The URL can be used to link to this page

11-14-2022 Regional Planning Regular Meeting Packet Hall County Regional Planning Commission Monday, November 14, 2022 Regular Meeting Packet Commission Members: Judd Allan Hall County Tony Randone Grand Island Darrell Nelson Grand Island Hector Rubio Grand Island Leonard Rainforth Hall County Nick Olson Doniphan Tyler Doane Wood River Robin Hendricksen Grand Island Jaye Monter Cairo Vice Chairperson Pat O’Neill Hall County Chairperson Greg Robb Hall County Leslie Ruge Alda Secretary Regional Planning Director: Chad Nabity Planning Technician: Rashad Moxey Administrative Assistant: Norma Hernandez 5:30 PM Grand Island Regular Meeting - 11/14/2022 Page 1 / 207 Call to Order Roll Call A - SUBMITTAL OF REQUESTS FOR FUTURE ITEMS Individuals who have appropriate items for City Council consideration should complete the Request for Future Agenda Items form located at the Information Booth. If the issue can be handled administratively without Council action, notification will be provided. If the item is scheduled for a meeting or study session, notification of the date will be given. B - RESERVE TIME TO SPEAK ON AGENDA ITEMS This is an opportunity for individuals wishing to provide input on any of tonight's agenda items to reserve time to speak. Please come forward, state your name and address, and the Agenda topic on which you will be speaking. DIRECTOR COMMUNICATION This is an opportunity for the Director to comment on current events, activities, and issues of interest to the commission. Grand Island Regular Meeting - 11/14/2022 Page 2 / 207 Hall County Regional Planning Commission Monday, November 14, 2022 Regular Meeting Item A1 Agenda - November 14, 2022 Meeting Staff Contact: Grand Island Regular Meeting - 11/14/2022 Page 3 / 207 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. Grand Island Regular Meeting - 11/14/2022 Page 4 / 207 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. Grand Island Regular Meeting - 11/14/2022 Page 5 / 207 Hall County Regional Planning Commission Monday, November 14, 2022 Regular Meeting Item E1 Minutes - November 2, 2022 Minutes Staff Contact: Grand Island Regular Meeting - 11/14/2022 Page 6 / 207 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. Grand Island Regular Meeting - 11/14/2022 Page 7 / 207 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). Grand Island Regular Meeting - 11/14/2022 Page 8 / 207 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 Grand Island Regular Meeting - 11/14/2022 Page 9 / 207 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 Grand Island Regular Meeting - 11/14/2022 Page 10 / 207 Hall County Regional Planning Commission Monday, November 14, 2022 Regular Meeting Item F1 Public Hearing - Comprehensive Plan Amendment - Grand Island - 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 and 13th street Staff Contact: Grand Island Regular Meeting - 11/14/2022 Page 11 / 207 Agenda Item #4 PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION: November 2, 2022 SUBJECT:Future Land Use Map Change (C-07-23GI) PROPOSAL: This proposal includes approximately 9.5 acres of land north and east of the Conestoga Mall. Staff is recommending amendments to the future land use map that are consistent with the new plan presented for the mall property. Woodsonia Hwy. 281 LLC is proposing to purchase and redevelop the mall property. As part of that redevelopment they are proposing to develop around 300 apartments in the northeast corner of the property. Changes to the Future Land Use Map would allow for consistency with the proposed rezoning. As shown in the area outlined in blue on the map below, the entire site, is planned for Highway Commercial development. The property is located within the Grand Island municipal limits. Grand Island Regular Meeting - 11/14/2022 Page 12 / 207 OVERVIEW Staff is recommending one amendment to the Grand Island Comprehensive Plan and Future Land Use map within the area outlined in on the map. The recommendation is to amend the northeast 9.5 acres of this site to allow mixed use commercial. This would allow for higher density residential development on this site. This would make the proposed redevelopment of the Conestoga Mall property consistent with the comprehensive plan and allow the developers to provide additional housing in the community that is needed. A map of the requested changes is shown below. Grand Island Regular Meeting - 11/14/2022 Page 13 / 207 EVALUATION: The Grand Island Comprehensive Plan and this Future Land Use Map were approved in 2004. In the last 20 years many regional malls have fallen by the wayside and been redeveloped. The national trend is for that redevelopment to be more mixed use in nature, combining both residential and commercial uses. Woodsonia is hoping to include residential development in their project to redevelop the Conestoga Mall. The proposed changes facilitate development of this property for mixed uses. RECOMMENDATION: That the Regional Planning Commission