research Southwest, Inc.
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CLIENT ROSTER
Canyon Research Southwest, Inc. has provided real estate consulting services for many leading
organizations including:
American Furniture Warehouse (Englewood, CO)
Arizona State Land Department
Bain & Company, Inc. (Boston, Massachusetts)
Bayer Properties (Birmingham, Alabama)
Belz-Burrow (Jonesboro, Arkansas)
Bridgeview Bank Group
Browning-Ferris Industries
Burch & Cracchiolo PA
Cameron Group (Syracuse, New York)
Carrow Real Estate Services (Albany, New York)
Cass County, Missouri
Cavan Real Estate Investments
D.J. Christie, Inc. (Overland Park, Kansas)
Church of Jesus Christ of Latter-Day Saints
City of Belton, Missouri
City of Coffeyville, Kansas
City of Dodge, Kansas
City of Fenton, Missouri
City of Glendale Economic Development Department
City of Hesston, Kansas
City of Independence, Missouri
City of Lee’s Summit, Missouri
City of Liberty, Missouri
City of Osage Beach, Missouri
City of Mesa Economic Development Department
City of Mesa Real Estate Services
City of Newton, Kansas
City of Norman, Oklahoma
City of Overland Park, Kansas
City of Phoenix Economic Development Department
City of Phoenix Real Estate Department
City of St. Charles, Missouri
City of Tucson Community Services Department
City of Wichita, Kansas
DeRito Partners Development, Inc.
Dial Realty (Omaha, Nebraska and Overland Park, Kansas)
DMB Associates
DMJM Arizona Inc.
EDAW, Inc. (Denver, Colorado)
Finney County Economic Development Corporation
W.M. Grace Development
Greystone Group (Newport Beach, California)
Hanford/Healy Advisory Company
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Canyon Research Southwest, Inc.
28
Heritage Bank (Louisville, Colorado)
Highwoods Properties (Kansas City, MO)
Holiday Hospitality Corporation (Atlanta, Georgia)
JPI Development
Kaiser Permanente (Oakland, California)
Kessinger Hunter (Overland Park, Kansas)
Landmark Organization (Austin, Texas)
Lawrence Group (St. Louis, MO)
Lee’s Summit Economic Development Council (Lee’s Summit, Missouri)
Leavenworth County, Kansas
Lowe’s Companies, Inc. (West Bloomfield, MI)
Lund Cadillac
Marriott International, Inc. (Washington, D.C.)
MCO Properties
Meritage Homes
Metropolitan Housing Corporation (Tucson, Arizona)
Monterey Homes
Mountain Funding (Charlotte, North Carolina)
National Realty Advisors
Navajo Nation Division of Economic Development
Opus Northwest Corporation
Opus West Corporation
Pederson Group, Inc.
Phelps Dodge Corporation
Piper Jaffray (Kansas City, Missouri)
Pivotal Group
Platte County Economic Development Council
Prieb Homes, Inc. (Olathe, Kansas)
Pulte Homes of Greater Kansas City
Pyramid Development (St. Louis, Missouri)
RED Development (Kansas City, Missouri)
R.H. Johnson & Company (Kansas City, Missouri)
Richmond American Homes
Royal Properties (Champaign, Illinois)
Jack Stack Barbecue
Steiner + Associates, Inc. (Columbus, Ohio)
Summit Development Group (St. Louis, Missouri)
SWD Holdings (San Francisco, California)
The Innova Group Tucson (Tucson, Arizona)
The University of Arizona Department of Economic Development (Tucson, Arizona)
The University of Arizona Medical Center (Tucson, Arizona)
Trammell Crow Residential
Union Homes (Salt Lake City, Utah)
Unified Government of Wyandotte County and City of Kansas City, Kansas
Wal-Mart, Inc. (Bentonville, Arkansas)
Waste Management
Wells Fargo Bank NA
Widewaters (Syracuse, New York)
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Canyon Research Southwest, Inc.
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EXHIBIT B
Resume of Eric S. Lander, Principal
Canyon Research Southwest, Inc.
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Canyon Research Southwest, Inc.
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ERIC S. LANDER
EDUCATION
In 1981, Mr. Lander received a B.S. in Marketing from the Arizona State University College of
Business Administration, receiving honors status for his superior cumulative grade point average.
In 1992, Mr. Lander received a Master’s in Real Estate Development and Investment from New
York University, graduating with honors.
BUSINESS EXPERIENCE
Canyon Research Southwest, Inc.
President (October 1984 to Present)
Established Canyon Research Southwest, Inc. as a multi-disciplined real estate consulting
firm designed to provide comprehensive research and analysis to the development,
financial, investment, and municipal communities. Responsibilities include direct
marketing, project management, staffing, and client relations. The firm has performed
more than 400 major consulting assignments with over 75 local and national clients. Fields
of expertise include market and feasibility analysis of large-scale master planned
communities, freeway oriented mixed-use projects, retail centers, office complexes,
business parks, and hotels. Additional services include fiscal impact studies, property
valuation, and development plan analysis.
Mountain West Research
Associate (December 1988 to January 1990)
Senior Consultant (October 1983 to October 1984)
Mr. Lander assisted in managing the Commercial Real Estate Services Division of
Mountain West, Arizona's largest real estate and economic development consulting firm.
Responsibilities included direct marketing, personnel management, client relations, and
consulting on large-scale commercial, office, industrial, and hotel projects. Also
contributed to several real estate publications and assisted in the management and
marketing of the firm's commercial, office, and industrial (COI) data base.
Iliff, Thorn & Company
Marketing Assistant (January 1982 to December 1983)
Joined Iliff, Thorn & Company during its infancy and became solely responsible for
providing in-house marketing support services to its commercial real estate brokers. These
services included demographic research, office/industrial/retail market studies, raw land
sales packages, site selection analysis, client relations, and property research. Major
accomplishments included establishing and implementing office and industrial absorption
studies, devised central office market and available raw land files, and organized the
development of an industrial/retail map. Also, during this time, Mr. Lander obtained a real
estate sales license and became involved in commercial brokerage activities.
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Canyon Research Southwest, Inc. 31
ERIC S. LANDER
Page 2
RANGE OF EXPERIENCE
In 1987, Mr. Lander, in cooperation with the Drachman Institute of Regional Land Planning, published a
working paper titled "Land Development as Value Added in the Development Process and Appropriate
Criteria to Rank Sites for Selection of Master Planned Satellite Communities." Since the publication of
this working paper, Mr. Lander has conducted numerous market feasibility studies on existing and
proposed, large-scale, master planned communities in the Southwestern United States, totaling over 80,000
acres. The working paper was evaluated and utilized by such prestigious universities as Harvard, M.I.T.
and the University of North Carolina as part of their master’s program in Real Estate, City and Regional
Planning, and Business.
Mr. Lander is an instructor with the Commercial Real Estate Institute, teaching classes in Market Analysis, Commercial Property Valuation and Land Valuation.
Developed a model designed to evaluate and rank the development potential of freeway interchanges.
The methodology for ranking freeway properties is based on a list of 25 criteria which provide a
framework to efficiently compare the strengths and weaknesses of various freeway sites. Seven (7)
criteria have been established which apply to metropolitan area economic base and real estate market,
five (5) criteria evaluate the region influenced by the presence of the freeway in question, and thirteen
(13) interchange and site-specific criteria are aimed at determining future real estate development
opportunities. This model has been utilized in evaluating freeway-oriented, mixed-use projects
anchored by regional malls, business parks, office complexes, and hotels.
Mr. Lander has provided consulting services on downtown redevelopment and historic preservation
efforts. Recent examples include a heritage tourism study for the Erie Canal terminus in Buffalo, New York; evaluation of potential office, retail, hotel and arena development in the downtown areas
of Glendale and Mesa, Arizona; retail market evaluation and redevelopment plan for downtown Warsaw, Missouri; a downtown master plan for downtown Lee’s Summit, Missouri; and a
redevelopment plan for the 24 Highway Corridor in Independence, Missouri.
Mr. Lander has conducted TIF and TDD Revenue Projections for a variety of large-scale retail
projects in Missouri and Kansas. Tax Increment Financing and Transportation Development Districts
are government-backed funding mechanisms designed to finance project-specific public
infrastructure improvement. Funded is provided via the issue and sale of bonds. In the case of Tax
Increment Financing the bonds are repaid with incremental increases in property tax and sales tax
revenue generated by the designated redevelopment area. Transportation Development Districts
involve the levy of an additional sales tax on businesses operating within the redevelopment area.
Mr. Lander has conducted STAR Bond Feasibility and Market Studies on several proposed
developments in Kansas, including the Kansas City Tourism District, Legends at Village West, Kansas City Research & Medical Campus, and Rosedale Station Shopping Center. The Market
Study evaluates the market positioning, market demand, short-term development potential, and
economic impact for the proposed Redevelopment District. Meanwhile, the Feasibility Study
provides a STAR Bond revenue vs. costs comparison to determine the ability of the
Redevelopment District to cover debt service for the projected STAR Bond obligations throughout
the bond maturity period.
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-Area 28
Grand Island, Nebraska Blight and
Substandard Study Prepared for:
Woodsonia Hwy 281, LLC
EXHIBIT D
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PURPOSE OF THE BLIGHT AND SUBSTANDARD STUDY
The purpose of completing this Blight and Substandard study is to examine existing conditions
within a specific part of Grand Island. Woodsonia Acquistitions, LLC commissioned the study to
analyze the possibility of declaring the area as blighted and substandard.
The City of Grand Island, when considering conditions of Blight and Substandard, look at those
issues and definitions provided for in the Nebraska Community Redevelopment Law as found in
Chapter 18, Section 2104 of the Revised Nebraska State Statutes, as follows:
“The governing body of a city, to the greatest extent it deems to be feasible in
carrying out the provisions of the Community Development Law, shall afford
maximum opportunity, consistent with the sound needs of the city as a whole, to the
rehabilitation or redevelopment of the community redevelopment area by private
enterprises. The governing body of a city shall give consideration to this objective in
exercising its powers under the Community Development Law, including the
formulation of a workable program, the approval of community redevelopment
plans consistent with the general plan for the development of the city, the exercise of
its zoning powers, the enforcement of other laws, codes, and regulations, relating to
the use of land and the use and occupancy of buildings and improvements, the
disposition of any property acquired, and the providing of necessary public
improvements.”
The Nebraska Revised Statutes §18-2105 continues by granting authority to the governing body
for the formulation of a workable program; disaster assistance; effect. The statute reads,
“The governing body of a city or an authority at its direction for the purposes of the
Community Development Law may formulate for the entire municipality a workable
program for utilizing appropriate private and public resources to eliminate or prevent
the development or spread of urban blight, to encourage needed urban
rehabilitation, to provide for the redevelopment of substandard and blighted areas,
or to undertake such of the aforesaid activities or other feasible municipal activities
as may be suitably employed to achieve the objectives of such workable program.
Such workable program may include, without limitation, provision for the prevention
of the spread of blight into areas of the municipality which are free from blight
through diligent enforcement of housing, zoning, and occupancy controls and
standards; the rehabilitation or conservation of substandard and blighted areas or
portions thereof by replanning, removing congestion, providing parks, playgrounds,
and other public improvements by encouraging voluntary rehabilitation and by
compelling the repair and rehabilitation of deteriorated or deteriorating structures;
and the clearance and redevelopment of substandard and blighted areas or
portions thereof.”
“Notwithstanding any other provisions of the Community Development Law, where
the local governing body certifies that an area is in need of redevelopment or
rehabilitation as a result of flood, fire, hurricane, earthquake, storm, or other
catastrophe respecting which the Governor of the state has certified the need for
disaster assistance under federal law, the local governing body may approve a
redevelopment plan and a redevelopment project with respect to such area without
regard to the provisions of the Community Development Law requiring a general
plan for the municipality and notice and public hearing or findings other than herein
set forth.”
Based on the Nebraska Revised Statutes §18-2103 the following definitions shall apply:
“Blighted area means an area (a) which, by reason of the presence of a substantial
number of deteriorated or deteriorating structures, existence of defective or
inadequate street layout, faulty lot layout in relation to size, adequacy, accessibility,
or usefulness, insanitary or unsafe conditions, deterioration of site or other
improvements, diversity of ownership, tax or special assessment delinquency
exceeding the fair value of the land, defective or unusual conditions of title, improper
subdivision or obsolete platting, or the existence of conditions which endanger life or
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property by fire and other causes, or any combination of such factors, substantially
impairs or arrests the sound growth of the community, retards the provision of housing
accommodations, or constitutes an economic or social liability and is detrimental to
the public health, safety, morals, or welfare in its present condition and use and (b) in
which there is at least one of the following conditions: (i) Unemployment in the
designated area is at least one hundred twenty percent of the state or national
average; (ii) the average age of the residential or commercial units in the area is at
least forty years; (iii) more than half of the plotted and subdivided property in an area
is unimproved land that has been within the city for forty years and has remained
unimproved during that time; (iv) the per capita income of the area is lower than the
average per capita income of the city or village in which the area is designated; or
(v) the area has had either stable or decreasing population based on the last two
decennial censuses. In no event shall a city of the metropolitan, primary, or first class
designate more than thirty-five percent of the city as blighted, a city of the second
class shall not designate an area larger than fifty percent of the city as blighted, and
a village shall not designate an area larger than one hundred percent of the village
as blighted. A redevelopment project involving a formerly used defense site as
authorized under section 18-2123.01 shall not count towards the percentage
limitations contained in this subdivision;”
“Extremely blighted area means a substandard and blighted area in which: (a) The
average rate of unemployment in the area during the period covered by the most
recent federal decennial census is at least two hundred percent of the average rate
of unemployment in the state during the same period; and (b) the average poverty
rate in the area exceeds twenty percent for the total federal census tract or tracts or
federal census block group or block groups in the area;”
“Substandard area means an area in which there is a predominance of buildings or
improvements, whether nonresidential or residential in character, which, by reason of
dilapidation, deterioration, age or obsolescence, inadequate provision for
ventilation, light, air, sanitation, or open spaces, high density of population and
overcrowding, or the existence of conditions which endanger life or property by fire
and other causes, or any combination of such factors, is conducive to ill health,
transmission of disease, infant mortality, juvenile delinquency, and crime, (which
cannot be remedied through construction of prisons), and is detrimental to the public
health, safety, morals, or welfare; and”
“Workforce housing means:
(a) Housing that meets the needs of today's working families;
(b) Housing that is attractive to new residents considering relocation to a rural community;
(c) Owner-occupied housing units that cost not more than two hundred seventy-five
thousand dollars to construct or rental housing units that cost not more than two
hundred thousand dollars per unit to construct. For purposes of this subdivision (c),
housing unit costs shall be updated annually by the Department of Economic
Development based upon the most recent increase or decrease in the Producer Price
Index for all commodities, published by the United States Department of Labor, Bureau
of Labor Statistics;
(d) Owner-occupied and rental housing units for which the cost to substantially rehabilitate
exceeds fifty percent of a unit's assessed value; and
(e) Upper-story housing.”
This Blight and Substandard Study is Blighted and Substandard Area 28. The Study is intended to
give the Grand Island Community Redevelopment Authority, Hall County Regional Planning
Commission and Grand Island City Council the basis for identifying and declaring Blighted and
Substandard conditions are existing within the City’s jurisdiction and as allowed under Chapter
18. Through this process, the City and property owners will attempt to address economic and/or
social liabilities which are harmful to the well-being of the entire community.
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Figure 1 shows the study area of this report. A Redevelopment Plan to be submitted in the future
containing, by law, definite local objectives regarding appropriate land uses, improved traffic,
public transportation, public utilities, and other public improvements, and the proposed land
uses and building requirements in the redevelopment area and shall include:
• The boundaries defining the blighted and substandard areas in question (including
existing uses and conditions of the property within the area), and
• A list of the conditions present, which qualify the area as blighted and substandard.
Through the redevelopment process, the City of Grand Island can guide future development
and redevelopment throughout the area. The use of the Community Redevelopment Act by the
City of Grand Island is intended to redevelop and improve the area. Using the Community
Redevelopment Act, the City of Grand Island can assist in the elimination of negative conditions
and implement different programs/projects identified for the City.
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BLIGHT AND SUBSTANDARD ELIGIBILITY STUDY
This study targets a specific area within an established part of the community for evaluation. The
area indicated in Figure 1 of this report. The findings are presented in the coming pages of the
report.
Study Area
The following is the description of the designated area within Grand Island.
Point of beginning is the intersection of the centerlines of US Highway 281 and West State Street;
thence bearing easterly along the centerline of West State Street to the intersection of the
centerline of North Webb Road; thence, southerly along the centerline of North Webb Road to
the intersection with the centerline of West 13th Street; thence, westerly along the centerline of
West 13th Street to the intersection with the centerline of US Highway 281; thence, northerly
along the centerline of US Highway 281 to the point of beginning.
EEXXIISSTTIINNGG LLAANNDD UUSSEESS
The term “Land Use” refers to the developed uses in place within a building or on a specific
parcel of land. The number and type of uses are constantly changing within a community and
produce some impacts either benefitting or detracting from the community. Existing patterns of
land use are often fixed in older communities and neighborhoods, while development in newer
areas is often reflective of current development practices.
The study area is within a highly commercial part of Grand Island. There are commercial uses to
all sides of the study, including the redeveloping area of Blight and Substandard Area 9 from
2012.
Existing Land Use Analysis within Study Area
As part of the planning process, a survey conducted through both in-field observations, as well
as data collection online using the Hall County Assessors website. This survey noted the use of
each parcel of land within the study area. These data from the survey are found in the following
paragraphs.
TABLE 1: EXISTING LAND USE, GRAND ISLAND - 2022
Type of Use Acres Percent of Developed
land within the Study Area
Percent of Study
Area
Residential 0 0.0% 0.0%
Single-family 0 0.0% 0.0%
Multi-family 0 0.0% 0.0%
Manufactured Housing 0 0.0% 0.0%
Commercial 63.45 87.3% 80.9%
Industrial 0 0.0% 0.0%
Quasi-Public/Public 0 0.0% 0.0%
Parks/Recreation 0 0.0% 0.0%
Transportation 9.22 12.7% 11.7%
Total Developed Land 72.67 100.0% -
Vacant/Agriculture 5.78 7.4%
Total Area 78.45 100.0%
Source: Marvin Planning Consultants 2022
Table 1 includes the existing land uses for the entire study area. The table contains the total
acres determined per land use from the survey; next is the percentage of those areas
compared to the total developed land; and finally, the third set of data compare all land uses
to the total area within the Study Area. The Study Area is made up of Commercial (80.9%), Open
Space (7.4%), and Transportation oriented land (street and R.O.W; 11.7%). The entire area is
considered completely developed.
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Figure 1
Study Area Map
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Figure 2
Existing Land Use Map
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FFIINNDDIINNGGSS OOFF BBLLIIGGHHTT AANNDD SSUUBBSSTTAANNDDAARRDD CCOONNDDIITTIIOONNSS EELLIIGGIIBBIILLIITTYY SSTTUUDDYY
This section of the study examines the conditions found within the study area. The Findings
Section reviews the conditions based upon the statutory definitions.
CONTRIBUTING FACTORS UNDER PART A OF THE BLIGHT DEFINITION
There were some conditions examined and evaluated in the field and online. Some conditions
are reviewed in detail, on the following pages, while some of the statutory conditions are not
present.
Structural Conditions
Existing structural conditions of buildings in the study area were determined using the Hall County
Assessor’s database. Structures rated out as either Very Good, Good, Fair, Average, or badly
worn. Based upon the data provided to the planning team, the following is the breakdown for
structures in the study area:
• 2 (5.7%) structures rated as very good
• 5 (14.3%) structures rated as good
• 0 (0.0%) structure rated as fair
• 28 (80.0%) structures rated as average
• 0 (0.0%) structures rated as badly worn
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The exterior portion of the mall is showing considerable wear, likely due to deferred
maintenance. In the photos on the previous page, there are examples of where masonry and
wood construction has been compromised and is in danger of falling from the building onto the
ground. Based upon a visual ground inspection, it appears like there is considerable water
penetration in the brick-and-mortar system. Said photos also show water penetration inside one
of the structures. An assumption was made, based upon the data, that an average condition or
less would constitute less than desirable conditions due to age and condition of the
structure/building. It is common for older structures to get more maintenance and upkeep to
maintain a good or higher condition. Even an average structure shows some signs of
deteriorating which in turn can become a dilapidated structure in the future if not maintained.
Overall, 80.0% of the structures in this study area are an average condition or worse.
Due to the stated conditions found in the Hall County Assessor’s data, the condition of the
structures is a contributing factor.
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Deterioration of Site or Other Improvements
Site Improvements Conditions
The site improvements include the areas determined to be common areas for public ingress and
egress to the study area as well as the area designed to move vehicular traffic through the site.
Also, this includes the actual surface parking areas. The condition of the site improvements varies
greatly. The Study Area contains a major deteriorated condition; the parking areas throughout
the area, as well as the demarcated driving areas. The parking areas throughout the entire
Study Area are in a serious state of deterioration. They are not yet in a dilapidated condition. The
parking surface and driving areas contain major surface cracking, small break-ups and
spawling. These conditions have been likely caused by several circumstances over the years,
including:
· Lack of maintenance
· Sub-soil conditions
· Heavier than expected traffic
· Freeze/thaw cycles
Preventing a number of these items are possible through proper design, enforcement, and
maintenance, with maintenance being a key. Photos below indicate examples of different
deteriorated conditions within the parking and driving areas across the entire site. Due to a large
amount of broken pavement in the Study Area, the parking areas are considered to be
deteriorated or in a state of deteriorating; therefore, they are a direct contributing factor to the
conditions of blight.
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Diversity of Ownership
Throughout the study area, there are 13 different property owners. However, in most cases, the
difference is that one company owns the structure on the site; while, another entity, usually,
Conestoga North or Conestoga Realty owns the ground underneath the structure. This creates
potential issues with future redevelopment of structures and property if the different ownership
groups disagree. Also, the fact structures sit on land owned by another party will create a
potential detriment to future redevelopment. Due to this factor, it may be necessary for a public
intervention to guide future redevelopment activities in this specific study area. Based upon the
analysis, sufficient ownership issues present to make Diversity of Ownership a contributing factor
for Blighting.
Improper Subdivision or Obsolete Platting
Improper Subdivision or Obsolete Platting is present in several ways. These factors are bulleted
below:
• First and foremost are the private streets on the north side of the study area, Conestoga
Drive and Overland Road.
• The developed area in the northeast corner of the study area has been built out in a
clustered manner, making traffic circulation difficult.
• The positioning of lots along West State Street and North Webb Road have access drives
in a manner that makes traffic control and congestion problematic.
See Figure 5 for specific locations of the discussed items above. Based upon the analysis,
sufficient ownership issues present to make Improper Subdivision or Obsolete Platting a
contributing factor for Blighting.
Faulty Lot Layout
Similar to Improper Subdivision or Obsolete Platting, Faulty Lot Layout is present in similar ways.
These factors are bulleted below:
• The developed area in the northeast corner of the study area has been built out in a
clustered manner, making traffic circulation difficult.
• The positioning of lots along West State Street and North Webb Road have access drives
in a manner making traffic control and congestion problematic.
See Figure 6 for specific locations of the discussed items above. Based upon the analysis,
sufficient ownership issues present to make Faulty Lot Layout a contributing factor for Blighting.
Combination of factors which are impairing and/or arresting sound growth
There are several factors present within the study area meeting this criterion are discussed in the
following paragraphs.
Functional Obsolescence
The primary structure within the study area is the Conestoga Mall. The mall was constructed in
the mid-1970’s and was designed using common mall layouts and concepts. However, as the
retail markets have been changing, these types of facilities have been losing popularity. It is a
similar issue seen by the Grand Island Mall which was declared Blighted and Substandard in 2012
and has been the focus of several redevelopment projects since the declaration.
Malls and retail use constructed in today’s economy are more open air, even in colder climate
regions. The newer mall models are doing more to make the shopping experience more than
“just shopping.” These older regional malls have lost favor with consumers across the United
States. Some examples within the region include the Imperial Mall in Hastings, the mall in North
Platte, the mall in Hutchinson, KS. The phenomena have also affected larger cities such as
Omaha; Kansas City, MO; Overland Park, KS; and more.
The survival of this mall into the future will be dependent on ownership willingness to re-focus the
mall itself.
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Figure 3
Structural Conditions
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Figure 4
Deterioration of Site
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Figure 5
Improper Platting
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Figure 6
Faulty Lot Layout
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Retail Markets of the 21st Century
Retail in the 21st Century has been evolving rapidly. The evolution led by consumers wanting
more than the 1960 to 1970 malls with their shopping experience has been a big factor;
however, the rise of e-commerce and Amazon has also been a major contributing factor to the
retail revolution.
With the retail revolution of the 21st Century, several mainstream retailers have had trouble
competing. The major tenants of Sears, Yonkers, and JC Penneys have all vacated their spaces
at the Conestoga Mall. Yonkers left in 2015, while the other two left shortly after. Sears filed for
Chapter 11 bankruptcy protection, and closed February 2019. All three tenants left behind
empty boxes, merchandise, and storage equipment in the spaces. A lack of major retailers
located at Conestoga Mall impairs and arrests sound growth of this facility in the future.
The buildup of the mall area
Looking at the Conestoga Mall on aerials, the mall is located on the southernmost location of
the land. North of the primary mall was eventual built-out with smaller strip centers. These strip
centers to the north impair the future expansion of the primary mall. Also, the location of the
primary mall and strip centers creates an issue with expanding parking on the mall property.
These factors do impair and arrest sound growth of the study area.
Defective/Inadequate Street Layouts
Under normal blight evaluation, this criteria would apply to public streets. However, in the case
of this study area, it applies to the internal traffic circulation of the mall property and the
adjoining strip centers to the north. Figure 8 indicates the primary and secondary circulation
loops. The Figure also indicates potential concerns with the layouts on the site. There are enough
circulation concerns on-site to make Defective/Inadequate Street Layouts a contributing factor
to declaring the area as Blighted.
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Blight and Substandard Study – Conestoga Mall
Page 16 Blight and Substandard Study – Conestoga Mall
INSANITARY AND UNSAFE CONDITIONS
Woodsonia commissioned an asbestos analysis of the Conestoga Mall portion of the study area.
The study was completed by Heartland Testing and Consulting LLC in August 2022. The following
areas for the mall were reviewed and/or sampled. Inspection of the following occupied spaces
were not completed due to no access: Units 3A, 4, 7A, 9, 23B, 33, 34, 38 & 40. Inspection of sub-
flooring in the occupied tenant spaces of the facility were limited due to current sales area floor
coverings. Additional review of the occupied spaces sales are sub-floors should be completed
when the spaces are available for destructive review. Below is a summary of the spaces with
limited review: 8, 9, 10, 12, 13, 17, 19, 20, 23A, 24, 30, 31, 36, 37, 39A, 40A, 41, 42, 44, 49, 50, 52, 54,
58, 59, 60, 62, Best Buy and Dillard’s.
Figure 7
Sample Area Diagram
Source: Heartlan Testing Report 2022
The findings of the study found the following:
• Sample SR-2 – 12”x12” Black Mastic contains 5% chrysotile asbestos.
• Sample SR-4 - 12”x12” Black Mastic contains 5% chrysotile asbestos.
• Sample SR-8 - 12”x12” Black Mastic contains 5% chrysotile asbestos.
• Sample C-2 – Drywall Joint Compound contains 0.5% chrysotile asbestos.
• Sample C-8 – Ceiling Texture contains 10% chrysotile asbestos.
• Sample C-11 – Ceiling Texture contains 10% chrysotile asbestos. Sample Y-4 - 12”x12”
Black Mastic contains 5% chrysotile asbestos.
• Sample Y-10 - 12”x12” Tile contains 3% chrysotile asbestos.
• Sample 8B-1 – Black Mastic contains 4% chrysotile asbestos.
• Sample 41-1 – 12”x12” Tile contains 3% chrysotile asbestos. Sample 41-1 – Black Mastic
contains 5% chrysotile asbestos.
• Sample 48-1 – Vinyl Sheet Flooring contains 20% chrysotile asbestos.
• Sample 48-2 - Vinyl Sheet Flooring contains 20% chrysotile asbestos.
• Sample JC-4 – 12”x12” Black Mastic contains 5% chrysotile asbestos.
• Sample JC-8 – Black/Yellow Mastic contains 2% chrysotile asbestos.
• Sample JC-9 – Black Mastic contains 4% chrysotile asbestos.
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Blight and Substandard Study – Conestoga Mall Page 17
• Sample JC-10 – Silver/Black HVAC Sealant contains 6% chrysotile asbestos.
• Sample D-1 – Black mastic contains 5% chrysotile asbestos.
• Sample SRR-2 – Gray/Black Roof Patch contains 3% chrysotile asbestos.
• Assumed – Transite Panels at skylight soffit areas.
Based upon information in the report, all but one (highlighted in yellow) of the sample areas
require mitigation of the materials by a State of Nebraska certified asbestos contract prior to
renovation or demolition activities. Additional information regarding the study findings can be
seen in the complete study attached to this report.
Therefore, based upon the findings of this asbestos study, the asbestos is a contributing factor to
insanitary and unsafe conditions of the study area.
DANGEROUS CONDITIONS TO LIFE OR PROPERTY DUE TO FIRE OR OTHER CAUSES
Woodsonia commissioned an asbestos analysis of the Conestoga Mall portion of the study area.
The study was completed by Heartland Testing and Consulting LLC in August 2022. The following
areas for the mall were reviewed and/or sampled. Inspection of the following occupied spaces
were not completed due to no access: Units 3A, 4, 7A, 9, 23B, 33, 34, 38 & 40. Inspection of sub-
flooring in the occupied tenant spaces of the facility were limited due to current sales area floor
coverings. Additional review of the occupied spaces sales are sub-floors should be completed
when the spaces are available for destructive review. Below is a summary of the spaces with
limited review: 8, 9, 10, 12, 13, 17, 19, 20, 23A, 24, 30, 31, 36, 37, 39A, 40A, 41, 42, 44, 49, 50, 52, 54,
58, 59, 60, 62, Best Buy and Dillard’s, see Figure 7.
The findings of the study found the following:
• Sample SR-2 – 12”x12” Black Mastic contains 5% chrysotile asbestos.
• Sample SR-4 - 12”x12” Black Mastic contains 5% chrysotile asbestos.
• Sample SR-8 - 12”x12” Black Mastic contains 5% chrysotile asbestos.
• Sample C-2 – Drywall Joint Compound contains 0.5% chrysotile asbestos.
• Sample C-8 – Ceiling Texture contains 10% chrysotile asbestos.
• Sample C-11 – Ceiling Texture contains 10% chrysotile asbestos. Sample Y-4 - 12”x12”
Black Mastic contains 5% chrysotile asbestos.
• Sample Y-10 - 12”x12” Tile contains 3% chrysotile asbestos.
• Sample 8B-1 – Black Mastic contains 4% chrysotile asbestos.
• Sample 41-1 – 12”x12” Tile contains 3% chrysotile asbestos. Sample 41-1 – Black Mastic
contains 5% chrysotile asbestos.
• Sample 48-1 – Vinyl Sheet Flooring contains 20% chrysotile asbestos.
• Sample 48-2 - Vinyl Sheet Flooring contains 20% chrysotile asbestos.
• Sample JC-4 – 12”x12” Black Mastic contains 5% chrysotile asbestos.
• Sample JC-8 – Black/Yellow Mastic contains 2% chrysotile asbestos.
• Sample JC-9 – Black Mastic contains 4% chrysotile asbestos.
• Sample JC-10 – Silver/Black HVAC Sealant contains 6% chrysotile asbestos.
• Sample D-1 – Black mastic contains 5% chrysotile asbestos.
• Sample SRR-2 – Gray/Black Roof Patch contains 3% chrysotile asbestos.
• Assumed – Transite Panels at skylight soffit areas.
Based upon information in the report, all but one (highlighted in yellow) of the sample areas
require mitigation of the materials by a State of Nebraska certified asbestos contract prior to
renovation or demolition activities. Additional information regarding the study findings can be
seen in the complete study attached to this report.
Therefore, based upon the findings of this asbestos study, the asbestos is a contributing factor to
dangerous conditions to life or property due to fire or other causes within the study area.
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Blight and Substandard Study – Conestoga Mall
Page 18 Blight and Substandard Study – Conestoga Mall
CONTRIBUTING FACTORS UNDER PART B OF THE BLIGHT DEFINITION
There were some conditions examined and evaluated in the field and online. Some conditions
will be reviewed in detail, on the following pages, while some of the statutory conditions are not
present.
Age of Structure
Age of structures can be a contributing factor to the blighted and substandard conditions in an
area. Statutes allow for a predominance of structures 40 years of age or older to be a
contributing factor regardless of their condition. The following paragraphs document the
structural age of the structures within the Study Area. Note the age of structure was determined
from the Appraisal data within the Hall County Assessor’s website data.
TABLE 2: AVERAGE STRUCTURAL AGE, BY METHOD - 2018
Number Year Built Age Cumulative Age Running Total
1 1960 62 62 62
1 1970 52 52 114
15 1974 48 720 834
4 1975 47 188 1,022
1 1976 46 46 1,068
2 1978 44 88 1,156
1 1979 43 43 1,199
1 1980 42 42 1,241
2 1981 41 82 1,323
1 1989 33 33 1,356
3 1993 29 87 1,443
1 1995 27 27 1,470
2 1996 26 52 1,522
1 1998 24 24 1,546
1 2007 15 15 1,561
1 2021 1 1 1,562
35 Average 41.8
Source: Hall County Assessor’s and Marvin Planning Consultants 2022
Another method to analyze this area is using square footage. State statute discusses commercial
units; in the commercial world, it is not about the building as much as it is about square footage.
Therefore, this analysis is also examining the age of the built square footage. Based upon data
from the Hall County Assessor’s office, there is a total of 647,019 built square footage in the area.
Of the 647,019 total square footage, 610,089 built square feet are 40 years or older, which is
94.3% of the total build out. Therefore, more than 50% of the square footage is 40 years of age or
older.
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Blight and Substandard Study – Conestoga Mall
Blight and Substandard Study – Conestoga Mall Page 19
Figure 8
Defective Street Layout
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Page 20 Blight and Substandard Study – Conestoga Mall
Figure 9
Structure Age
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Blight and Substandard Study – Conestoga Mall Page 21
The final means to examine the age of structures is the actual number of structures within the 40
years or more or less than 40 years categories. Overall, there are 35 structures within the study
area, based upon the Hall County Assessor’s data (Hall County Assessor divides the primary mall
structure into 11 separate units, thus 35 total). After researching the structural age on the Hall
County Assessor’s and Treasurer’s websites, the following breakdown was determined:
• 28 (80.0%) unit were determined to be 40 years of age or older
• 7 (20.0%) unit were determined to be less than 40 years of age
However, when examining the age based upon a cumulative approach, as in Table 2, the
average age of the primary structures is equal to 41.8 years; thus, meeting the requirements of
the statutes.
The age of the structures would be a direct contributing factor.
Stable or decreasing population based upon the last two decennial census
The population of the study area has seen a stable population based upon the last two
decennial census’. Over the course of the past 40 years there have not been any residential
units within this study area.
Therefore, stable or decreasing population based upon the last two decennial censuses is a
contributing factor to the blighted conditions of the area.
These conditions are contributing to the blighted conditions of the study area.
Criteria under Part A of the Blight Definition
• Substantial number of deteriorating structures
o Within the study are 80.0% of the structures were deemed to be in either average or
badly worn condition.
o Several locations around the primary mall are indicating moisture damage to the
brick façade. There is clear moisture damage inside of the mall as well.
• Deterioration of site or other improvements
o The majority of the asphalt parking areas around the primary mall is in a deteriorating
state and appears to have forgone updating for a considerable time.
o There are several places where the parking surfaces are in a worse than deteriorated
state based upon the photographs in the report.
• Diversity of Ownership
o There are 13 different property owners within the study area.
o The majority of the buildings owned by corporations, sit on top of ground owned by
another party, typically, Conestoga Realty or Conestoga North.
• Improper Subdivision or Obsolete Platting
o First and foremost are the private streets on the north side of the study area,
Conestoga Drive and Overland Road.
o The developed area in the northeast corner of the study area has been built out in a
clustered manner, making traffic circulation difficult.
o The positioning of lots along West State Street and North Webb Road have access
drives in a manner that makes traffic control and congestion problematic.
• Faulty Lot Layout
o The developed area in the northeast corner of the study area has been built out in a
clustered manner, making traffic circulation difficult.
o The positioning of lots along West State Street and North Webb Road have access
drives in a manner making traffic control and congestion problematic.
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Page 22 Blight and Substandard Study – Conestoga Mall
• Combination of factors which are impairing and/or arresting sound growth
o Functional Obsolescence is a contributing factor to sound growth
o Retail markets of the 21st Century are impairing growth of the area
o The buildup of the outlots of the mall area
• Defective/Inadequate street layouts
o The layout of the primary and secondary thoroughfares on site are in conflict with key
functional areas such as deliveries and loading docks
o The two primary streets entering the mall property from the north are private streets
o There are several points along the outer travel route that comes into conflict with
secondary travel paths.
• Insanitary and Unsafe Conditions
o The Conestoga Mall portion of the study area was tested for the presence of
asbestos and the report filed in August 2022 indicated mitigatable levels of asbestos
present throughout the facility
• Dangerous conditions to life or property due to fire or other causes
o The Conestoga Mall portion of the study area was tested for the presence of
asbestos and the report filed in August 2022 indicated mitigatable levels of asbestos
present throughout the facility
Criteria under Part B of the Blight Definition
• The average age of the residential or commercial units in the area is at least forty years
o 28 (80.0%) buildings or improvements were determined to be 40 years of age or older
o 7 (20.0%) buildings or improvements were determined to be less than 40 years of
age
o The average age based upon a cumulative age calculation is 41.8 years.
o 94.3% of the built square footage in the study area is 40 years of age or older.
• Stable or decreasing population based upon the last two decennial census
o The study area has had a stable or decreasing population over the last two
decennial census.
The other criteria for Blight were not present in the area, these included:
• Tax or special assessment delinquency exceeding fair value of the land.
• Defective or unusual condition of title,
• Unemployment in the designated area is at least 120% of the state or national average.