recommend that the Grand Island City Council change the Future Land Use Component of the Grand Island Comprehensive Plan. ___________________ Chad Nabity AICP, Planning Director Grand Island Regular Meeting - 11/14/2022 Page 14 / 207 Hall County Regional Planning Commission Monday, November 14, 2022 Regular Meeting Item F2 Public Hearing - Redevelopment Plan - Grand Island - 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 Staff Contact: Grand Island Regular Meeting - 11/14/2022 Page 15 / 207 Agenda Item #5 PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION: November 8, 2022 SUBJECT: Redevelopment plan amendment for property located in Blight and Substandard Area 28 for the Conestoga Mall property located between Webb Road and U.S. Highway 281 north of 13th Street at 3404 W 13th in Grand Island, Hall County, Nebraska to support this development. (C-03-23GI) PROPOSAL: Woodsonia Hwy 281, LLC is proposing to develop the properties described above for a mixed use commercial and residential development anchored by a refaced Conestoga Mall with a new anchor store. The property is zoned CD Commercial Development Zone. The future land use map calls for development of this property as highway commercial. An amendment is being considered to change the northeast part of the site to mixed use commercial to allow the development of residential units. OVERVIEW: The purpose of the CRA and the designated blight and substandard area is to provide incentives for development in underdeveloped areas of the community. This area has already been declared blighted and substandard the Grand Island City Council. This project is consistent with the proposed zoning and the will be consistent with the future land use plan for this area within the City of Grand Island with the proposed amendment. This development will promote redevelopment of the area. The Regional Planning Commission recommendation is limited to the appropriateness of the proposed use at this location. The Grand Island Comprehensive Plan calls for the development of a mix of commercial and residential uses at this location. This proposed development will include acquisition of the property along with demolition, necessary grading and site work and installation of private drives and streets to support the development, along with renovation of the part of the existing mall structure and replacement of the parking lot. The Planning Commission is required to comment on these applications to confirm that expenditure of public funds through TIF is not supporting uses that would be inconsistent with the comprehensive plan. The proposed use for a commercial development at this location appears to be supported by the plan. Grand Island Regular Meeting - 11/14/2022 Page 16 / 207 RECOMMENDATION: That the Regional Planning Commission finds that the redevelopment plan is consistent with the Comprehensive Plan (general plan for development) of the City of Grand Island and recommends approval as presented. A resolution is attached for your consideration. ___________________ Chad Nabity AICP, Planning Director Grand Island Regular Meeting - 11/14/2022 Page 17 / 207 1 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 Grand Island Regular Meeting - 11/14/2022 Page 18 / 207 2 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: Grand Island Regular Meeting - 11/14/2022 Page 19 / 207 3 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”). Grand Island Regular Meeting - 11/14/2022 Page 20 / 207 4 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: Grand Island Regular Meeting - 11/14/2022 Page 21 / 207 5 Grand Island Regular Meeting - 11/14/2022 Page 22 / 207 6 Grand Island Regular Meeting - 11/14/2022 Page 23 / 207 7 Grand Island Regular Meeting - 11/14/2022 Page 24 / 207 8 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 Grand Island Regular Meeting - 11/14/2022 Page 25 / 207 9 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. Grand Island Regular Meeting - 11/14/2022 Page 26 / 207 10 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. Grand Island Regular Meeting - 11/14/2022 Page 27 / 207 11 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” Grand Island Regular Meeting - 11/14/2022 Page 28 / 207 12 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” Grand Island Regular Meeting - 11/14/2022 Page 29 / 207 13 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” Grand Island Regular Meeting - 11/14/2022 Page 30 / 207 14 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” Grand Island Regular Meeting - 11/14/2022 Page 31 / 207 15 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 Grand Island Regular Meeting - 11/14/2022 Page 32 / 207 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 Grand Island Regular Meeting - 11/14/2022 Page 33 / 207 17 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: Grand Island Regular Meeting - 11/14/2022 Page 34 / 207 18 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] Grand Island Regular Meeting - 11/14/2022 Page 35 / 207 19 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] Grand Island Regular Meeting - 11/14/2022 Page 36 / 207 20 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 Grand Island Regular Meeting - 11/14/2022 Page 37 / 207 21 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 Grand Island Regular Meeting - 11/14/2022 Page 38 / 207 22 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. Grand Island Regular Meeting - 11/14/2022 Page 39 / 207 23 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 Grand Island Regular Meeting - 11/14/2022 Page 40 / 207 24 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. Grand Island Regular Meeting - 11/14/2022 Page 41 / 207 25 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 Grand Island Regular Meeting - 11/14/2022 Page 42 / 207 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 Grand Island Regular Meeting - 11/14/2022 Page 43 / 207 27 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 Grand Island Regular Meeting - 11/14/2022 Page 44 / 207 28 EXHIBIT B City Benefit Grand Island Regular Meeting - 11/14/2022 Page 45 / 207 29 EXHIBIT B [CONTINUED] Grand Island Regular Meeting - 11/14/2022 Page 46 / 207 30 EXHIBIT C [Enclosed Market Retail Study – Canyon Research] Grand Island Regular Meeting - 11/14/2022 Page 47 / 207 31 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]. Grand Island Regular Meeting - 11/14/2022 Page 48 / 207 32 EXHIBIT E [Enclosed “But For – Analysis”] Grand Island Regular Meeting - 11/14/2022 Page 49 / 207 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 - 11/14/2022 Page 50 / 207 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 - 11/14/2022 Page 51 / 207 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 - 11/14/2022 Page 52 / 207 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. Grand Island Regular Meeting - 11/14/2022 Page 53 / 207 Canyon Research Southwest, Inc. ii 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. Grand Island Regular Meeting - 11/14/2022 Page 54 / 207 Canyon Research Southwest, Inc. iii 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. Grand Island Regular Meeting - 11/14/2022 Page 55 / 207 Canyon Research Southwest, Inc. iv 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. Grand Island Regular Meeting - 11/14/2022 Page 56 / 207 Canyon Research Southwest, Inc. viii RETAIL SALES IMPACT ANALYSIS CONESTOGA MALL REDEVELOPMENT 13th STREET AND HIGHWAY 281 GRAND ISLAND, NEBRASKA October 2022 Grand Island Regular Meeting - 11/14/2022 Page 57 / 207 Canyon Research Southwest, Inc. 1 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. Grand Island Regular Meeting - 11/14/2022 Page 58 / 207 Canyon Research Southwest, Inc. 2 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 Grand Island Regular Meeting - 11/14/2022 Page 59 / 207 Canyon Research Southwest, Inc. 3 Grand Island Regular Meeting - 11/14/2022 Page 60 / 207 Canyon Research Southwest, Inc. 4 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. Grand Island Regular Meeting - 11/14/2022 Page 61 / 207 Canyon Research Southwest, Inc. 5 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. Grand Island Regular Meeting - 11/14/2022 Page 62 / 207 Canyon Research Southwest, Inc. 6 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. Grand Island Regular Meeting - 11/14/2022 Page 63 / 207 Canyon Research Southwest, Inc. 7 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. Grand Island Regular Meeting - 11/14/2022 Page 64 / 207 Canyon Research Southwest, Inc. 8 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. Grand Island Regular Meeting - 11/14/2022 Page 65 / 207 Canyon Research Southwest, Inc. 9 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. Grand Island Regular Meeting - 11/14/2022 Page 66 / 207 Canyon Research Southwest, Inc. 10 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 Grand Island Regular Meeting - 11/14/2022 Page 67 / 207 Canyon Research Southwest, Inc. 11 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. Grand Island Regular Meeting - 11/14/2022 Page 68 / 207 Canyon Research Southwest, Inc. 12 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.) Grand Island Regular Meeting - 11/14/2022 Page 69 / 207 Canyon Research Southwest, Inc. 13 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. Grand Island Regular Meeting - 11/14/2022 Page 70 / 207 Canyon Research Southwest, Inc. 14 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. Grand Island Regular Meeting - 11/14/2022 Page 71 / 207 Canyon Research Southwest, Inc. 15 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. Grand Island Regular Meeting - 11/14/2022 Page 72 / 207 Canyon Research Southwest, Inc. 16 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. Grand Island Regular Meeting - 11/14/2022 Page 73 / 207 Canyon Research Southwest, Inc. 17 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. Grand Island Regular Meeting - 11/14/2022 Page 74 / 207 Canyon Research Southwest, Inc. 18 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. Grand