• The per capita income of the area is lower than the average per capita income of the
city or village in which the area is designated.
These issues were either not present or were limited enough as to have little impact on the
overall condition of the study area.
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Blight and Substandard Study – Conestoga Mall
Blight and Substandard Study – Conestoga Mall Page 23
Substandard Conditions
Age of Structure
Age of structures can be a contributing factor to the blighted and substandard conditions in an
area. Statutes allow for a predominance of structures 40 years of age or older to be a
contributing factor regardless of their condition. The following paragraphs document the
structural age of the structures within the Study Area. Note the age of structure was determined
from the Appraisal data within the Hall County Assessor’s website data.
TABLE 2: AVERAGE STRUCTURAL AGE, BY METHOD - 2018
Number Year Built Age Cumulative Age Running Total
1 1960 62 62 62
1 1970 52 52 114
15 1974 48 720 834
4 1975 47 188 1,022
1 1976 46 46 1,068
2 1978 44 88 1,156
1 1979 43 43 1,199
1 1980 42 42 1,241
2 1981 41 82 1,323
1 1989 33 33 1,356
3 1993 29 87 1,443
1 1995 27 27 1,470
2 1996 26 52 1,522
1 1998 24 24 1,546
1 2007 15 15 1,561
1 2021 1 1 1,562
35 Average 41.8
Source: Hall County Assessor’s and Marvin Planning Consultants 2022
Another method to analyze this area is using square footage. State statute discusses commercial
units; in the commercial world, it is not about the building as much as it is about square footage.
Therefore, this analysis is also examining the age of the built square footage. Based upon data
from the Hall County Assessor’s office, there is a total of 647,019 built square footage in the area.
Of the 647,019 total square footage, 610,089 built square feet are 40 years or older, which is
94.3% of the total build out. Therefore, more than 50% of the square footage is 40 years of age or
older.
The final means to examine the age of structures is the actual number of structures within the 40
years or more or less than 40 years categories. Overall, there are 35 structures within the study
area, based upon the Hall County Assessor’s data (Hall County Assessor divides the primary mall
structure into 11 separate units, thus 35 total). After researching the structural age on the Hall
County Assessor’s and Treasurer’s websites, the following breakdown was determined:
• 28 (80.0%) unit were determined to be 40 years of age or older
• 7 (20.0%) unit were determined to be less than 40 years of age
However, when examining the age based upon a cumulative approach, as in Table 2, the
average age of the primary structures is equal to 41.8 years; thus, meeting the requirements of
the statutes.
The age of the structures would be a direct contributing factor.
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Blight and Substandard Study – Conestoga Mall
Page 24 Blight and Substandard Study – Conestoga Mall
Substandard Summary
Nebraska State Statute requires that “…an area in which there is a predominance of buildings or
improvements, whether nonresidential or residential in character, which, by reason of
dilapidation, deterioration, age or obsolescence, inadequate provision for ventilation, light, air,
sanitation, or open spaces, high density of population and overcrowding, or the existence of
conditions which endanger life or property by fire and other causes, or any combination of such
factors, is conducive to ill health, transmission of disease, infant mortality, juvenile delinquency,
and crime, (which cannot be remedied through construction of prisons), and is detrimental to
the public health, safety, morals, or welfare;”
This Study Area in Grand Island meets the defintion of Substandard as defined in the Revised
Nebraska State Statutes.
FINDINGS FOR GRAND ISLAND BLIGHT STUDY AREA #28
Blight Study Area #28 has several items contributing to the Blight and Substandard Conditions.
These conditions include:
Blighted Conditions under Part A
• Substantial number of deteriorating structures
• Deterioration of site or other improvements
• Diversity of Ownership
• Improper Subdivision or Obsolete Platting
• Faulty Lot Layout
• Combination of factors which are impairing and/or arresting sound growth
• Defective/Inadequate street layouts
• Insanitary and Unsafe Conditions
• Dangerous conditions to life or property due to fire or other causes
Criteria under Part B of the Blight Definition
• The average age of the residential or commercial units in the area is at least forty years
• Stable or decreasing population based upon the last two decennial census
Substandard Conditions
• Average age of the structures in the area is at least forty years
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Asbestos Study
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LIMITED NESHAP ASBESTOS SAMPLING REPORT
Conestoga Mall
3404 W 13th Street
Grand Island, Nebraska
Prepared for:
Woodsonia Acquisitions, LLC
20010 Manderson Street Ste: 2
Elkhorn NE 68022
August 5, 2022
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LIMITED NESHAP ASBESTOS SAMPLING REPORT
Date of Report: August 5, 2022
Project Name: Limited NESHAP Asbestos Inspection
Site Characterization: Conestoga Mall
3408 W 13th Street Grand Island, NE 68803
Inspection Date: July 11th, July 12th, July 14th, July 21 & July 27, 2022
Inspector Name/License #: Michael A. Smith NE Asbestos Inspector/Management Planner #920
Outside Information: None
Inspection Limitations: Inspection of the following occupied spaces were not completed due to no access: Units 3A, 4, 7A, 9, 23B, 33, 34, 38 & 40 Inspection of sub-flooring in the occupied tenant spaces of the facility were limited due to current sales area floor coverings. Additional review of the
occupied spaces sales are sub-floors should be completed when the spaces are available for destructive review. Below is a summary of the spaces with limited review: 8, 9, 10, 12, 13, 17, 19, 20, 23A, 24, 30, 31, 36, 37, 39A, 40A, 41, 42, 44, 49, 50, 52, 54, 58, 59, 60, 62, Best Buy and Dillard’s. Summarized Findings:
The following is a summary of the asbestos-containing materials identified in the inspection areas of the structure:
Sample SR-2 – 12”x12” Black Mastic contains 5% chrysotile asbestos.
Sample SR-4 - 12”x12” Black Mastic contains 5% chrysotile asbestos. Sample SR-8 - 12”x12” Black Mastic contains 5% chrysotile asbestos. Sample C-2 – Drywall Joint Compound contains 0.5% chrysotile asbestos. Sample C-8 – Ceiling Texture contains 10% chrysotile asbestos. Sample C-11 – Ceiling Texture contains 10% chrysotile asbestos. Sample Y-4 - 12”x12” Black Mastic contains 5% chrysotile asbestos. Sample Y-10 - 12”x12” Tile contains 3% chrysotile asbestos. Sample 8B-1 – Black Mastic contains 4% chrysotile asbestos.
Sample 41-1 – 12”x12” Tile contains 3% chrysotile asbestos. Sample 41-1 – Black Mastic contains 5% chrysotile asbestos. Sample 48-1 – Vinyl Sheet Flooring contains 20% chrysotile asbestos.
Sample 48-2 - Vinyl Sheet Flooring contains 20% chrysotile asbestos. Sample JC-4 – 12”x12” Black Mastic contains 5% chrysotile asbestos. Sample JC-8 – Black/Yellow Mastic contains 2% chrysotile asbestos.
Sample JC-9 – Black Mastic contains 4% chrysotile asbestos. Sample JC-10 – Silver/Black HVAC Sealant contains 6% chrysotile asbestos. Sample D-1 – Black mastic contains 5% chrysotile asbestos. Sample SRR-2 – Gray/Black Roof Patch contains 3% chrysotile asbestos. Assumed – Transite Panels at skylight soffit areas.
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Any building material that contains greater than 1% asbestos is considered regulated and should be removed by a State of Nebraska certified asbestos abatement contractor prior to renovation or demolition activities.
Any presumed or building material known to contain <1% asbestos must be removed prior to renovation work to meet OSHA occupational exposure requirements. Sample C-2: Wall Board System Joint Compound
The definition of asbestos-containing material (ACM) presented at 29 CFR 1910.1001(b), 29 CFR 1915(b), and 29 CFR 1926.1101(b); OSHA regards each of the items used to construct wall shells from wallboard panels as separate materials. Each of these materials that may contain asbestos must be analyzed separately for their asbestos content. OSHA does not regard wallboard/gypsum wallboard and joint compound as a surfacing material. If a wall shell is constructed of ACM joint compound and wallboard panels that are not ACM, then removal of the wall shell is considered OSHA Class II asbestos work.
For a full listing of materials tested please see table 1. Laboratory analytical results are presented in Appendix D. Asbestos sample photographs are presented in Appendix E. Facility diagram is presented in
Appendix F.
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Table 1: Sample Analysis Results
Material Location Quantity* Asbestos % Friable Sample #
12”x12” Gray/Tan Mottled VFT w/ Yellow Mastic Sears - ND No SR-1
VFT & Black Mastic (Under SR-1) Sears 60,000 sf. Mastic – 5% Chrysotile No SR-2
12”x12” Gray Mottled VFT w/ Yellow Mastic Sears - ND No SR-3
VFT (Under SR-3) & Black Mastics Sears SR-2 Mastic – 5% Chrysotile No SR-4
12”x12” White/Black/Gray VFT w/ Yellow Mastic Sears - ND No SR-5
12”x12” White w/ Black Streaked VFT w/ Yellow Mastic Sears - ND No SR-6
Drywall Sears - ND No SR-7
12”x12” Tan Mottled VFT & Black Mastic Sears SR-2 Mastic – 5% Chrysotile No SR-8
Drywall & Joint Compound (Composite) Sears - ND No SR-9
12”x12” White w/ Black Specks VFT w/ Yellow Mastic Sears - ND No SR-10
12”x12” Gray w/ Black Specks VFT w/ Yellow Mastic Sears - ND No SR-11
2’x4’ Ceiling Tile w/ Large/Small Dents Corridors - ND No C-1
Drywall & Joint Compound Original Structure Walls & Ceilings Joint Compound – 0.5% No C-2
Ceiling Texture Corridor - ND No C-3
2’x4’ Ceiling Tile w/ Pinholes & Large/Small Dents Corridor - ND No C-4
Ceiling Texture Corridor - ND No C-5
2’x4’ Ceiling Tile w Fissures & Pinholes Corridors - ND No C-6
Drywall & Joint Compound Corridor - ND No C-7
Ceiling Texture Original Corridor 13,000 sf. 10% Chrysotile No C-8
Ceiling Texture Corridor - ND No C-9
2’x4’ Ceiling Tile w/ Pinholes and Dents Corridor - ND No C-10
Ceiling Texture Original Corridor C-8 10% Chrysotile No C-11
Wood Flooring w/ Black Mastic Unit 5 - ND No C-12
12”x12” Gray Mottled w/ Black Streaked VFT Unit 5 - ND No 5-1
Black Baseboard Unit 5 - ND No 5-2
Mudded Fitting Unit 5 - ND No 5-3
12”x12” Tan Mottled VFT w/ Yellow Mastic Younkers - ND No Y-1
12”x12” Gray VFT Younkers - ND No Y-2
12”x12” White w/ Blue/Gray Streaked VFT & Yellow Mastic Younkers - ND No Y-3
12”x12” Black VFT w/ Black Mastic Younkers 10 sf. Mastic – 5% Chrysotile No Y-4
12”x12” White w/ Brown Streaked VFT Younkers - ND No Y-5
12”x12” VFT with ½” Square Pattern Younkers - ND No Y-6
Drywall & Joint Compound Younkers - ND No Y-7
Brown Baseboard w/ Brown Adhesive Younkers - ND No Y-8
Mudded Pipe Hanger Younkers - ND No Y-9
12”x12” White w/ Brown Streaked VFT & Black Mastic Younkers 5,000 sf. Tile – 3% Chrysotile No Y-10
12”x12” Blue/Green VFT Younkers - ND No Y-11
12”x12” Off-White w/ Blue Streaked VFT Younkers - ND No Y-12
Ceiling Texture (E & S Vestibules) Younkers C-8 10% Chrysotile No C-8
12”x12” Tan Mottled VFT & Yellow Mastic Unit 8A - ND No 8A-1
Tan Carpet Mastic Unit 8A - ND No 8A-2
ND-Non-Detect SF.-Square Foot LF.-Lineal Feet CT-Ceiling Tile VFT-Vinyl Floor Tile VSF-Vinyl Sheet Flooring
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Material Location Quantity* Asbestos % Friable Sample #
VSF w/ Mastic (Bathroom) Unit 8B 80 sf. Mastic - 4% Chrysotile No 8B-1
12”x12” VFT w/ Yellow Mastic Unit 8B - ND No 8B-2
Gray Pebble Pattern VSF Unit 11 - ND No 11-1
12”x12” White w/ Gray Streaked VFT Unit 11 - ND No 11-2
Black Mastic Unit 17 - ND No 17-1
12”x12” Tan Mottled VFT w/ Yellow Mastic Unit 20-1 - ND No 20-1
12”x12” White w/ Brown Mottled VFT Unit 23A-1 - ND No 23A-1
Black Mastic Unit 24 - ND No 24-1
12”x12” White w/ Gray Mottled VFT Unit 31 - ND No 31-1
Black Mastic Unit 39 - ND No 39-1
VSF Unit 40A - ND No 40A-1
12”x12” Tan w/ Brown Pitted VFT & Black Mastic Unit 41 300 sf. Tile - 3% Chrysotile Mastic – 5% Chrysotile No 41-1
12”x12” VFT and Mastic Unit 42 - ND No 42-1
12”x12” Black VFT Unit 43 - ND No 43-1
Tan VSF Unit 48 150 sf. 20% Chrysotile No 48-1
Tan Designed VSF Unit 48 200 sf. 20% Chrysotile No 48-2
Drywall & Joint Compound Unit 48 - ND No 48-3
Wall Texture Unit 48 - ND No 48-4
Mudded Fitting Unit 48 - ND No 48-5
12”x12” VFT Unit 49 - ND No 49-1
VSF Unit 51 - ND No 51-1
12”x12” White w/ Black Streaked VFT Unit 52 - ND No 52-1
12”x12” VFT Unit 58 - ND No 58-1
12”x12” White w/ Black Streaked VFT & Yellow/Tan Mastic Maint. Room - ND NO Maint-1
12”x12” Tan w/ Brown Streaked VFT & Black Mastic JC Penny - ND No JC-1
12”x12” Brown VFT w/ Brown Mastic JC Penny - ND No JC-2
12”x12” Black w/ White Streaked VFT JC Penny - ND No JC-3
12”x12” Tan Marbled VFT & Black Mastic JC Penny 30,000 sf. Mastic – 5% Chrysotile No JC-4
12”x12” Beige Mottled VFT & Yellow Mastic JC Penny - ND No JC-5
12”x12” Off-White/Tan Mottled VFT & Yellow Mastic JC Penny - ND No JC-6
Ceiling Tile w/ Pinholes and Holes JC Penny - ND No JC-7
Black/Yellow Mastic JC Penny JC-4 2% Chrysotile No JC-8
12”x12” White w/ Black Streaked VFT & Black Mastic (Sales Floor) JC Penny JC-4 Mastic - 4% Chrysotile No JC-9
Silver/Black HVAC Duct Sealant (JC Penny Roof) JC Penny 80 sf. 6% Chrysotile No JC-10
12”x12” Cream w/ Brown Streaked VFT Black Mastic Unit 16 - ND No 16-1
12”x12” Tan/Olive/Blue Mottled VFT Unit 22 - ND No 22-1
12”x12” VFT (Under Carpet) w/ Yellow Carpet and Black Mastics Paint Room - ND No PR-1
12”x12” Cream w/ Brown Streaked VFT & Black Mastic Unit 57 - ND No 57-1
Tan 4” Square Design VSF Unit 64 - ND No 64-1
12”x12” White w/ Black Streaked VFT & Yellow Mastic Security Office - ND No SO-1
2’x2” Ceiling Tile w/ Deep Design Civic Room - ND No CR-1
ND-Non-Detect SF.-Square Foot LF.-Lineal Feet CT-Ceiling Tile VFT-Vinyl Floor Tile VSF-Vinyl Sheet Flooring
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Material Location Quantity* Asbestos % Friable Sample #
Black Roof Flashing Tar Sears Roof - ND No SRR-1
Gray/Black Patch Sealant Sears Roof 1 sf. 3% Chrysotile No SRR-2
Black Roof Flashing Tar Sears Roof - ND No SRR-3
Black Roof Tar JCP Roof - ND No JCR-1
Black Speckled Asphalt Roll & Black Tar JCP Roof - ND No JCR-2
Black Roof Tar JCP Roof - ND No JCR-3
Black Speckled Asphalt Roll & Black Tar JCP Roof - ND No JCR-4
VSF w/ Adhesive Unit 8B - ND No 8B-1
12”x12” VFT w/ Yellow Mastic Unit 8B - ND No 8B-2
Black Mastic Unit 17 - ND No 17-1
12”x12” Tan Mottled VFT w/ Yellow Mastic Unit 20 - ND No 20-1
12”x12” White w/ Brown Mottled VFT Unit 23 - ND No 23A-1
Black Mastic Unit 24 - ND No 24-1
12”x12” White w/ Gray Mottled VFT Unit 31 - ND No 31-1
B:ack Mastic Unit 39 - ND No 39-1
VSF Unit 40A - ND No 40A-1
12”x12” Tan w/ Brown Pitted VFT and Black Mastic Unit 41 - ND No 41-1
12”x12” VFT and Yellow Mastic Unit 42 - ND No 42-1
12”x12” Black VFT Unit 43 - ND No 43-1
Mudded Fitting (Roof Drain) Unit 48 - ND No 48-5
12”x12” VFT Unit 49 - ND No 49-1
VSF Unit 51 - ND No 51-1
12”x12” White w/ Black Streaked VFT Unit 52 - ND No 52-1
12”x12” VFT Unit 58 - ND No 58-1
Drywall & Joint Compound Best Buy ND No BB-1
Tan Vinyl Plank Flooring Best Buy ND No BB-2
12”x12” Blue/Gray Mottled VFT & Black Mastic Dillard’s 120,000 sf. Mastic – 5% Chrysotile No D-1
Drywall Dillard’s ND No D-2
12”x12” Tan w/ Blue Mottled VFT Dillard’s ND No D-3
Mudded Fitting Dillard’s ND No D-4
Transite Soffit Panels Sky Light Areas 3,000 sf. Assumed No ----
ND-Non-Detect SF.-Square Foot LF.-Lineal Feet CT-Ceiling Tile VFT-Vinyl Floor Tile VSF-Vinyl Sheet Flooring
*The quantities listed above are based upon the inspector's field measurements and are provided as estimates only.
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Scope of Services
A visual inspection and sampling survey was conducted in general accordance with EPA/NESHAP
guidelines to determine the presence of suspect asbestos-containing building materials (ACBM) in demolition and renovation projects. Survey Methodology
This asbestos survey was performed by a State of Nebraska licensed asbestos inspector. An initial building walk through was conducted to determine the presence of suspect materials, homogeneous materials, and functional spaces throughout the facility. Following the walk through, the inspector collects samples of selected materials identified as suspect ACBM. Sampling is limited to those materials which do not involve destruction of building elements, physical barriers, or the structural integrity of the item being tested. Confined spaces and areas with structural deficiencies are also not inspected unless noted. EPA guidelines were used to determine the sampling protocol. Sampling locations were chosen to be representative of the
homogeneous sampling area. While an effort was made to collect samples randomly, samples were taken preferentially from areas which were the least visible to minimize disturbance of the material. Laboratory Methodology
Bulk samples obtained from the facility were analyzed at an accredited laboratory listed on the National Voluntary Laboratory Accreditation Program (NVLAP) using Polarized Light Microscopy (PLM) or point
count methodology (PC) as needed. Laboratory certifications and statements of qualifications can be provided as needed. Warranty
HTC and its inspectors are trained and licensed to perform the services provided. All care is taken to provide a product of the highest quality in line with professional standards. All care is taken to examine the entirety of the facility or area requested in so far as it is safe to do so. The value of the warranty or any claims cannot exceed the value paid for this report or survey. Survey and Analysis Results
For a detailed report on laboratory findings please refer to Appendix D. Quantities of materials sampled
are estimated from field measurements. Owner, contractor, or other operators should field verify all quantities to ensure accuracy.
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Appendix A – Licensing:
Grand Island Regular Meeting - 11/16/2022 Page 122 / 191
NEB~A-S ~
Good Life. Great Mission.
DEPT. OF HEALTH AND HUMAN SERVICES
Public Health Licensure Unit
Certification of Licensure
Pete Ricketts, Governor
This certificate serves as primary source verification of licensure in the State of Nebraska
as of the close of the business day before 6/24/2021.
Name:
Type:
Number:
Status:
Issued:
Expiration:
Education:
Michael Aaron Smith
Asbestos Management Planner
920
Active
01/29/2015
02/28/2023
None on record at this time
Di sci pl i nary/Non-Disciplinary Information:
No disciplinary/non-disciplinary actions taken against this license.
If you have questions about this information, please contact the
Licensure Unit at (402) 471-2115 or DHHS.LicensureUnit@nebraska.gov.
Grand Island Regular Meeting - 11/16/2022 Page 123 / 191
State of Nebraska
Department of Health and Human Services
Division of Public Health
Michael Aaron Smith
Asbestos Management Planner
License #: 920
Status: Active
Expiration: 02/28/2023
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Appendix B – Regulatory Overview:
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There are several government agencies with regulations pertaining to asbestos, renovation, and demolition projects in Nebraska. The following items are summaries of their involvement. Environmental Protection Agency
Asbestos Hazard Emergency Response Act (AHERA) – This act contains many regulations pertaining
exclusively to schools and can be found in 40 Code of Federal Regulation (CFR), Part 763.
National Emissions Standards for Hazardous Air Pollutants (NESHAP) – NESHAP regulations govern
most of the asbestos related renovation and demolition projects. The full text can be found in 40 CFR. Part
61.
- Requires an asbestos inspection prior to renovation and demolition projects.
- Requires removal of materials prior to being disturbed by renovation or demolition activities.
- Requires ten government working day notification prior to any renovation, demolition, or asbestos removal activities on projects greater than 160 square feet or 260 lineal feet. All demolition projects must be notified regardless of if asbestos is present.
- Regulates the training requirements for asbestos professionals.
- Regulates the identification, removal, transportation, and disposal of asbestos containing materials. Nebraska Department of Health & Human Services Asbestos Control Program
This state agency is delegated certain responsibilities created by the EPA regulations. For more information
visit the programs website located at https://dhhs.ne.gov/Pages/Asbestos.aspx.
- Requires an asbestos inspection be performed by a licensed inspector prior to any renovation or demolition project. From the Program website:
“Before you begin demolition or renovation of a project by anyone other than a homeowner (in that person’s residential property of 4 units or less), each residential or commercial property owner must have a thorough
inspection for asbestos-containing materials. This inspection must be performed by a Nebraska-certified asbestos inspector.”
- Requires a ten-day (14 calendar day) notification on projects greater than 160 square feet or 260 lineal feet.
- Requires state licensed personnel do all asbestos work except that exempted by the residential exemption found in glossary.
- Regulates work practices for all asbestos work.
- Enforces State regulations and some EPA regulations.
Nebraska Department of Environment and Energy (NDEE)
NDEQ regulations require removal of asbestos prior to demolition or renovation. NDEE also regulates the disposal of asbestos wastes and construction and demolition (C & D) materials.
- Requires use of personnel licensed in accordance with NDOH.
- Requires inspection and removal of ACM in demolition and renovations projects.
- Requires the same ten-day notification as above.
- Requires all asbestos waste be disposed of in a licensed landfill permitted to accept asbestos.
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- Requires all C&D material be disposed of or recycled in a permitted facility.
- Requires an inspection and removal of any ACM prior to a fire training exercise. Also requires
disposal of ashes from said burn in a licensed landfill. Occupational Safety and Health Administration (OSHA)
OSHA regulates asbestos as it pertains to the safety and health of all workers on site. Further information can be found in 29 cfr. 1926.1101.
- Requires owners of facilities to perform a survey of asbestos containing materials and institute
an operations and maintenance plan to keep materials in good condition.
- Regulates work practices for removal and repair of ACM as it pertains to employee safety.
- Requires air monitoring be performed in certain situations to protect safety of asbestos workers
as well as any other workers that may be in the area or structure.
- Requires medical monitoring, respiratory protection, and education of employees working with asbestos.
- OSHA may regulate materials whose asbestos content does not meet the EPA definition of an asbestos containing material.
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Appendix C - Glossary of Terms:
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Approved Asbestos Waste Disposal Site - means a solid waste disposal area that is operated under a permit issued by the Nebraska Department of Environmental Quality and is authorized to receive asbestos
containing solid wastes. See Appendix E. Asbestos – means asbestiform varieties of chrysotile, crocidolite, amosite, anthophyllite, tremolite and actinolite. Asbestos Containing Materials or ACM – means any material or product, which contains more than 1% asbestos. Asbestos Project – means an asbestos encapsulation project, an asbestos removal project, an asbestos enclosure project, an asbestos related demolition project or an asbestos related dismantling project, but shall not include any activities which affect three (3) square feet or less or three (3) linear feet or less of ACM
on or in a structure or equipment or any appurtenances thereto, or (b) any activities physically performed by a homeowner, a member of the home owner's family or an unpaid volunteer on or in the home owner's residential property of four units or less.
Bulk Sample – a solid quantity of a building material suspected of containing asbestos and that will be analyzed for the presence of asbestos.
Demolition – means the wrecking, razing, or removal of any structure or load-supporting structural item of any structure, including any related material handling operations, and includes the intentional burning of any structure. Friable Asbestos – means asbestos in a form which can be crumbled, pulverized, or reduced to powder by hand pressure. Caution: Non-friable asbestos which becomes friable is classified as friable asbestos. Inspector – means an individual who is certified by the Department to identify and assess the condition of ACM. Inspectors shall perform their duties in accordance with the techniques, knowledge, training and
responsibilities outlined in 008.04A8. Management Planner – means an individual who is certified by the Department to assess the hazard of materials containing asbestos, to determine the appropriate response actions and to write management plans. Non-friable ACM – any material containing more than one percent asbestos (as determined by Polarized
Light Microscopy), that when dry, cannot be crumbled, pulverized, or reduced to powder by hand pressure, Nonfriable asbestos is further divided into categories I and II. Category I includes packings, gaskets, resilient floor covering, and asphalt roofing. Category II includes any material not in Category I. Project Designer – means an individual who is certified by the Department to formulate plans and write
specifications for conducting asbestos projects.
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RACM – Regulated Asbestos-Containing Material (ACM) is:
- Friable asbestos;
- Category I non-friable ACM that has become friable due to destructive handling;
- Category I non-friable ACM that will be or has been subjected to sanding, grinding, cutting, or abrading; or
- Category II non-friable ACM that has a high probability of becoming or has become crumbled, pulverized, or reduced to powder by the forces expected to act on the material during demolition or renovation operations regulated by the Asbestos National Emission Standard for Hazardous Air Pollutants (NESHAP). Renovation – means the altering of a structure, one or more structural items, or one or more equipment items in any way, including any asbestos project performed on a structure, structural item, or equipment item.
Structure or Structural Item – means roofs, walls, ceilings, floors, structural supports, pipes, ducts, fittings and fixtures that have been installed as an integral part of any structure.
Thermal System Insulation (TSI) – ACM applied to pipes, fittings, boilers, breeching, tanks, ducts or other structural components to prevent heat loss or gain.
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Appendix D – Laboratory Analytical Results
Grand Island Regular Meeting - 11/16/2022 Page 131 / 191
Date Received: 13-Jul-2022
14-Jul-2022Date Analyzed:
15-Jul-2022Date Reported:
JH22138748Order #:
2973888Project #:
EMLab ID 2973888
10900 Brittmoore Park Drive, Ste. G
Houston TX 77041
Eurofins EMLab P&K - Houston
Donnie Combs
Bulk Asbestos Fiber Analysis by Polarized Light Microscopy (PLM)
Appx E Sub E 40 CFR 763 / EPA 600/R-93/116
Sample Description Asbestos
ConstituentsSample ID #Non-Asbestos
Constituents
Eurofins J3 Resources, Inc.
6110 W. 34th Street, Houston, Texas 77092
Phone: (713) 290-0221 - Fax: (713) 290-0248
J3Resources.com
LAYER 1
Floor Tile, Beige, Homogeneous
None DetectedSR-1 Non-Fibrous Material 100%
LAYER 2Mastic, Yellow, Homogeneous None Detected Non-Fibrous Material 100%
LAYER 1
Mastic, Yellow, Homogeneous
None DetectedSR-2 Non-Fibrous Material 100%
LAYER 2
Floor Tile, Beige, Homogeneous
None Detected Non-Fibrous Material 100%
LAYER 3
Mastic, Black, Homogeneous
Chrysotile 5%Non-Fibrous Material 95%
LAYER 1
Floor Tile, Off White, Homogeneous
None DetectedSR-3 Non-Fibrous Material 100%
LAYER 2
Mastic, Yellow, Homogeneous
None Detected Non-Fibrous Material 100%
LAYER 1
Mastic, Yellow, Homogeneous
None DetectedSR-4 Non-Fibrous Material 100%
LAYER 2
Floor Tile, White, Homogeneous
None Detected Non-Fibrous Material 100%
LAYER 3
Mastic, Black, Homogeneous
Chrysotile 5%Non-Fibrous Material 95%
LAYER 1
Floor Tile, Gray, Homogeneous
None DetectedSR-5 Non-Fibrous Material 100%
LAYER 2
Mastic, Yellow, Homogeneous
None Detected Non-Fibrous Material 100%
Results apply to the sample as received and relate only to the items tested. This report is for the exclusive use of the addressed client and shall not be reproduced except in full,
without written approval by Eurofins J3 Resources, Inc. (EJ3). Samples are analyzed according to the methods listed above and are subject to the inherent limitations of PLM
and interference of matrix components. Reporting limit for the above method is a function of the quantity of sample analyzed, matrix interference, sample preparation, fiber size,
and distribution. Asbestos may be detected in concentrations of <1% by area if sufficient material is analyzed. All reported results have been determined by calibrated visual
estimation (CVE) unless otherwise noted. According to the USEPA 1991 Clarification and the Texas Asbestos Health Protection Rule, a material containing asbestos of <10%
by CVE (including <1% asbestos) can only be demonstrated as a non-asbestos containing building material (non-ACBM) if confirmed by point counting. EJ3 recommends TEM
confirmation of soils, vermiculite and non-friable organically bound materials (NOB) reported as None Detected or < 1% Asbestos by PLM. All samples received in good condi-
tion unless otherwise noted. This report shall not be used to claim product approval, certification, or endorsement by NVLAP, NIST, or any agency of the federal government.
Scott Ward, Ph.D. Lab Director
NVLAP Lab Code: 200525-0 TDSHS License: 30-0273 Page 1 of 5
Anh Phung Analyst
Grand Island Regular Meeting - 11/16/2022 Page 132 / 191
Date Received: 13-Jul-2022
14-Jul-2022Date Analyzed:
15-Jul-2022Date Reported:
JH22138748Order #:
2973888Project #:
EMLab ID 2973888
10900 Brittmoore Park Drive, Ste. G
Houston TX 77041
Eurofins EMLab P&K - Houston
Donnie Combs
Bulk Asbestos Fiber Analysis by Polarized Light Microscopy (PLM)
Appx E Sub E 40 CFR 763 / EPA 600/R-93/116
Sample Description Asbestos
ConstituentsSample ID #Non-Asbestos
Constituents
Eurofins J3 Resources, Inc.
6110 W. 34th Street, Houston, Texas 77092
Phone: (713) 290-0221 - Fax: (713) 290-0248
J3Resources.com
LAYER 1
Floor Tile, Lt. Gray, Homogeneous
None DetectedSR-6 Non-Fibrous Material 100%
LAYER 2Mastic, Yellow, Homogeneous None Detected Non-Fibrous Material 100%
Cellulose Fiber
Fibrous Glass
Wallboard, Brown/ White, Homogeneous None DetectedSR-7 10%
<1%
Non-Fibrous Material 90%
LAYER 1Mastic, Gray/ Clear, Homogeneous None DetectedSR-8 Non-Fibrous Material 100%
LAYER 2
Floor Tile, Beige, Homogeneous
None Detected Non-Fibrous Material 100%
LAYER 3
Mastic, Black, Homogeneous
Chrysotile 5%Non-Fibrous Material 95%
LAYER 1
Joint Compound, White, Homogeneous
None DetectedSR-9 Non-Fibrous Material 100%
Cellulose Fiber
Fibrous Glass
LAYER 2
Wallboard, Brown/ White, Homogeneous
None Detected 10%
<1%
Non-Fibrous Material 90%
LAYER 1
Mastic, Gray/ Clear, Homogeneous
None DetectedSR-10 Non-Fibrous Material 100%
LAYER 2
Floor Tile, Off White, Homogeneous
None Detected Non-Fibrous Material 100%
LAYER 3
Mastic, Yellow, Homogeneous
None Detected Non-Fibrous Material 100%
Results apply to the sample as received and relate only to the items tested. This report is for the exclusive use of the addressed client and shall not be reproduced except in full,
without written approval by Eurofins J3 Resources, Inc. (EJ3). Samples are analyzed according to the methods listed above and are subject to the inherent limitations of PLM
and interference of matrix components. Reporting limit for the above method is a function of the quantity of sample analyzed, matrix interference, sample preparation, fiber size,
and distribution. Asbestos may be detected in concentrations of <1% by area if sufficient material is analyzed. All reported results have been determined by calibrated visual
estimation (CVE) unless otherwise noted. According to the USEPA 1991 Clarification and the Texas Asbestos Health Protection Rule, a material containing asbestos of <10%
by CVE (including <1% asbestos) can only be demonstrated as a non-asbestos containing building material (non-ACBM) if confirmed by point counting. EJ3 recommends TEM
confirmation of soils, vermiculite and non-friable organically bound materials (NOB) reported as None Detected or < 1% Asbestos by PLM. All samples received in good condi-
tion unless otherwise noted. This report shall not be used to claim product approval, certification, or endorsement by NVLAP, NIST, or any agency of the federal government.
Scott Ward, Ph.D. Lab Director
NVLAP Lab Code: 200525-0 TDSHS License: 30-0273 Page 2 of 5
Anh Phung Analyst
Grand Island Regular Meeting - 11/16/2022 Page 133 / 191
Date Received: 13-Jul-2022
14-Jul-2022Date Analyzed:
15-Jul-2022Date Reported:
JH22138748Order #:
2973888Project #:
EMLab ID 2973888
10900 Brittmoore Park Drive, Ste. G
Houston TX 77041
Eurofins EMLab P&K - Houston
Donnie Combs
Bulk Asbestos Fiber Analysis by Polarized Light Microscopy (PLM)
Appx E Sub E 40 CFR 763 / EPA 600/R-93/116
Sample Description Asbestos
ConstituentsSample ID #Non-Asbestos
Constituents
Eurofins J3 Resources, Inc.
6110 W. 34th Street, Houston, Texas 77092
Phone: (713) 290-0221 - Fax: (713) 290-0248
J3Resources.com
LAYER 1
Floor Tile, Gray, Homogeneous
None DetectedSR-11 Non-Fibrous Material 100%
LAYER 2Mastic, Yellow, Homogeneous None Detected Non-Fibrous Material 100%
Cellulose Fiber
Mineral Wool
Ceiling Tile, White/ Gray, Homogeneous None DetectedC-1 60%
20%
Non-Fibrous Material 20%
LAYER 1Joint Compound, Beige, Homogeneous ChrysotileC-2 2%Non-Fibrous Material 98%
Cellulose Fiber
Fibrous Glass
LAYER 2
Wallboard, Brown/ White, Homogeneous
None Detected 10%
<1%
Non-Fibrous Material 90%
Ceiling Texture, White, Homogeneous None DetectedC-3 Non-Fibrous Material 100%
Cellulose Fiber
Mineral Wool
Ceiling Tile, White/ Gray, Homogeneous None DetectedC-4 60%
20%
Non-Fibrous Material 20%
Ceiling Texture, White, Homogeneous None DetectedC-5 Non-Fibrous Material 100%
Cellulose Fiber
Mineral Wool
Ceiling Tile, White/ Gray, Homogeneous None DetectedC-6 60%
20%
Non-Fibrous Material 20%
Results apply to the sample as received and relate only to the items tested. This report is for the exclusive use of the addressed client and shall not be reproduced except in full,
without written approval by Eurofins J3 Resources, Inc. (EJ3). Samples are analyzed according to the methods listed above and are subject to the inherent limitations of PLM
and interference of matrix components. Reporting limit for the above method is a function of the quantity of sample analyzed, matrix interference, sample preparation, fiber size,
and distribution. Asbestos may be detected in concentrations of <1% by area if sufficient material is analyzed. All reported results have been determined by calibrated visual
estimation (CVE) unless otherwise noted. According to the USEPA 1991 Clarification and the Texas Asbestos Health Protection Rule, a material containing asbestos of <10%
by CVE (including <1% asbestos) can only be demonstrated as a non-asbestos containing building material (non-ACBM) if confirmed by point counting. EJ3 recommends TEM
confirmation of soils, vermiculite and non-friable organically bound materials (NOB) reported as None Detected or < 1% Asbestos by PLM. All samples received in good condi-
tion unless otherwise noted. This report shall not be used to claim product approval, certification, or endorsement by NVLAP, NIST, or any agency of the federal government.
Scott Ward, Ph.D. Lab Director
NVLAP Lab Code: 200525-0 TDSHS License: 30-0273 Page 3 of 5
Anh Phung Analyst
Grand Island Regular Meeting - 11/16/2022 Page 134 / 191
Date Received: 13-Jul-2022
14-Jul-2022Date Analyzed:
15-Jul-2022Date Reported:
JH22138748Order #:
2973888Project #:
EMLab ID 2973888
10900 Brittmoore Park Drive, Ste. G
Houston TX 77041
Eurofins EMLab P&K - Houston
Donnie Combs
Bulk Asbestos Fiber Analysis by Polarized Light Microscopy (PLM)
Appx E Sub E 40 CFR 763 / EPA 600/R-93/116
Sample Description Asbestos
ConstituentsSample ID #Non-Asbestos
Constituents
Eurofins J3 Resources, Inc.