Island Regular Meeting - 11/14/2022 Page 75 / 207 Canyon Research Southwest, Inc. 19 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 Grand Island Regular Meeting - 11/14/2022 Page 76 / 207 Canyon Research Southwest, Inc. 20 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. Grand Island Regular Meeting - 11/14/2022 Page 77 / 207 Canyon Research Southwest, Inc. 21 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. Grand Island Regular Meeting - 11/14/2022 Page 78 / 207 Canyon Research Southwest, Inc. 22 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 Grand Island Regular Meeting - 11/14/2022 Page 79 / 207 Canyon Research Southwest, Inc. 23 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. Grand Island Regular Meeting - 11/14/2022 Page 80 / 207 Canyon Research Southwest, Inc. 24 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. Grand Island Regular Meeting - 11/14/2022 Page 81 / 207 Canyon Research Southwest, Inc. 25 ADDENDA Grand Island Regular Meeting - 11/14/2022 Page 82 / 207 Canyon Research Southwest, Inc. 26 EXHIBIT A Canyon Research Southwest, Inc., Client Roster Grand Island Regular Meeting - 11/14/2022 Page 83 / 207 Canyon Research Southwest, Inc. 27 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 Grand Island Regular Meeting - 11/14/2022 Page 84 / 207 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) Grand Island Regular Meeting - 11/14/2022 Page 85 / 207 Canyon Research Southwest, Inc. 29 EXHIBIT B Resume of Eric S. Lander, Principal Canyon Research Southwest, Inc. Grand Island Regular Meeting - 11/14/2022 Page 86 / 207 Canyon Research Southwest, Inc. 30 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. Grand Island Regular Meeting - 11/14/2022 Page 87 / 207 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. Grand Island Regular Meeting - 11/14/2022 Page 88 / 207 -Area 28 Grand Island, Nebraska Blight and Substandard Study Prepared for: Woodsonia Hwy 281, LLC EXHIBIT D Grand Island Regular Meeting - 11/14/2022 Page 89 / 207 Grand Island Regular Meeting - 11/14/2022 Page 90 / 207 Blight and Substandard Study – Conestoga Mall Blight and Substandard Study – Conestoga Mall Page 1 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 Grand Island Regular Meeting - 11/14/2022 Page 91 / 207 Blight and Substandard Study – Conestoga Mall Page 2 Blight and Substandard Study – Conestoga Mall 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. Grand Island Regular Meeting - 11/14/2022 Page 92 / 207 Blight and Substandard Study – Conestoga Mall Blight and Substandard Study – Conestoga Mall Page 3 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. Grand Island Regular Meeting - 11/14/2022 Page 93 / 207 Blight and Substandard Study – Conestoga Mall Page 4 Blight and Substandard Study – Conestoga Mall 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. Grand Island Regular Meeting - 11/14/2022 Page 94 / 207 Blight and Substandard Study – Conestoga Mall Blight and Substandard Study – Conestoga Mall Page 5 Figure 1 Study Area Map Grand Island Regular Meeting - 11/14/2022 Page 95 / 207 Blight and Substandard Study – Conestoga Mall Page 6 Blight and Substandard Study – Conestoga Mall Figure 2 Existing Land Use Map Grand Island Regular Meeting - 11/14/2022 Page 96 / 207 Blight and Substandard Study – Conestoga Mall Blight and Substandard Study – Conestoga Mall Page 7 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 Grand Island Regular Meeting - 11/14/2022 Page 97 / 207 Blight and Substandard Study – Conestoga Mall Page 8 Blight and Substandard Study – Conestoga Mall 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. Grand Island Regular Meeting - 11/14/2022 Page 98 / 207 Blight and Substandard Study – Conestoga Mall Blight and Substandard Study – Conestoga Mall Page 9 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. Grand Island Regular Meeting - 11/14/2022 Page 99 / 207 Blight and Substandard Study – Conestoga Mall Page 10 Blight and Substandard Study – Conestoga Mall 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. Grand Island Regular Meeting - 11/14/2022 Page 100 / 207 Blight and Substandard Study – Conestoga Mall Blight and Substandard Study – Conestoga Mall Page 11 Figure 3 Structural Conditions Grand Island Regular Meeting - 11/14/2022 Page 101 / 207 Blight and Substandard Study – Conestoga Mall Page 12 Blight and Substandard Study – Conestoga Mall Figure 4 Deterioration of Site Grand Island Regular Meeting - 11/14/2022 Page 102 / 207 Blight and Substandard Study – Conestoga Mall Blight and Substandard Study – Conestoga Mall Page 13 Figure 5 Improper Platting Grand Island Regular Meeting - 11/14/2022 Page 103 / 207 Blight and Substandard Study – Conestoga Mall Page 14 Blight and Substandard Study – Conestoga Mall Figure 6 Faulty Lot Layout Grand Island Regular Meeting - 11/14/2022 Page 104 / 207 Blight and Substandard Study – Conestoga Mall Blight and Substandard Study – Conestoga Mall Page 15 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. Grand