6110 W. 34th Street, Houston, Texas 77092
Phone: (713) 290-0221 - Fax: (713) 290-0248
J3Resources.com
LAYER 1
Joint Compound, White, Homogeneous
None DetectedC-7 Non-Fibrous Material 100%
Cellulose FiberFibrous GlassLAYER 2Wallboard, Brown/ White, Homogeneous None Detected 10%<1%
Non-Fibrous Material 90%
Ceiling Texture, White, Homogeneous ChrysotileC-8 10%Non-Fibrous Material 90%
Ceiling Texture, White, Homogeneous None DetectedC-9 Non-Fibrous Material 100%
Cellulose Fiber
Mineral Wool
Ceiling Tile, White/ Gray, Homogeneous None DetectedC-10 70%
10%
Non-Fibrous Material 20%
Ceiling Texture, White, Homogeneous ChrysotileC-11 10%Non-Fibrous Material 90%
Cellulose FiberLAYER 1
Wood Flooring, Brown, Homogeneous
None DetectedC-12 100%
Cellulose FiberLAYER 2
Mastic, Brown, Homogeneous
No Black Mastic Present
None Detected 2%
Non-Fibrous Material 98%
LAYER 1
Floor Tile, Tan, Homogeneous
None Detected32-1 Non-Fibrous Material 100%
LAYER 2
Mastic, Yellow, Homogeneous
None Detected Non-Fibrous Material 100%
Results apply to the sample as received and relate only to the items tested. This report is for the exclusive use of the addressed client and shall not be reproduced except in full,
without written approval by Eurofins J3 Resources, Inc. (EJ3). Samples are analyzed according to the methods listed above and are subject to the inherent limitations of PLM
and interference of matrix components. Reporting limit for the above method is a function of the quantity of sample analyzed, matrix interference, sample preparation, fiber size,
and distribution. Asbestos may be detected in concentrations of <1% by area if sufficient material is analyzed. All reported results have been determined by calibrated visual
estimation (CVE) unless otherwise noted. According to the USEPA 1991 Clarification and the Texas Asbestos Health Protection Rule, a material containing asbestos of <10%
by CVE (including <1% asbestos) can only be demonstrated as a non-asbestos containing building material (non-ACBM) if confirmed by point counting. EJ3 recommends TEM
confirmation of soils, vermiculite and non-friable organically bound materials (NOB) reported as None Detected or < 1% Asbestos by PLM. All samples received in good condi-
tion unless otherwise noted. This report shall not be used to claim product approval, certification, or endorsement by NVLAP, NIST, or any agency of the federal government.
Scott Ward, Ph.D. Lab Director
NVLAP Lab Code: 200525-0 TDSHS License: 30-0273 Page 4 of 5
Anh Phung Analyst
Grand Island Regular Meeting - 11/16/2022 Page 135 / 191
Date Received: 13-Jul-2022
14-Jul-2022Date Analyzed:
15-Jul-2022Date Reported:
JH22138748Order #:
2973888Project #:
EMLab ID 2973888
10900 Brittmoore Park Drive, Ste. G
Houston TX 77041
Eurofins EMLab P&K - Houston
Donnie Combs
Bulk Asbestos Fiber Analysis by Polarized Light Microscopy (PLM)
Appx E Sub E 40 CFR 763 / EPA 600/R-93/116
Sample Description Asbestos
ConstituentsSample ID #Non-Asbestos
Constituents
Eurofins J3 Resources, Inc.
6110 W. 34th Street, Houston, Texas 77092
Phone: (713) 290-0221 - Fax: (713) 290-0248
J3Resources.com
LAYER 1
Floor Tile, Tan, Homogeneous
None Detected8A-1 Non-Fibrous Material 100%
LAYER 2Mastic, Yellow, Homogeneous None Detected Non-Fibrous Material 100%
Results apply to the sample as received and relate only to the items tested. This report is for the exclusive use of the addressed client and shall not be reproduced except in full,
without written approval by Eurofins J3 Resources, Inc. (EJ3). Samples are analyzed according to the methods listed above and are subject to the inherent limitations of PLM
and interference of matrix components. Reporting limit for the above method is a function of the quantity of sample analyzed, matrix interference, sample preparation, fiber size,
and distribution. Asbestos may be detected in concentrations of <1% by area if sufficient material is analyzed. All reported results have been determined by calibrated visual
estimation (CVE) unless otherwise noted. According to the USEPA 1991 Clarification and the Texas Asbestos Health Protection Rule, a material containing asbestos of <10%
by CVE (including <1% asbestos) can only be demonstrated as a non-asbestos containing building material (non-ACBM) if confirmed by point counting. EJ3 recommends TEM
confirmation of soils, vermiculite and non-friable organically bound materials (NOB) reported as None Detected or < 1% Asbestos by PLM. All samples received in good condi-
tion unless otherwise noted. This report shall not be used to claim product approval, certification, or endorsement by NVLAP, NIST, or any agency of the federal government.
Scott Ward, Ph.D. Lab Director
NVLAP Lab Code: 200525-0 TDSHS License: 30-0273 Page 5 of 5
Anh Phung Analyst
Grand Island Regular Meeting - 11/16/2022 Page 136 / 191
Date Received: 20-Jul-2022
20-Jul-2022Date Analyzed:
22-Jul-2022Date Reported:
JH22138951Order #:
2973888Project #:
EPA 600/M4-82-020; 600/R-93/116 - Point Count Method
PC-JH22138748-EMLab ID 2973888
10900 Brittmoore Park Drive, Ste. G
Houston TX 77041
Eurofins EMLab P&K - Houston
Donnie Combs
Bulk Asbestos Fiber Analysis by Polarized Light Microscopy (PLM)
Sample Description Asbestos
ConstituentsSample ID #Non-Asbestos
Constituents
Eurofins J3 Resources, Inc.
6110 W. 34th Street, Houston, Texas 77092
Phone: (713) 290-0221 - Fax: (713) 290-0248
J3Resources.com
Joint Compound, Beige, Homogeneous
Original PLM Result: Chrysotile 2%
ChrysotileC-2 LAYER 1 0.50%Non-Fibrous Material 99.50%
400 pt. POINT COUNT
Results apply to the sample as received and relate only to the items tested. This report is for the exclusive use of the addressed client and shall not be reproduced except in
full, without written approval by Eurofins J3 Resources, Inc. (EJ3). Samples are analyzed according to the methods listed above and are subject to the inherent limitations of
PLM and interference of matrix components. Reporting limit for the above method is a function of the quantity of sample analyzed, matrix interference, sample preparation,
fiber size, and distribution. Asbestos may be detected in concentrations of <1% by area if sufficient material is analyzed. EJ3 recommends TEM confirmation of soils,
vermiculite and non-friable organically bound materials (NOB) reported as None Detected or < 1% Asbestos by PLM. All samples received in good condition unless
otherwise noted. This report shall not be used to claim product approval, certification, or endorsement by NVLAP, NIST, or any agency of the federal government.
Scott Ward, Ph.D. Lab Director
NVLAP Lab Code: 200525-0 TDSHS License: 30-0273 Page 1 of 1
Taylor Smylie Analyst
Grand Island Regular Meeting - 11/16/2022 Page 137 / 191
Eurofins EMLab P&K
1815 West Diehl Road, Suite 800, Naperville, IL 60563
(866) 871-1984 Fax (856) 334-1040 www.emlab.com
Client: Heartland Testing & Consulting
C/O: Mike Smith
Re: Conestoga Mall; NESHAP
Date of Sampling: 07-11-2022
Date of Receipt: 07-13-2022
Date of Report: 07-18-2022
ASBESTOS PLM REPORT
Total Samples Submitted:29
Total Samples Analyzed:29
Total Samples with Layer Asbestos Content > 1%:4
Location: 5-1, 12"x12" Gray Mottled w/ Brown Streaked VFT Lab ID-Version‡: 14304823-1
Sample Layers Asbestos Content
Gray Floor Tile ND
Yellow Mastic ND
Sample Composite Homogeneity: Moderate
Location: 5-2, Black Baseboard Lab ID-Version‡: 14304824-1
Sample Layers Asbestos Content
Black Baseboard ND
Yellow Mastic ND
Sample Composite Homogeneity: Moderate
Location: 5-3, Mudded Fitting Lab ID-Version‡: 14304825-1
Sample Layers Asbestos Content
Gray Semi-Fibrous Material ND
Composite Non-Asbestos Content: 15% Glass Fibers
5% Cellulose
Sample Composite Homogeneity: Good
Location: Y-1, 12"x12" Tan Mottled VFT w/ Yellow Mastic Lab ID-Version‡: 14304826-1
Sample Layers Asbestos Content
Tan Floor Tile ND
Yellow Mastic ND
Sample Composite Homogeneity: Moderate
EMLab ID: 2974469, Page 2 of 9Eurofins EPK Built Environment Testing, LLC
The test report shall not be reproduced except in full, without written approval of the laboratory. The report must not be used by the client to
claim product certification, approval, or endorsement by any agency of the federal government. Eurofins EMLab P&K reserves the right to
dispose of all samples after a period of thirty (30) days, according to all state and federal guidelines, unless otherwise specified.
Inhomogeneous samples are separated into homogeneous subsamples and analyzed individually. ND means no fibers were detected. When
detected, the minimum detection and reporting limit is less than 1% unless point counting is performed. Floor tile samples may contain large
amounts of interference material and it is recommended that the sample be analyzed by gravimetric point count analysis to lower the detection
limit and to aid in asbestos identification.
‡ A "Version" indicated by -"x" after the Lab ID# with a value greater than 1 indicates a sample with amended data. The revision number is
reflected by the value of "x".
Grand Island Regular Meeting - 11/16/2022 Page 138 / 191
Eurofins EMLab P&K
1815 West Diehl Road, Suite 800, Naperville, IL 60563
(866) 871-1984 Fax (856) 334-1040 www.emlab.com
Client: Heartland Testing & Consulting
C/O: Mike Smith
Re: Conestoga Mall; NESHAP
Date of Sampling: 07-11-2022
Date of Receipt: 07-13-2022
Date of Report: 07-18-2022
ASBESTOS PLM REPORT
Location: Y-2, 12"x12" Gray VFT Lab ID-Version‡: 14304827-1
Sample Layers Asbestos Content
Gray Floor Tile ND
Yellow Mastic ND
Sample Composite Homogeneity: Moderate
EMLab ID: 2974469, Page 3 of 9Eurofins EPK Built Environment Testing, LLC
The test report shall not be reproduced except in full, without written approval of the laboratory. The report must not be used by the client to
claim product certification, approval, or endorsement by any agency of the federal government. Eurofins EMLab P&K reserves the right to
dispose of all samples after a period of thirty (30) days, according to all state and federal guidelines, unless otherwise specified.
Inhomogeneous samples are separated into homogeneous subsamples and analyzed individually. ND means no fibers were detected. When
detected, the minimum detection and reporting limit is less than 1% unless point counting is performed. Floor tile samples may contain large
amounts of interference material and it is recommended that the sample be analyzed by gravimetric point count analysis to lower the detection
limit and to aid in asbestos identification.
‡ A "Version" indicated by -"x" after the Lab ID# with a value greater than 1 indicates a sample with amended data. The revision number is
reflected by the value of "x".
Grand Island Regular Meeting - 11/16/2022 Page 139 / 191
Eurofins EMLab P&K
1815 West Diehl Road, Suite 800, Naperville, IL 60563
(866) 871-1984 Fax (856) 334-1040 www.emlab.com
Client: Heartland Testing & Consulting
C/O: Mike Smith
Re: Conestoga Mall; NESHAP
Date of Sampling: 07-11-2022
Date of Receipt: 07-13-2022
Date of Report: 07-18-2022
ASBESTOS PLM REPORT
Location: Y-3, 12"x12"White w/ Blue/Gray Streaked VFT w/ Yellow Mastic Lab ID-Version‡: 14304828-1
Sample Layers Asbestos Content
White Floor Tile ND
Yellow Mastic ND
Sample Composite Homogeneity: Moderate
Location: Y-4, 12"x12" Black VFT w/ Black Mastic Lab ID-Version‡: 14304829-1
Sample Layers Asbestos Content
Black Floor Tile ND
Black Mastic 5% Chrysotile
Sample Composite Homogeneity: Moderate
Location: Y-5, 12"x12" White w/ Brown Streaked VFT Lab ID-Version‡: 14304830-1
Sample Layers Asbestos Content
White Floor Tile ND
Black Mastic ND
Sample Composite Homogeneity: Moderate
Location: Y-6, 12"x12" VFT w/ 1/2" Square Pattern Lab ID-Version‡: 14304831-1
Sample Layers Asbestos Content
Gray Floor Tile ND
Sample Composite Homogeneity: Good
EMLab ID: 2974469, Page 4 of 9Eurofins EPK Built Environment Testing, LLC
The test report shall not be reproduced except in full, without written approval of the laboratory. The report must not be used by the client to
claim product certification, approval, or endorsement by any agency of the federal government. Eurofins EMLab P&K reserves the right to
dispose of all samples after a period of thirty (30) days, according to all state and federal guidelines, unless otherwise specified.
Inhomogeneous samples are separated into homogeneous subsamples and analyzed individually. ND means no fibers were detected. When
detected, the minimum detection and reporting limit is less than 1% unless point counting is performed. Floor tile samples may contain large
amounts of interference material and it is recommended that the sample be analyzed by gravimetric point count analysis to lower the detection
limit and to aid in asbestos identification.
‡ A "Version" indicated by -"x" after the Lab ID# with a value greater than 1 indicates a sample with amended data. The revision number is
reflected by the value of "x".
Grand Island Regular Meeting - 11/16/2022 Page 140 / 191
Eurofins EMLab P&K
1815 West Diehl Road, Suite 800, Naperville, IL 60563
(866) 871-1984 Fax (856) 334-1040 www.emlab.com
Client: Heartland Testing & Consulting
C/O: Mike Smith
Re: Conestoga Mall; NESHAP
Date of Sampling: 07-11-2022
Date of Receipt: 07-13-2022
Date of Report: 07-18-2022
ASBESTOS PLM REPORT
Location: Y-7, Drywall & Joint Compound (COMPOSITE SAMPLE)Lab ID-Version‡: 14304832-1
Sample Layers Asbestos Content
White Drywall with Brown Paper ND
White Joint Compound ND
Composite Non-Asbestos Content: 10% Cellulose
Sample Composite Homogeneity: Moderate
Location: Y-8, Brown Baseboard w/ Brown Adhesive Lab ID-Version‡: 14304833-1
Sample Layers Asbestos Content
Brown Baseboard ND
Brown Mastic ND
Sample Composite Homogeneity: Moderate
Location: Y-9, Mudded Pipe Hager Fitting Lab ID-Version‡: 14304834-1
Sample Layers Asbestos Content
Gray Semi-Fibrous Material ND
Composite Non-Asbestos Content: 15% Glass Fibers
5% Cellulose
Sample Composite Homogeneity: Good
Location: 11-1, Gray Pebble Pattern VSF Lab ID-Version‡: 14304835-1
Sample Layers Asbestos Content
Gray Sheet Flooring with Fibrous Backing ND
Composite Non-Asbestos Content: 15% Cellulose
Sample Composite Homogeneity: Good
EMLab ID: 2974469, Page 5 of 9Eurofins EPK Built Environment Testing, LLC
The test report shall not be reproduced except in full, without written approval of the laboratory. The report must not be used by the client to
claim product certification, approval, or endorsement by any agency of the federal government. Eurofins EMLab P&K reserves the right to
dispose of all samples after a period of thirty (30) days, according to all state and federal guidelines, unless otherwise specified.
Inhomogeneous samples are separated into homogeneous subsamples and analyzed individually. ND means no fibers were detected. When
detected, the minimum detection and reporting limit is less than 1% unless point counting is performed. Floor tile samples may contain large
amounts of interference material and it is recommended that the sample be analyzed by gravimetric point count analysis to lower the detection
limit and to aid in asbestos identification.
‡ A "Version" indicated by -"x" after the Lab ID# with a value greater than 1 indicates a sample with amended data. The revision number is
reflected by the value of "x".
Grand Island Regular Meeting - 11/16/2022 Page 141 / 191
Eurofins EMLab P&K
1815 West Diehl Road, Suite 800, Naperville, IL 60563
(866) 871-1984 Fax (856) 334-1040 www.emlab.com
Client: Heartland Testing & Consulting
C/O: Mike Smith
Re: Conestoga Mall; NESHAP
Date of Sampling: 07-11-2022
Date of Receipt: 07-13-2022
Date of Report: 07-18-2022
ASBESTOS PLM REPORT
Location: 11-2, 12"x12" White w/ Gray Streaked VFT w/ Yellow Mastic Lab ID-Version‡: 14304836-1
Sample Layers Asbestos Content
White Floor Tile ND
Yellow Mastic ND
Sample Composite Homogeneity: Moderate
Location: 48-1, Tan VSF Lab ID-Version‡: 14304837-1
Sample Layers Asbestos Content
Tan Sheet Flooring with Fibrous Backing 20% Chrysotile
Composite Non-Asbestos Content: 10% Cellulose
Sample Composite Homogeneity: Good
Location: 48-2, Tan Designed VSF Lab ID-Version‡: 14304838-1
Sample Layers Asbestos Content
Yellow Mastic ND
Tan Sheet Flooring with Fibrous Backing 20% Chrysotile
Composite Non-Asbestos Content: 10% Cellulose
Sample Composite Homogeneity: Moderate
Location: 48-3, Drywall & Joint Compound Lab ID-Version‡: 14304839-1
Sample Layers Asbestos Content
White Drywall with Brown Paper ND
Composite Non-Asbestos Content: 10% Cellulose
Sample Composite Homogeneity: Good
EMLab ID: 2974469, Page 6 of 9Eurofins EPK Built Environment Testing, LLC
The test report shall not be reproduced except in full, without written approval of the laboratory. The report must not be used by the client to
claim product certification, approval, or endorsement by any agency of the federal government. Eurofins EMLab P&K reserves the right to
dispose of all samples after a period of thirty (30) days, according to all state and federal guidelines, unless otherwise specified.
Inhomogeneous samples are separated into homogeneous subsamples and analyzed individually. ND means no fibers were detected. When
detected, the minimum detection and reporting limit is less than 1% unless point counting is performed. Floor tile samples may contain large
amounts of interference material and it is recommended that the sample be analyzed by gravimetric point count analysis to lower the detection
limit and to aid in asbestos identification.
‡ A "Version" indicated by -"x" after the Lab ID# with a value greater than 1 indicates a sample with amended data. The revision number is
reflected by the value of "x".
Grand Island Regular Meeting - 11/16/2022 Page 142 / 191
Eurofins EMLab P&K
1815 West Diehl Road, Suite 800, Naperville, IL 60563
(866) 871-1984 Fax (856) 334-1040 www.emlab.com
Client: Heartland Testing & Consulting
C/O: Mike Smith
Re: Conestoga Mall; NESHAP
Date of Sampling: 07-11-2022
Date of Receipt: 07-13-2022
Date of Report: 07-18-2022
ASBESTOS PLM REPORT
Location: 48-4, Wall Texture Lab ID-Version‡: 14304840-1
Sample Layers Asbestos Content
White Texture ND
Sample Composite Homogeneity: Good
Location: Maint-1, 12"x12" White w/ Black Streaked VFT w/ Tan-Yellow Mastic Lab ID-Version‡: 14304841-1
Sample Layers Asbestos Content
White Floor Tile ND
Yellow Mastic ND
Sample Composite Homogeneity: Moderate
Location: JC-1, 12"x12" Tan w/ Brown Streaked VFT w/ Black Mastic Lab ID-Version‡: 14304842-1
Sample Layers Asbestos Content
Tan Floor Tile ND
Black Mastic ND
Sample Composite Homogeneity: Moderate
Location: JC-2, 12"x12" Brown VFT w/ Brown Mastic Lab ID-Version‡: 14304843-1
Sample Layers Asbestos Content
Brown Floor Tile ND
Brown Mastic ND
Sample Composite Homogeneity: Moderate
EMLab ID: 2974469, Page 7 of 9Eurofins EPK Built Environment Testing, LLC
The test report shall not be reproduced except in full, without written approval of the laboratory. The report must not be used by the client to
claim product certification, approval, or endorsement by any agency of the federal government. Eurofins EMLab P&K reserves the right to
dispose of all samples after a period of thirty (30) days, according to all state and federal guidelines, unless otherwise specified.
Inhomogeneous samples are separated into homogeneous subsamples and analyzed individually. ND means no fibers were detected. When
detected, the minimum detection and reporting limit is less than 1% unless point counting is performed. Floor tile samples may contain large
amounts of interference material and it is recommended that the sample be analyzed by gravimetric point count analysis to lower the detection
limit and to aid in asbestos identification.
‡ A "Version" indicated by -"x" after the Lab ID# with a value greater than 1 indicates a sample with amended data. The revision number is
reflected by the value of "x".
Grand Island Regular Meeting - 11/16/2022 Page 143 / 191
Eurofins EMLab P&K
1815 West Diehl Road, Suite 800, Naperville, IL 60563
(866) 871-1984 Fax (856) 334-1040 www.emlab.com
Client: Heartland Testing & Consulting
C/O: Mike Smith
Re: Conestoga Mall; NESHAP
Date of Sampling: 07-11-2022
Date of Receipt: 07-13-2022
Date of Report: 07-18-2022
ASBESTOS PLM REPORT
Location: JC-3, 12"x12" Black w/ White Streaked VFT Lab ID-Version‡: 14304844-1
Sample Layers Asbestos Content
Black Floor Tile ND
Sample Composite Homogeneity: Good
Location: JC-4, 12"x12" Tan Mottled VFT w/ Yellow Mastic Lab ID-Version‡: 14304845-1
Sample Layers Asbestos Content
Tan Floor Tile ND
Black Mastic 5% Chrysotile
Sample Composite Homogeneity: Moderate
Location: JC-5, 12"x12" Beige Mottled VFT w/ Yellow Mastic Lab ID-Version‡: 14304846-1
Sample Layers Asbestos Content
Beige Floor Tile ND
Sample Composite Homogeneity: Good
Location: JC-6, Off-White w/ Tan Mottled VFT w/ Yellow Mastic Lab ID-Version‡: 14304847-1
Sample Layers Asbestos Content
Off-White Floor Tile ND
Yellow Mastic ND
Sample Composite Homogeneity: Moderate
EMLab ID: 2974469, Page 8 of 9Eurofins EPK Built Environment Testing, LLC
The test report shall not be reproduced except in full, without written approval of the laboratory. The report must not be used by the client to
claim product certification, approval, or endorsement by any agency of the federal government. Eurofins EMLab P&K reserves the right to
dispose of all samples after a period of thirty (30) days, according to all state and federal guidelines, unless otherwise specified.
Inhomogeneous samples are separated into homogeneous subsamples and analyzed individually. ND means no fibers were detected. When
detected, the minimum detection and reporting limit is less than 1% unless point counting is performed. Floor tile samples may contain large
amounts of interference material and it is recommended that the sample be analyzed by gravimetric point count analysis to lower the detection
limit and to aid in asbestos identification.
‡ A "Version" indicated by -"x" after the Lab ID# with a value greater than 1 indicates a sample with amended data. The revision number is
reflected by the value of "x".
Grand Island Regular Meeting - 11/16/2022 Page 144 / 191
Eurofins EMLab P&K
1815 West Diehl Road, Suite 800, Naperville, IL 60563
(866) 871-1984 Fax (856) 334-1040 www.emlab.com
Client: Heartland Testing & Consulting
C/O: Mike Smith
Re: Conestoga Mall; NESHAP
Date of Sampling: 07-11-2022
Date of Receipt: 07-13-2022
Date of Report: 07-18-2022
ASBESTOS PLM REPORT
Location: JC-7, 2x4 CT w/ Pineholes and Holes Lab ID-Version‡: 14304848-1
Sample Layers Asbestos Content
Beige Ceiling Tile with White Surface ND
Composite Non-Asbestos Content: 40% Cellulose
40% Glass Fibers
Sample Composite Homogeneity: Good
Location: 16-1, 12"x12" Cream w/ Brown Streaked VFT w/ Black Mastic Lab ID-Version‡: 14304849-1
Sample Layers Asbestos Content
Cream Floor Tile ND
Black Mastic ND
Sample Composite Homogeneity: Moderate
Location: 22-1, Tan/Olive/Blue Mottled VFT Lab ID-Version‡: 14304850-1
Sample Layers Asbestos Content
Tan Floor Tile ND
Sample Composite Homogeneity: Good
Location: PR-1, 12"x12" VFT (Under Carpet in Restroom)Lab ID-Version‡: 14304851-1
Sample Layers Asbestos Content
Yellow Mastic ND
Cream Floor Tile ND
Black Mastic ND
Sample Composite Homogeneity: Poor
EMLab ID: 2974469, Page 9 of 9Eurofins EPK Built Environment Testing, LLC
The test report shall not be reproduced except in full, without written approval of the laboratory. The report must not be used by the client to
claim product certification, approval, or endorsement by any agency of the federal government. Eurofins EMLab P&K reserves the right to
dispose of all samples after a period of thirty (30) days, according to all state and federal guidelines, unless otherwise specified.
Inhomogeneous samples are separated into homogeneous subsamples and analyzed individually. ND means no fibers were detected. When
detected, the minimum detection and reporting limit is less than 1% unless point counting is performed. Floor tile samples may contain large
amounts of interference material and it is recommended that the sample be analyzed by gravimetric point count analysis to lower the detection
limit and to aid in asbestos identification.
‡ A "Version" indicated by -"x" after the Lab ID# with a value greater than 1 indicates a sample with amended data. The revision number is
reflected by the value of "x".
Grand Island Regular Meeting - 11/16/2022 Page 145 / 191
Eurofins EMLab P&K
1815 West Diehl Road, Suite 800, Naperville, IL 60563
(866) 871-1984 Fax (856) 334-1040 www.emlab.com
Client: Heartland Testing & Consulting
C/O: Mike Smith
Re: Conestoga Mall; NESHAP
Date of Sampling: 07-12-2022
Date of Receipt: 07-14-2022
Date of Report: 07-19-2022
ASBESTOS PLM REPORT
Total Samples Submitted:12
Total Samples Analyzed:12
Total Samples with Layer Asbestos Content > 1%:1
Location: CR-1, 2x2 CT w/ Deep Design Lab ID-Version‡: 14309731-1
Sample Layers Asbestos Content
Gray Ceiling Tile with White Surface ND
Composite Non-Asbestos Content: 60% Glass Fibers
20% Cellulose
Sample Composite Homogeneity: Good
Location: SO-1, 12x12 White w/ Black Streaked VFT and Yellow Mastic Lab ID-Version‡: 14309732-1
Sample Layers Asbestos Content
White Floor Tile ND
Yellow Mastic ND
Sample Composite Homogeneity: Moderate
Location: 8A-2, Yellow Carpet Mastic Lab ID-Version‡: 14309733-1
Sample Layers Asbestos Content
Yellow Mastic ND
Sample Composite Homogeneity: Good
Location: 57-1, 12x12 Cream w/ Beige Streaked VFT w/ Black Mastic Lab ID-Version‡: 14309734-1
Sample Layers Asbestos Content
Cream Floor Tile ND
Black Mastic ND
Sample Composite Homogeneity: Moderate
EMLab ID: 2975278, Page 2 of 4Eurofins EPK Built Environment Testing, LLC
The test report shall not be reproduced except in full, without written approval of the laboratory. The report must not be used by the client to
claim product certification, approval, or endorsement by any agency of the federal government. Eurofins EMLab P&K reserves the right to
dispose of all samples after a period of thirty (30) days, according to all state and federal guidelines, unless otherwise specified.
Inhomogeneous samples are separated into homogeneous subsamples and analyzed individually. ND means no fibers were detected. When
detected, the minimum detection and reporting limit is less than 1% unless point counting is performed. Floor tile samples may contain large
amounts of interference material and it is recommended that the sample be analyzed by gravimetric point count analysis to lower the detection
limit and to aid in asbestos identification.
‡ A "Version" indicated by -"x" after the Lab ID# with a value greater than 1 indicates a sample with amended data. The revision number is
reflected by the value of "x".
Grand Island Regular Meeting - 11/16/2022 Page 146 / 191
Eurofins EMLab P&K
1815 West Diehl Road, Suite 800, Naperville, IL 60563
(866) 871-1984 Fax (856) 334-1040 www.emlab.com
Client: Heartland Testing & Consulting
C/O: Mike Smith
Re: Conestoga Mall; NESHAP
Date of Sampling: 07-12-2022
Date of Receipt: 07-14-2022
Date of Report: 07-19-2022
ASBESTOS PLM REPORT
Location: 64-1, Tan Square Design VSF Lab ID-Version‡: 14309735-1
Sample Layers Asbestos Content
Tan Sheet Flooring with Fibrous Backing ND
Composite Non-Asbestos Content: 20% Cellulose
Sample Composite Homogeneity: Good
Location: SRR-1, Black Flashing Tar Lab ID-Version‡: 14309736-1
Sample Layers Asbestos Content
Black Roof Flashing ND
Sample Composite Homogeneity: Good
Location: SRR-2, Black Flashing Tar Lab ID-Version‡: 14309737-1
Sample Layers Asbestos Content
Gray/Black Roof Flashing 3% Chrysotile
Sample Composite Homogeneity: Good
Location: SRR-3, Black Flashing Tar Lab ID-Version‡: 14309738-1
Sample Layers Asbestos Content
Black Roof Flashing ND
Sample Composite Homogeneity: Good
EMLab ID: 2975278, Page 3 of 4Eurofins EPK Built Environment Testing, LLC
The test report shall not be reproduced except in full, without written approval of the laboratory. The report must not be used by the client to
claim product certification, approval, or endorsement by any agency of the federal government. Eurofins EMLab P&K reserves the right to
dispose of all samples after a period of thirty (30) days, according to all state and federal guidelines, unless otherwise specified.
Inhomogeneous samples are separated into homogeneous subsamples and analyzed individually. ND means no fibers were detected. When
detected, the minimum detection and reporting limit is less than 1% unless point counting is performed. Floor tile samples may contain large
amounts of interference material and it is recommended that the sample be analyzed by gravimetric point count analysis to lower the detection
limit and to aid in asbestos identification.
‡ A "Version" indicated by -"x" after the Lab ID# with a value greater than 1 indicates a sample with amended data. The revision number is
reflected by the value of "x".
Grand Island Regular Meeting - 11/16/2022 Page 147 / 191
Eurofins EMLab P&K
1815 West Diehl Road, Suite 800, Naperville, IL 60563
(866) 871-1984 Fax (856) 334-1040 www.emlab.com
Client: Heartland Testing & Consulting
C/O: Mike Smith
Re: Conestoga Mall; NESHAP
Date of Sampling: 07-12-2022
Date of Receipt: 07-14-2022
Date of Report: 07-19-2022
ASBESTOS PLM REPORT
Location: JCR-1, Black Roof Tar Lab ID-Version‡: 14309739-1
Sample Layers Asbestos Content
Black Roofing Tar ND
Sample Composite Homogeneity: Good
Location: JCR-2, Black Asphalt Roll w/ Black Tar Lab ID-Version‡: 14309740-1
Sample Layers Asbestos Content
Black Roofing Material with Grey Pebbles ND
Black Tar ND
Sample Composite Homogeneity: Moderate
Location: JCR-3, Black Roof Tar Lab ID-Version‡: 14309741-1
Sample Layers Asbestos Content
Black Roofing Tar ND
Sample Composite Homogeneity: Good
Location: JCR-4, Black Asphalt Roll w/ Black Tar Lab ID-Version‡: 14309742-1
Sample Layers Asbestos Content
Black Roofing Material with Grey Pebbles ND
Black Tar ND
Sample Composite Homogeneity: Moderate
EMLab ID: 2975278, Page 4 of 4Eurofins EPK Built Environment Testing, LLC
The test report shall not be reproduced except in full, without written approval of the laboratory. The report must not be used by the client to
claim product certification, approval, or endorsement by any agency of the federal government. Eurofins EMLab P&K reserves the right to
dispose of all samples after a period of thirty (30) days, according to all state and federal guidelines, unless otherwise specified.
Inhomogeneous samples are separated into homogeneous subsamples and analyzed individually. ND means no fibers were detected. When
detected, the minimum detection and reporting limit is less than 1% unless point counting is performed. Floor tile samples may contain large
amounts of interference material and it is recommended that the sample be analyzed by gravimetric point count analysis to lower the detection
limit and to aid in asbestos identification.
‡ A "Version" indicated by -"x" after the Lab ID# with a value greater than 1 indicates a sample with amended data. The revision number is
reflected by the value of "x".
Grand Island Regular Meeting - 11/16/2022 Page 148 / 191
Date Received: 26-Jul-2022
27-Jul-2022Date Analyzed:
27-Jul-2022Date Reported:
JP221037792Order #:
2982869Project #:
EMLab ID 2982869
10900 Brittmoore Park Drive, Ste. G
Houston TX 77041
Eurofins EMLab P&K - Houston
Donnie Combs
Bulk Asbestos Fiber Analysis by Polarized Light Microscopy (PLM)
Appx E Sub E 40 CFR 763 / EPA 600/R-93/116
Sample Description Asbestos
ConstituentsSample ID #Non-Asbestos
Constituents
Eurofins J3 Resources, Inc.
3113 Red Bluff Road, Pasadena, TX 77503
Phone: (713) 290-0223 - Fax: (713) 290-0248
J3Resources.com
Fibrous GlassLAYER 1
Sheet Flooring, Beige, Homogeneous
None Detected8B-1 4%
Non-Fibrous Material 96%
LAYER 2
Mastic, Yellow, Homogeneous
None Detected Non-Fibrous Material 100%
LAYER 3
Float, Gray, Homogeneous
None Detected Non-Fibrous Material 100%
LAYER 4
Mastic, Black, Homogeneous
Chrysotile 4%Non-Fibrous Material 96%
LAYER 1
Floor Tile, White, Homogeneous
None Detected8B-2 Non-Fibrous Material 100%
LAYER 2
Mastic, Yellow, Homogeneous
None Detected Non-Fibrous Material 100%
Cellulose FiberMastic, Black, Homogeneous None Detected17-1 5%
Non-Fibrous Material 95%
LAYER 1
Floor Tile, Tan/ Mottled, Homogeneous
None Detected20-1 Non-Fibrous Material 100%
LAYER 2
Mastic, Yellow, Homogeneous
None Detected Non-Fibrous Material 100%
Floor Tile, White/Brown/ Mottled,
Homogeneous
None Detected23A-1 Non-Fibrous Material 100%
Cellulose FiberMastic, Black, Homogeneous None Detected24-1 5%
Non-Fibrous Material 95%
Floor Tile, White/ Gray/ Mottled,
Homogeneous
None Detected31-1 Non-Fibrous Material 100%
Results apply to the sample as received and relate only to the items tested. This report is for the exclusive use of the addressed client and shall not be reproduced except in full,
without written approval by Eurofins J3 Resources, Inc. (EJ3). Samples are analyzed according to the methods listed above and are subject to the inherent limitations of PLM
and interference of matrix components. Reporting limit for the above method is a function of the quantity of sample analyzed, matrix interference, sample preparation, fiber size,
and distribution. Asbestos may be detected in concentrations of <1% by area if sufficient material is analyzed. All reported results have been determined by calibrated visual
estimation (CVE) unless otherwise noted. According to the USEPA 1991 Clarification and the Texas Asbestos Health Protection Rule, a material containing asbestos of <10%
by CVE (including <1% asbestos) can only be demonstrated as a non-asbestos containing building material (non-ACBM) if confirmed by point counting. EJ3 recommends TEM
confirmation of soils, vermiculite and non-friable organically bound materials (NOB) reported as None Detected or < 1% Asbestos by PLM. All samples received in good condi-
tion unless otherwise noted. This report shall not be used to claim product approval, certification, or endorsement by NVLAP, NIST, or any agency of the federal government.
Duane Salinas Analyst Lab DirectorScott Ward, Ph.D.
NVLAP Lab Code: 600120-0 AIHA-LAP, LLC Lab ID: 157714 TDSHS License: 30-0457 Page 1 of 4
Grand Island Regular Meeting - 11/16/2022 Page 149 / 191
Date Received: 26-Jul-2022
27-Jul-2022Date Analyzed:
27-Jul-2022Date Reported:
JP221037792Order #:
2982869Project #:
EMLab ID 2982869
10900 Brittmoore Park Drive, Ste. G
Houston TX 77041
Eurofins EMLab P&K - Houston
Donnie Combs
Bulk Asbestos Fiber Analysis by Polarized Light Microscopy (PLM)
Appx E Sub E 40 CFR 763 / EPA 600/R-93/116
Sample Description Asbestos
ConstituentsSample ID #Non-Asbestos
Constituents
Eurofins J3 Resources, Inc.
3113 Red Bluff Road, Pasadena, TX 77503
Phone: (713) 290-0223 - Fax: (713) 290-0248
J3Resources.com
Mastic, Black, Homogeneous None Detected39-1 Non-Fibrous Material 100%
LAYER 1Sheet Flooring, White, Homogeneous None Detected40A-1 Non-Fibrous Material 100%
LAYER 2
Mastic, Yellow, Homogeneous
None Detected Non-Fibrous Material 100%
LAYER 1
Floor Tile, Tan/Brown/Pitted,
Homogeneous
Chrysotile41-1 3%Non-Fibrous Material 97%
LAYER 2
Mastic, Black, Homogeneous
Chrysotile 5%Non-Fibrous Material 95%
LAYER 1
Floor Tile, White/Gray Streaks,
Homogeneous
None Detected42-1 Non-Fibrous Material 100%
LAYER 2
Mastic, Yellow, Homogeneous
None Detected Non-Fibrous Material 100%
Floor Tile, Black, Homogeneous None Detected43-1 Non-Fibrous Material 100%
Fibrous GlassMud Insulation, Gray, Homogeneous None Detected48-5 25%
Non-Fibrous Material 75%
LAYER 1
Floor Tile, White, Homogeneous
None Detected49-1 Non-Fibrous Material 100%
LAYER 2
Mastic, Yellow, Homogeneous
None Detected Non-Fibrous Material 100%
Results apply to the sample as received and relate only to the items tested. This report is for the exclusive use of the addressed client and shall not be reproduced except in full,
without written approval by Eurofins J3 Resources, Inc. (EJ3). Samples are analyzed according to the methods listed above and are subject to the inherent limitations of PLM
and interference of matrix components. Reporting limit for the above method is a function of the quantity of sample analyzed, matrix interference, sample preparation, fiber size,
and distribution. Asbestos may be detected in concentrations of <1% by area if sufficient material is analyzed. All reported results have been determined by calibrated visual
estimation (CVE) unless otherwise noted. According to the USEPA 1991 Clarification and the Texas Asbestos Health Protection Rule, a material containing asbestos of <10%
by CVE (including <1% asbestos) can only be demonstrated as a non-asbestos containing building material (non-ACBM) if confirmed by point counting. EJ3 recommends TEM
confirmation of soils, vermiculite and non-friable organically bound materials (NOB) reported as None Detected or < 1% Asbestos by PLM. All samples received in good condi-
tion unless otherwise noted. This report shall not be used to claim product approval, certification, or endorsement by NVLAP, NIST, or any agency of the federal government.
Duane Salinas Analyst Lab DirectorScott Ward, Ph.D.
NVLAP Lab Code: 600120-0 AIHA-LAP, LLC Lab ID: 157714 TDSHS License: 30-0457 Page 2 of 4
Grand Island Regular Meeting - 11/16/2022 Page 150 / 191
Date Received: 26-Jul-2022
27-Jul-2022Date Analyzed:
27-Jul-2022Date Reported:
JP221037792Order #:
2982869Project #:
EMLab ID 2982869
10900 Brittmoore Park Drive, Ste. G
Houston TX 77041
Eurofins EMLab P&K - Houston
Donnie Combs
Bulk Asbestos Fiber Analysis by Polarized Light Microscopy (PLM)
Appx E Sub E 40 CFR 763 / EPA 600/R-93/116
Sample Description Asbestos
ConstituentsSample ID #Non-Asbestos
Constituents
Eurofins J3 Resources, Inc.
3113 Red Bluff Road, Pasadena, TX 77503
Phone: (713) 290-0223 - Fax: (713) 290-0248
J3Resources.com
Cellulose Fiber
Fibrous Glass
Sheet Flooring, Beige, Homogeneous None Detected51-1 20%
2%
Non-Fibrous Material 78%
LAYER 1
Floor Tile, White/Black Streaks,
Homogeneous
None Detected52-1 Non-Fibrous Material 100%
LAYER 2
Mastic, Yellow, Homogeneous
None Detected Non-Fibrous Material 100%
LAYER 1
Floor Tile, Tan, Homogeneous
None Detected58-1 Non-Fibrous Material 100%
LAYER 2
Mastic, Yellow, Homogeneous
None Detected Non-Fibrous Material 100%
LAYER 1
Floor Tile, White/Brown Streaks,
Homogeneous
ChrysotileY-10 3%Non-Fibrous Material 97%
Cellulose FiberLAYER 2
Mastic, Black, Homogeneous
None Detected 2%
Non-Fibrous Material 98%
LAYER 1
Floor Tile, Blue/ Green, Homogeneous
None DetectedY-11 Non-Fibrous Material 100%
LAYER 2Mastic, Yellow, Homogeneous None Detected Non-Fibrous Material 100%
Floor Tile, White/Blue Streaks,
Homogeneous
None DetectedY-12 Non-Fibrous Material 100%
Mastic, Black/ Yellow, Homogeneous ChrysotileJC-8 2%Non-Fibrous Material 98%
Results apply to the sample as received and relate only to the items tested. This report is for the exclusive use of the addressed client and shall not be reproduced except in full,
without written approval by Eurofins J3 Resources, Inc. (EJ3). Samples are analyzed according to the methods listed above and are subject to the inherent limitations of PLM
and interference of matrix components. Reporting limit for the above method is a function of the quantity of sample analyzed, matrix interference, sample preparation, fiber size,
and distribution. Asbestos may be detected in concentrations of <1% by area if sufficient material is analyzed. All reported results have been determined by calibrated visual
estimation (CVE) unless otherwise noted. According to the USEPA 1991 Clarification and the Texas Asbestos Health Protection Rule, a material containing asbestos of <10%
by CVE (including <1% asbestos) can only be demonstrated as a non-asbestos containing building material (non-ACBM) if confirmed by point counting. EJ3 recommends TEM
confirmation of soils, vermiculite and non-friable organically bound materials (NOB) reported as None Detected or < 1% Asbestos by PLM. All samples received in good condi-
tion unless otherwise noted. This report shall not be used to claim product approval, certification, or endorsement by NVLAP, NIST, or any agency of the federal government.
Duane Salinas Analyst Lab DirectorScott Ward, Ph.D.
NVLAP Lab Code: 600120-0 AIHA-LAP, LLC Lab ID: 157714 TDSHS License: 30-0457 Page 3 of 4
Grand Island Regular Meeting - 11/16/2022 Page 151 / 191
Date Received: 26-Jul-2022
27-Jul-2022Date Analyzed:
27-Jul-2022Date Reported:
JP221037792Order #:
2982869Project #:
EMLab ID 2982869
10900 Brittmoore Park Drive, Ste. G
Houston TX 77041
Eurofins EMLab P&K - Houston
Donnie Combs
Bulk Asbestos Fiber Analysis by Polarized Light Microscopy (PLM)
Appx E Sub E 40 CFR 763 / EPA 600/R-93/116
Sample Description Asbestos
ConstituentsSample ID #Non-Asbestos
Constituents
Eurofins J3 Resources, Inc.
3113 Red Bluff Road, Pasadena, TX 77503
Phone: (713) 290-0223 - Fax: (713) 290-0248
J3Resources.com
LAYER 1
Floor Tile, White/Black Streaks,
Homogeneous
None DetectedJC-9 Non-Fibrous Material 100%
LAYER 2
Mastic, Black, Homogeneous
Chrysotile 4%Non-Fibrous Material 96%
Duct Sealant, Silver/ Black,
Homogeneous
ChrysotileJC-10 6%Non-Fibrous Material 94%
Results apply to the sample as received and relate only to the items tested. This report is for the exclusive use of the addressed client and shall not be reproduced except in full,
without written approval by Eurofins J3 Resources, Inc. (EJ3). Samples are analyzed according to the methods listed above and are subject to the inherent limitations of PLM
and interference of matrix components. Reporting limit for the above method is a function of the quantity of sample analyzed, matrix interference, sample preparation, fiber size,
and distribution. Asbestos may be detected in concentrations of <1% by area if sufficient material is analyzed. All reported results have been determined by calibrated visual
estimation (CVE) unless otherwise noted. According to the USEPA 1991 Clarification and the Texas Asbestos Health Protection Rule, a material containing asbestos of <10%
by CVE (including <1% asbestos) can only be demonstrated as a non-asbestos containing building material (non-ACBM) if confirmed by point counting. EJ3 recommends TEM
confirmation of soils, vermiculite and non-friable organically bound materials (NOB) reported as None Detected or < 1% Asbestos by PLM. All samples received in good condi-
tion unless otherwise noted. This report shall not be used to claim product approval, certification, or endorsement by NVLAP, NIST, or any agency of the federal government.
Duane Salinas Analyst Lab DirectorScott Ward, Ph.D.
NVLAP Lab Code: 600120-0 AIHA-LAP, LLC Lab ID: 157714 TDSHS License: 30-0457 Page 4 of 4
Grand Island Regular Meeting - 11/16/2022 Page 152 / 191
Eurofins EMLab P&K
1815 West Diehl Road, Suite 800, Naperville, IL 60563
(866) 871-1984 Fax (856) 334-1040 www.emlab.com
Client: Heartland Testing & Consulting
C/O: Mike Smith
Re: Conestoga Mall; NESHAP
Date of Sampling: 07-27-2022
Date of Receipt: 07-28-2022
Date of Report: 08-02-2022
ASBESTOS PLM REPORT
Total Samples Submitted:6
Total Samples Analyzed:6
Total Samples with Layer Asbestos Content > 1%:1
Location: BB-1, Drywall and Joint Compound Lab ID-Version‡: 14372398-1
Sample Layers Asbestos Content
White Drywall with Brown Paper ND
White Joint Compound with Paint ND
Composite Non-Asbestos Content: 10% Cellulose
Sample Composite Homogeneity: Moderate
Location: BB-2, Tan Vinyl Plank Flooring Lab ID-Version‡: 14372399-1
Sample Layers Asbestos Content
Tan Sheet Flooring ND
Sample Composite Homogeneity: Good
Location: D-1, 12"x12" Tan w/ Lt. Blue/Gray Mottled VFT & Black Mastic Lab ID-Version‡: 14372400-1
Sample Layers Asbestos Content
Tan Floor Tile ND
Black Mastic 5% Chrysotile
Sample Composite Homogeneity: Good
EMLab ID: 2987259, Page 2 of 3Eurofins EPK Built Environment Testing, LLC
The test report shall not be reproduced except in full, without written approval of the laboratory. The report must not be used by the client to
claim product certification, approval, or endorsement by any agency of the federal government. Eurofins EMLab P&K reserves the right to
dispose of all samples after a period of thirty (30) days, according to all state and federal guidelines, unless otherwise specified.
Inhomogeneous samples are separated into homogeneous subsamples and analyzed individually. ND means no fibers were detected. When
detected, the minimum detection and reporting limit is less than 1% unless point counting is performed. Floor tile samples may contain large
amounts of interference material and it is recommended that the sample be analyzed by gravimetric point count analysis to lower the detection
limit and to aid in asbestos identification.
‡ A "Version" indicated by -"x" after the Lab ID# with a value greater than 1 indicates a sample with amended data. The revision number is
reflected by the value of "x".
Grand Island Regular Meeting - 11/16/2022 Page 153 / 191
Eurofins EMLab P&K
1815 West Diehl Road, Suite 800, Naperville, IL 60563
(866) 871-1984 Fax (856) 334-1040 www.emlab.com
Client: Heartland Testing & Consulting
C/O: Mike Smith
Re: Conestoga Mall; NESHAP
Date of Sampling: 07-27-2022
Date of Receipt: 07-28-2022
Date of Report: 08-02-2022
ASBESTOS PLM REPORT
Location: D-2, Drywall Lab ID-Version‡: 14372401-1
Sample Layers Asbestos Content
White Drywall with Brown Paper ND
Composite Non-Asbestos Content: 10% Cellulose
Sample Composite Homogeneity: Good
Location: D-3, 12"x12" Beige/Tan Mottled VFT Lab ID-Version‡: 14372402-1
Sample Layers Asbestos Content
Beige Floor Tile ND
Sample Composite Homogeneity: Good
Location: D-4, Mudded Fitting Lab ID-Version‡: 14372403-1
Sample Layers Asbestos Content
White Semi-Fibrous Material ND
Composite Non-Asbestos Content: 15% Glass Fibers
Sample Composite Homogeneity: Good
EMLab ID: 2987259, Page 3 of 3Eurofins EPK Built Environment Testing, LLC
The test report shall not be reproduced except in full, without written approval of the laboratory. The report must not be used by the client to
claim product certification, approval, or endorsement by any agency of the federal government. Eurofins EMLab P&K reserves the right to
dispose of all samples after a period of thirty (30) days, according to all state and federal guidelines, unless otherwise specified.
Inhomogeneous samples are separated into homogeneous subsamples and analyzed individually. ND means no fibers were detected. When
detected, the minimum detection and reporting limit is less than 1% unless point counting is performed. Floor tile samples may contain large
amounts of interference material and it is recommended that the sample be analyzed by gravimetric point count analysis to lower the detection
limit and to aid in asbestos identification.
‡ A "Version" indicated by -"x" after the Lab ID# with a value greater than 1 indicates a sample with amended data. The revision number is
reflected by the value of "x".
Grand Island Regular Meeting - 11/16/2022 Page 154 / 191
P.O. BOX 290 • ALDA • 6 8 8 10
PHONE: (3 0 8) 708-0604 • FAX: (3 0 8) 3 8 1 - 1 6 9 7
MIKE@ONEILLWR.COM
Appendix E – Asbestos Sample Photographs
Grand Island Regular Meeting - 11/16/2022 Page 155 / 191
P.O. BOX 290 • ALDA • 6 8 8 10
PHONE: (3 0 8) 708-0604 • FAX: (3 0 8) 3 8 1 - 1 6 9 7
MIKE@ONEILLWR.COM
Photo 1:
View of
Sample SR-1 & SR-2.
Photo 2:
View of Sample SR-3 & SR-4.
Grand Island Regular Meeting - 11/16/2022 Page 156 / 191
P.O. BOX 290 • ALDA • 6 8 8 10
PHONE: (3 0 8) 708-0604 • FAX: (3 0 8) 3 8 1 - 1 6 9 7
MIKE@ONEILLWR.COM
Photo 3:
View of
Sample SR-8.
Photo 4:
View of sample C-2.
Grand Island Regular Meeting - 11/16/2022 Page 157 / 191
P.O. BOX 290 • ALDA • 6 8 8 10
PHONE: (3 0 8) 708-0604 • FAX: (3 0 8) 3 8 1 - 1 6 9 7
MIKE@ONEILLWR.COM
Photo 5:
View of Sample C-8 & C-11.
Photo 6:
View of
Sample Y-4 & Y-10.
Grand Island Regular Meeting - 11/16/2022 Page 158 / 191
P.O. BOX 290 • ALDA • 6 8 8 10
PHONE: (3 0 8) 708-0604 • FAX: (3 0 8) 3 8 1 - 1 6 9 7
MIKE@ONEILLWR.COM
Photo 7:
View of Sample 41-1.
Photo 8:
View of Sample 48-1.
Grand Island Regular Meeting - 11/16/2022 Page 159 / 191
P.O. BOX 290 • ALDA • 6 8 8 10
PHONE: (3 0 8) 708-0604 • FAX: (3 0 8) 3 8 1 - 1 6 9 7
MIKE@ONEILLWR.COM
Photo 9:
View of Sample 48-2.
Photo 10:
View of
Sample JC-4.
Grand Island Regular Meeting - 11/16/2022 Page 160 / 191
P.O. BOX 290 • ALDA • 6 8 8 10
PHONE: (3 0 8) 708-0604 • FAX: (3 0 8) 3 8 1 - 1 6 9 7
MIKE@ONEILLWR.COM
Photo 11:
View of Sample JC-10.
Photo 12:
View of Sample SRR-2, material appears to be a patch material.
Grand Island Regular Meeting - 11/16/2022 Page 161 / 191
P.O. BOX 290 • ALDA • 6 8 8 10
PHONE: (3 0 8) 708-0604 • FAX: (3 0 8) 3 8 1 - 1 6 9 7
MIKE@ONEILLWR.COM
Photo 13:
View of sample D-1.
Photo 14: View of Assumed transite soffit.
Grand Island Regular Meeting - 11/16/2022 Page 162 / 191
P.O. BOX 290 • ALDA • 6 8 8 10
PHONE: (3 0 8) 708-0604 • FAX: (3 0 8) 3 8 1 - 1 6 9 7
MIKE@ONEILLWR.COM
Appendix F – Facility Diagrams
Grand Island Regular Meeting - 11/16/2022 Page 163 / 191
Grand IslandRegular Meeting - 11/16/2022Page 164 / 191
Grand Island Regular Meeting - 11/16/2022 Page 165 / 191
EXTREMELY BLIGHTED DETERMINATION STUDY CITY OF GRAND ISLAND, NEBRASKA
AUGUST 2022
A study to determine if areas already declared Blighted and
Substandard meet the Legislative requirements to be declared
extremely blighted for purposes of receiving potential funding,
extended TIF periods and tax credits.
Prepared by Marvin Planning Consultants, Inc and Kurt Elder
AUGUST 2022
Grand Island Regular Meeting - 11/16/2022 Page 166 / 191
BLIGHT and EXTREMELY BLIGHTED AREA STUDY
REF: Statute 18-2101 to 18-2154 and section of the act, aka Community Development Law REASONS FOR COMPLETING AN EXTREMELY BLIGHTED STUDY
Section 2: (1) For any city that (a) intends to carry out a redevelopment project which will
involve the construction of workforce housing in an extremely blighted area as authorized under subdivision (28)(g) of section 18-2103, (b) intends to declare an area as an extremely blighted
area for purposes of funding decisions under subdivision (1)(b) of section 58-708, or (c) intends to
declare an area as an extremely blighted area in order for individuals purchasing residences in
such area to qualify for the income tax credit authorized in subsection (7) of section 77-2715.07, the governing body of such city shall first declare, by resolution adopted after the public hearings required under this section, such area to be an extremely blighted area.
LEGISLATIVE DIRECTION Section 2: (2) Prior to making such declaration, the governing body of the city shall conduct or cause to be conducted a study or an analysis on whether the area is extremely blighted and
shall submit the question of whether such area is extremely blighted to the planning commission
or board of the city for its review and recommendation. (…) The planning commission or board shall submit its written recommendations to the governing body of the city within thirty days after
the public hearing.
PROCESS Brief: For an area to be designated as extremely blighted and substandard two finding, through
three facets, need to be meet. These facets are defined in Nebraska statute. (i.e. 18-2103 –
Terms, …) However, for brevity they are simplified into two broad components (a) areas that have been found blighted and substandard through city council action, and (b) have been found to be contain extremely blighted components.
This study primarily determines which areas meet the statutory definition of extremely blighted
An approved blighted and substandard area is also extremely blighted if (i) the average rate of
unemployment in the area during the period covered by the most recent federal decennial
census or American Community Survey 5-Year Estimate is at least two hundred percent of the average rate of unemployment in the state during the same period; and (ii) the average poverty
rate in the area exceeds twenty percent for the total federal census tract or tracts or federal census block group or block groups in the area
Because Grand Island’s approved blight areas do not conform to defined census geographies.
This study honors the intention of the statute and completes an independent analysis of poverty
and unemployment components. Census areas that are qualified in each study form the basis
for determining extreme blight. To be clear if ‘Geography A’ was qualified in both studies then any declared blight in ‘Geography A’ could be nominated as extremely blighted.
Lastly, if a census geography or portion of is in the City of Grand Island corporate limits it was
considered in the development of the separate components.
DATA TABLES Council Approved Blight - The Community development law requires that an Extremely Blighted and Substandard
area be an approved blighted area. The City of Grand Island keeps a list of approved
blight areas in their offices and online at https://www.grand-
island.com/departments/regional-planning/community-redevelopment-authority-cra/blight-
Grand Island Regular Meeting - 11/16/2022 Page 167 / 191
study-areas. Also, attached is ‘Proposed Blight Area’ and ‘Proposed Extreme Blight Area’ which details a blighted area. Both blight and extreme blight can share common public hearings.
Extremely Blighted Components -
Part (i) is a state comparison. The 2020 Nebraska Unemployment rate according to the US Census American Community Survey (five-year average) was 3.37%. Therefore, the average rate
of our selected area would require an unemployment rate of at least 6.74%
Marvin Planning Consultants, Inc. and Kurt Elder (The Team) developed an area with an average unemployment greater than of 7.52%. An area average is determined by using the sum of
estimated factors and NOT the average of each piece. Attached is ’Unemployment Area’,
which details our proposed unemployment area.
Part (ii) is a local area finding. Grand Island’s 2020 poverty rate was 11.83% but in line with state
statute, we developed an area with greater than 20% poverty. An area average is determined
by using the sum of estimated factors and NOT the average of each piece. Attached is ‘Poverty Review’, which details our proposed poverty area.
All data was 2020 US Census American Community 5-year Survey data. We choose to utilize only
block-group level information from the census to minimize independent margins of error. Furthermore, our data methodology and averaging process/interpetation received support from
UNO’s David Drozd Research Coordinator at the UNO Center for Public Affairs and notified Sen.
Justin Wayne (i.e., Nebraska Legislature, Chair of the Urban Affairs Committee) office to confirm
his support. His legislative assistant relayed support. ANALYSIS The Team overlaid these three facets/area reviews (i.e., approved blight, 20%+ poverty,
200%+ of the Nebraska’s unemployment rate, and delineated areas where the three
intersected. This proposed extremely blighted area is attached as ‘Proposed Extreme Blight
Area’.
Study completed, compiled, and submitted by The Team ATTACHMENTS ‘Existing Blight Area’
‘Proposed Blight Area’
‘Proposed Blight Area - Detail’
‘Employment Review’
‘Poverty Review’
‘Proposed Extreme Blight Area’
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STABILIZED MULTI-FAMILY OPERATING PROFORMA
TOTAL PROPERTY ACQUISITION $16,000,000 305 UNITS Lot SF $ Per SF Proceeds
TOTAL SITE PREPERATION $4,450,000 Expected Gross Income $4,440,300 Lot 1A 52,272 $12.00 $627,264
TOTAL UTILITY / SITE WORK $8,784,845 Vacancy -$266,418 Lot 1B 87,120 $12.00 $1,045,440
TOTAL HARD CONSTRUCTION COSTS $180,350,000 Operating Expenses -$1,776,120 Lot 1C 60,984 $12.00 $731,808
PROFESSIONAL SERVICES (ENG./ARCH/CONSULT/LEGAL/PM/OTHER)$3,500,000 Net Operating Income $2,397,762 Lot 1D 117,612 $12.00 $1,411,344
COMMISSIONS & MARKETING $1,000,000 Lot 2 39,204 $12.00 $470,448
FINANCINGS COSTS (INTEREST/ORIGINATION/CLOSING)$6,000,000 STABILIZED MALL OPERATING PROFORMA Lot 4 56,628 $15.00 $849,420
DEVELOPMENT FEE $1,500,000 Leasable SF 130,000 Lot 5 74,052 $15.00 $1,110,780
Expected Gross Income $1,560,000 Lot 6 78,408 $15.00 $1,176,120
TOTAL DEVELOPMENT COSTS $221,584,845 Vacancy -$93,600 Lot 7 39,204 $15.00 $588,060
Repair & Replacement -$325,000 Lot 8 60,984 $15.00 $914,760
LESS DEVELOPMENT COSTS PAID BY OTHERS (6) $82,650,000 Net Operating Income $1,141,400 Lot 9 69,696 $15.00 $1,045,440
Lot 10 492,228 $7.53 $3,706,477
TOTAL REDEVELOPER COSTS $138,934,845 $9,970,884
2024 2025 2026 2027 2028 2029 2030 2031 2032 2033 2034
CASHFLOW Year 0 Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10
Multi-Family Net Operating Income (NOI)2.00%$0 $599,441 $2,397,762 $2,445,717 $2,494,632 $2,544,524 $2,595,415 $2,647,323 $2,700,269 $2,754,275 $2,809,360
Mall Net Operating Income (NOI)2.00%$0 $285,350 $1,141,400 $1,164,228 $1,187,513 $1,211,263 $1,235,488 $1,260,198 $1,285,402 $1,311,110 $1,337,332
Pad Site Sales (Anchor Sale Year 1, 33% Lots Sold Thereafter)$0 $3,706,477 $3,323,296 $3,323,296 $3,323,296 $0 $0 $0 $0 $0 $0
$0 $4,591,267 $6,862,458 $6,933,241 $7,005,440 $3,755,787 $3,830,903 $3,907,521 $3,985,671 $4,065,385 $4,146,692
SOURCES / USES
Uses
Total Developer Incurred Initial Development Costs $138,934,845
Total Uses $138,934,845 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
Sources
TIF, EEA, ARPA, Grow Grand Island, CRA Proceeds $73,519,829
Private Capital, Debt, Equity $65,415,016
Total Sources $138,934,845 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0
Future Sale (Multi-Family)
Gross Revenue Proceeds (x % Cap Rate)7.00%$40,133,719
Sales Cost 3.50%-$1,404,680
Future Sale (Mall)
Gross Revenue Proceeds (x % Cap Rate)10.00%$13,373,320
Sales Cost 3.50%-$468,066
UNLEVERAGED CASH FLOW ANALYSIS (BEFORE DEBT)Year 0 Year 1 Year 2 Year 3 Year 4 Year 5 Year 6 Year 7 Year 8 Year 9 Year 10
Cashflows with No Private Public Partnership Incentives (138,934,845)$ 4,591,267$ 6,862,458$ 6,933,241$ 7,005,440$ 3,755,787$ 3,830,903$ 3,907,521$ 3,985,671$ 4,065,385$ 51,634,293$
Internal Rate of Return (IRR)-4.61%
Cashflows with Private Public Partnership Incentives
Internal Rate of Return (IRR)5.58%(65,415,016)$ 4,591,267$ 6,862,458$ 6,933,241$ 7,005,440$ 3,755,787$ 3,830,903$ 3,907,521$ 3,985,671$ 4,065,385$ 51,634,293$
Notes:
(1) NOI is projected to Increase 2.0% annually after stabilization (3) Multi-Family & Mall Sale Assumed Year 10 (5) Pad Sales Assumed 33% Years 2, 3, 4
(2) Sale Cap Rate is Gross of Selling Expenses (4) Anchor Pad Sale Assumed Year 1 (6) Development Costs Paid By Others Include: Anchor Store, Hotel, Lots 1A, 1B, 1D, 2 - 9 Building Construction Costs
Lot Sale Proceeds Less Anchor Sale
EXHIBIT E - "BUT FOR" ANALYSIS
PAD Site SalesBUDGET SUMMARY
Grand Island Regular Meeting - 11/16/2022 Page 176 / 191
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 ________
Grand Island Regular Meeting - 11/16/2022 Page 177 / 191
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/Access Drives $ ______________
Grand Island Regular Meeting - 11/16/2022 Page 178 / 191
Form Updated 7-25-2019cn Page | 3
$ ______________
$ ______________
$ ______________
$ ______________
$ ______________
Public Parking Lots
Trails
Grading/Dirtwork/Fill
Demolition
Other / Off Site Improvements
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.Private Financing (Equity / Private
Commercial Bank Loans)
B.Tax Credits:
1.N.I.F.A.
2.Historic Tax Credits
3.New Market Tax Credits
4.Opportunity Zone
C.Industrial Revenue Bonds:
D.Tax Increment Assistance:
E.Enhanced Employment Area
$ ______________
Grand Island Regular Meeting - 11/16/2022 Page 179 / 191
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 - 11/16/2022 Page 180 / 191
Form Updated 7-25-2019cn Page | 5
XII.Please Attach Construction Pro Forma - Attached as Exhibit C
XIII.Please Attach Annual Income & Expense Pro Forma - Attached as Exhibit D
(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: ______________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________________
________________________________________________________
Grand Island Regular Meeting - 11/16/2022 Page 181 / 191
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 - 11/16/2022 Page 182 / 191
Grand Island Regular Meeting - 11/16/2022 Page 183 / 191
EXHIBIT A2
Project 1 (Activation July 2025)USERS Building Size Property Tax Value
Lot 10 - Anchor Anchor 147,863 $16,500,000
Lot 3 - Mall Mall 150,000 $30,000,000
Total Project 1 - Subtotal 297,863 $46,500,000
Project 2 (Activation July 2025)USERS Units Property Tax Value
Lot 11 - Multi-Family MultI-Family 305 $30,500,000
Total Project 2 - Subtotal 305 $30,500,000
Project 3 (Activation July 2026)USERS Building Size Property Tax Value
Lot 1D - Hotel Hotel 150 $10,500,000
Total Project 3 - Subtotal $10,500,000
Project 4 (Activation July 2026)USERS Building Size Property Tax Value
Lot 4 - Retail Retail 8,400 $2,400,000
Lot 5 - Restaurant Restaurant 6,400 $1,500,000
Lot 6 - Restaurant Restaurant 6,400 $1,500,000
Lot 7 - Restaurant / Retail Retail 3,600 $1,300,000
Lot 8 - Restaurant / Retail Retail 4,000 $1,300,000
Lot 9 - Restaurant / Retail Retail 9,100 $1,300,000
Total Project 4 - Subtotal 37,900 $9,300,000
Project 3 (Activation July 2026)USERS Building Size Property Tax Value
Lot 1A - Restaurant Restaurant 4,900 $2,000,000
Lot 1B - Multi-Tenant Retail Retail 14,000 $4,000,000
Lot 1C - Retail Retail 10,000 $3,000,000
Lot 2 - Restaurant / Retail Retail 2,275 $1,300,000
Total Project 3 - Subtotal 31,175 $10,300,000
Total Projects 1 - 5 $107,100,000
CONESTOGA REDEVELOPMENT PROJECT 1
CONESTOGA REDEVELOPMENT PROJECT 2
CONESTOGA REDEVELOPMENT PROJECT 3
CONESTOGA REDEVELOPMENT PROJECT 4
CONESTOGA REDEVELOPMENT PROJECT 5
Grand Island Regular Meeting - 11/16/2022 Page 184 / 191
OUTLOT A
74381± SF
1.71± AC
LOT 3
533463± SF
12.25± AC
LOT 6
74575± SF
1.71± AC
LOT 4
39682± SF
0.91± AC
LOT 7
61375± SF
1.41± AC
LOT 10
94312± SF
2.17± AC
LOT 13
323367± SF
7.42± AC
LOT 2
66445± SF
1.53± AC
LOT 1
63462± SF
1.46± AC
LOT 5
77051± SF
1.77± AC
LOT 11
62908± SF
1.44± AC
LOT 9
40655± SF
0.93± AC
LOT 12
114892± SF
2.64± AC
LOT 14
34196± SF
0.79± AC
LOT 8
536111± SF
12.31± AC
SHEET REVISIONSNO.REV.DATEREVISIONS DESCRIPTIONproject no.:
approved by:
checked by:
drawn by:
drawing no.:
QA/QC by:
date:www.olsson.comTEL 308.384.8750201 East 2nd StreetGrand Island, NE 68801CONESTOGA MALL REDEVELOPMENTPRELIMINARY PLATGRAND ISLAND, NEBRASKA20224
SMG
BJD
MMR
A22-03182
10.27.2022
ofLOT LAYOUTEXISTING INFRASTRUCTURE1
A REPLAT OF ALL OF LOTS 1, 4 AND 5, CONESTOGA MALL EIGHTH
SUBDIVISION, CITY OF GRAND ISLAND, HALL COUNTY, NEBRASKA. SAID
TRACT CONTAINS A CALCULATED AREA OF 2,196,875.88 SQUARE FEET
OR 50.433 ACRES MORE OR LESS.
Grand Island Regular Meeting - 11/16/2022 Page 185 / 191
OUTLOT A
74381± SF
1.71± AC
LOT 3
533463± SF
12.25± AC
LOT 6
74575± SF
1.71± AC
LOT 4
39682± SF
0.91± AC
LOT 7
61375± SF
1.41± AC
LOT 10
94312± SF
2.17± AC
LOT 13
323367± SF
7.42± AC
LOT 2
66445± SF
1.53± AC
LOT 1
63462± SF
1.46± AC
LOT 5
77051± SF
1.77± AC
LOT 11
62908± SF
1.44± AC
LOT 9
40655± SF
0.93± AC
LOT 12
114892± SF
2.64± AC
LOT 14
34196± SF
0.79± AC
229'277'200'45'245'292'226'291'
30'179'171'45'4 9 '209'256'155'544'60'128'7 4 '
7 4 '180'205'163'116 '
13'3 8 '170'211'170'253'79'116'177'281'88'
282'218'218'300'114'30'216'136'
171'358'300'21'135'314'301'200'114'113'112'17'232'240'
253'
314'428'135'135'
170'156'533'574'600'126'
60'70'126'700'336'LOT 8
536111± SF
12.31± AC
253'
SHEET REVISIONSNO.REV.DATEREVISIONS DESCRIPTIONproject no.:
approved by:
checked by:
drawn by:
drawing no.:
QA/QC by:
date:www.olsson.comTEL 308.384.8750201 East 2nd StreetGrand Island, NE 68801CONESTOGA MALL REDEVELOPMENTPRELIMINARY PLATGRAND ISLAND, NEBRASKA20224
SMG
BJD
MMR
A22-03182
10.27.2022
ofLOT LAYOUTPROPOSED INFRASTRUCTURE2
A REPLAT OF ALL OF LOTS 1, 4 AND 5, CONESTOGA MALL EIGHTH
SUBDIVISION, CITY OF GRAND ISLAND, HALL COUNTY, NEBRASKA. SAID
TRACT CONTAINS A CALCULATED AREA OF 2,196,875.88 SQUARE FEET
OR 50.433 ACRES MORE OR LESS.
Grand Island Regular Meeting - 11/16/2022 Page 186 / 191
SHEET REVISIONSNO.REV.DATEREVISIONS DESCRIPTIONproject no.:
approved by:
checked by:
drawn by:
drawing no.:
QA/QC by:
date:www.olsson.comTEL 308.384.8750201 East 2nd StreetGrand Island, NE 68801CONESTOGA MALL REDEVELOPMENTPRELIMINARY PLATGRAND ISLAND, NEBRASKA20224
SMG
BJD
MMR
A22-03182
10.27.2022
ofUTILITY LAYOUT3
Grand Island Regular Meeting - 11/16/2022 Page 187 / 191
SHEET REVISIONSNO.REV.DATEREVISIONS DESCRIPTIONproject no.:
approved by:
checked by:
drawn by:
drawing no.:
QA/QC by:
date:www.olsson.comTEL 308.384.8750201 East 2nd StreetGrand Island, NE 68801CONESTOGA MALL REDEVELOPMENTPRELIMINARY PLATGRAND ISLAND, NEBRASKA20224
SMG
BJD
MMR
A22-03182
10.27.2022
ofGRADING AND DRAINAGE4
Grand Island Regular Meeting - 11/16/2022 Page 188 / 191
EXHIBIT B
Project 1 (Activation July 2025)USERS Building Size Property Tax Value Property Tax Revenues LEVY
Lot 10 - Anchor Anchor 147,863 $16,500,000 $354,262
0.3906%
Lot 3 - Mall Mall 150,000 $30,000,000 $644,114
1.0800%
Total Project 1 - Subtotal 297,863 $46,500,000 $998,376
0.0836%
0.0841%
0.3236%
0.0149%
Project 2 (Activation July 2025) USERS Units Property Tax Value Property Tax Revenues
0.0918%
Lot 11 - Multi-Family Mult-Family 305 $30,500,000 $654,849
0.0222%
Total Project 2 - Subtotal 305 $30,500,000 $654,849
0.0026%
0.0094%
0.0237%
0.0205%
Project 3 (Activation July 2026) USERS Building Size Property Tax Value Property Tax Revenues
2.14705%
Lot 1D - Hotel Hotel 150 $10,500,000 $225,440
Total Project 3 - Subtotal $10,500,000 $225,440
Project 4 (Activation July 2026) USERS Building Size Property Tax Value Property Tax Revenues
Lot 4 - Retail Retail 8,400 $2,400,000 $51,529
Lot 5 - Restaurant Restaurant 6,400 $1,500,000 $32,206
Lot 6 - Restaurant Restaurant 6,400 $1,500,000 $32,206
Lot 7 - Restaurant / Retail Retail 3,600 $1,300,000 $27,912
Lot 8 - Restaurant / Retail Retail 4,000 $1,300,000 $27,912
Lot 9 - Restaurant / Retail Retail 9,100 $1,300,000 $27,912
Total Project 4 - Subtotal 37,900 $9,300,000 $199,675
Project 3 (Activation July 2026) USERS Building Size Property Tax Value Property Tax Revenues
Lot 1A - Restaurant Restaurant 4,900 $2,000,000 $42,941
Lot 1B - Multi-Tenant Retail Retail 14,000 $4,000,000 $85,882
Lot 1C - Retail Retail 10,000 $3,000,000 $64,411
Lot 2 - Restaurant / Retail Retail 2,275 $1,300,000 $27,912
Total Project 3 - Subtotal 31,175 $10,300,000 $221,146
Total Projects 1 - 5 $107,100,000 $2,299,485
CONESTOGA REDEVELOPMENT PROJECT 1
CONESTOGA REDEVELOPMENT PROJECT 4
CONESTOGA REDEVELOPMENT PROJECT 3
CONESTOGA REDEVELOPMENT PROJECT 1
AIRPORT AUTHORITY GENERAL '
AIRPORT AUTHORITY BOND
COMMUNITY REDEVELOPMENT AUTHORITY
TOTAL LEVY RATE
SCHOOL #2 5TH BOND
GRAND ISLAND CITY
ESU #10 GENERAL
CENTRAL COMM COLLEGE
CENTRAL PLATTEE NRD
HALL COUNTY AG SOCIETY
REAL PROPERTY LEVY RATES
GENERAL FUND
SCHOOL #2
SCHOOL #2 4TH BOND
CONESTOGA REDEVELOPMENT PROJECT 5
Grand Island Regular Meeting - 11/16/2022 Page 189 / 191
TOTAL PROPERTY ACQUISITION $16,000,000
SITE PREPERATION
Mall and Parking Lot Demolition $1,750,000
Landscaping / Development Signage $1,500,000
Environmental Remediation $1,200,000
TOTAL SITE PREPERATION $4,450,000
UTILITY / SITE WORK
Common Access Drives / Street Improvements $2,524,845
Public Parking Lots $2,500,000
Site Grading and Reshaping Outlots $660,000
Utility Work / Extensions $2,600,000
Off-Site Improvements $500,000
Site Work Contingency - 10%$0
TOTAL UTILITY / SITE WORK $8,784,845
HARD CONSTRUCTION COSTS
Lot 1A - Restaurant $1,885,000
Lot 1B - Multi-Tenant Retail $3,830,000
Lot 1C - Retail $2,735,000
Lot 1D - Hotel $22,500,000
Lot 2 - Restaurant / Retail $625,000
Lot 3 - Exterior Mall Modernization $20,500,000
Lot 3 - Theater / Entertainment $6,400,000
Lot 3 - Mall Tenant Relocations / Improvements $10,000,000
Lot 4 - Restaurant / Retail $1,750,000
Lot 5 - Restaurant $1,750,000
Lot 6 - Restaurant $1,750,000
Lot 7 - Restaurant / Retail $985,000
Lot 8 - Restaurant / Retail $1,090,000
Lot 9 - Restaurant / Retail $2,500,000
Lot 10 - Target $41,250,000
Lot 11 - Multi-Family $60,800,000
TOTAL HARD CONSTRUCTION COSTS $180,350,000
SOFT COSTS
Engineering $1,750,000
Architectural / MEP $1,100,000
Legal Fees $500,000
Commissions $1,000,000
Construction Management / Development Fee $1,500,000
Interest & Origination Fees $6,000,000
3rd Party Studies $150,000
TOTAL SOFT COSTS $12,000,000
TOTALS:$221,584,845
EXHIBIT C
CATEGORY TOTAL PROJECT
COSTS
Grand Island Regular Meeting - 11/16/2022 Page 190 / 191
Grand Island Regular Meeting - 11/16/2022 Page 191 / 191