Island Regular Meeting - 11/14/2022 Page 105 / 207 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. Grand Island Regular Meeting - 11/14/2022 Page 106 / 207 Blight and Substandard Study – Conestoga Mall 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. Grand Island Regular Meeting - 11/14/2022 Page 107 / 207 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. Grand Island Regular Meeting - 11/14/2022 Page 108 / 207 Blight and Substandard Study – Conestoga Mall Blight and Substandard Study – Conestoga Mall Page 19 Figure 8 Defective Street Layout Grand Island Regular Meeting - 11/14/2022 Page 109 / 207 Blight and Substandard Study – Conestoga Mall Page 20 Blight and Substandard Study – Conestoga Mall Figure 9 Structure Age Grand Island Regular Meeting - 11/14/2022 Page 110 / 207 Blight and Substandard Study – Conestoga Mall 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. Grand Island Regular Meeting - 11/14/2022 Page 111 / 207 Blight and Substandard Study – Conestoga Mall 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. Grand Island Regular Meeting - 11/14/2022 Page 112 / 207 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. Grand Island Regular Meeting - 11/14/2022 Page 113 / 207 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 Grand Island Regular Meeting - 11/14/2022 Page 114 / 207 Blight and Substandard Study – Conestoga Mall Blight and Substandard Study – Conestoga Mall Page 25 Asbestos Study Grand Island Regular Meeting - 11/14/2022 Page 115 / 207 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 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 Grand Island Regular Meeting - 11/14/2022 Page 116 / 207 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 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. Grand Island Regular Meeting - 11/14/2022 Page 117 / 207 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 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. Grand Island Regular Meeting - 11/14/2022 Page 118 / 207 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 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 Grand Island Regular Meeting - 11/14/2022 Page 119 / 207 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 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 Grand Island Regular Meeting - 11/14/2022 Page 120 / 207 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 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. Grand Island Regular Meeting - 11/14/2022 Page 121 / 207 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 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. Grand Island Regular Meeting - 11/14/2022 Page 122 / 207 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 A – Licensing: Grand Island Regular Meeting - 11/14/2022 Page 123 / 207 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 - 11/14/2022 Page 124 / 207 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 Grand Island Regular Meeting - 11/14/2022 Page 125 / 207 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 B – Regulatory Overview: Grand Island Regular Meeting - 11/14/2022 Page 126 / 207 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 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. Grand Island Regular Meeting - 11/14/2022 Page 127 / 207 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 - 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. Grand Island Regular Meeting - 11/14/2022 Page 128 / 207 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 C - Glossary of Terms: Grand Island Regular Meeting - 11/14/2022 Page 129 / 207 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 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. Grand Island Regular Meeting - 11/14/2022 Page 130 / 207 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 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. Grand Island Regular Meeting - 11/14/2022 Page 131 / 207 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 D – Laboratory Analytical Results Grand Island Regular Meeting - 11/14/2022 Page 132 / 207 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 - 11/14/2022 Page 133 / 207 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 - 11/14/2022 Page 134 / 207 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 - 11/14/2022 Page 135 / 207 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 - 11/14/2022 Page 136 / 207 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 - 11/14/2022 Page 137 / 207 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 - 11/14/2022 Page 138 / 207 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 - 11/14/2022 Page 139 / 207 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 - 11/14/2022 Page 140 / 207 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 - 11/14/2022 Page 141 / 207 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 - 11/14/2022 Page 142 / 207 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 - 11/14/2022 Page 143 / 207 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 - 11/14/2022 Page 144 / 207 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 - 11/14/2022 Page 145 / 207 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 - 11/14/2022 Page 146 / 207 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 - 11/14/2022 Page 147 / 207 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 - 11/14/2022 Page 148 / 207 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 - 11/14/2022 Page 149 / 207 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 - 11/14/2022 Page 150 / 207 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 - 11/14/2022 Page 151 / 207 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 - 11/14/2022 Page 152 / 207 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 - 11/14/2022 Page 153 / 207 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 - 11/14/2022 Page 154 / 207 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 - 11/14/2022 Page 155 / 207 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 - 11/14/2022 Page 156 / 207 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 - 11/14/2022 Page 157 / 207 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 - 11/14/2022 Page 158 / 207 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 - 11/14/2022 Page 159 / 207 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 - 11/14/2022 Page 160 / 207 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 - 11/14/2022 Page 161 / 207 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 - 11/14/2022 Page 162 / 207 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 - 11/14/2022 Page 163 / 207 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 - 11/14/2022 Page 164 / 207 Grand IslandRegular Meeting - 11/14/2022Page 165 / 207 Grand Island Regular Meeting - 11/14/2022 Page 166 / 207 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 - 11/14/2022 Page 167 / 207 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 - 11/14/2022 Page 168 / 207 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’ Grand Island Regular Meeting - 11/14/2022 Page 169 / 207 Grand Island Regular Meeting - 11/14/2022 Page 170 / 207 Grand Island Regular Meeting - 11/14/2022 Page 171 / 207 Grand Island Regular Meeting - 11/14/2022 Page 172 / 207 Grand Island Regular Meeting - 11/14/2022 Page 173 / 207 Grand Island Regular Meeting - 11/14/2022 Page 174 / 207 Grand Island Regular Meeting - 11/14/2022 Page 175 / 207 Grand Island Regular Meeting - 11/14/2022 Page 176 / 207 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 - 11/14/2022 Page 177 / 207 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 ________ Woodsonia Hwy 281, LLC 20010 Manderson Street, Suite 101, Elkhorn, NE 68022 402-513-9003 drew@woodsonia.net; mitch@woodsonia.net Drew Snyder; Mitch Hohlen 10/10/2022 Woodsonia Real Estate, Inc., an affiliate of Woodsonia Hwy 281, LLC is a Midwest-based full-service real estate brokerage, management and development firm, with successfully completed mixed-use, retail, residential and commercial projects in excess of $500 million to date. Our team strives to bring first class expertise and knowledge to create assets communities can be proud of. Woodsonia is ideally positioned to handle every facet of complex redevelopment projects with skills and expertise to provide site planning and design, legal, financial, construction management, brokerage, leasing and facility management services. With a reputation of consistent delivery, Woodsonia maintains trusted relationships with local city officials, business leaders and other area developers. Lots 1, 4 and 5, Conestoga Mall Eight Subdivision, In The City Of Grand Island, Hall County, Nebraska 28 Grand Island Regular Meeting - 11/14/2022 Page 178 / 207 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 $ ______________ Conestoga Realty, LLC 4 Site Plan attached as Exhibit A1. Building square footage, size of property, description of building attached as Exhibit A2. Preliminary Plat (Division Plan) attached as Exhibit A3. 16,000,000 180,350,000 877,987 296,025 379,282 1,046,706 2,524,845 Grand Island Regular Meeting - 11/14/2022 Page 179 / 207 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 $ ______________ 2,500,000 0 660,000 2,950,000 2,000,000 209,584,842 2,850,000 6,000,000 500,000 1,500,000 1,150,000 12,000,000 149,834,400 Income Capitalization Approach / Market Comparable Sales 148,065,000 0 0 0 0 0 26,257,000 36,763,000 Grand Island Regular Meeting - 11/14/2022 Page 180 / 207 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 0 10,500,000 Architect - Simonson & Associates: 1717 Ingersoll Ave, Suite 117, Des Moines, IA 50309 Attn: Clark Snyder - 515.440.5626 Engineer - Olsson Engineering: 201 E. Second Street, Grand Island, NE 68801 Attn: Brian Degen - 308.384.8750 General Contractor - Chief Construction: 3935 Westgate Road, Grand Island, NE 68803 Attn: Chad Micek - 308.389.7222 Project Area 1 = $998,376 Project Area 2 = $654,849 Project Area 3 = $225,440 Project Area 4 = $199,675 Project Area 5 = $221,146 Total Project Areas 1 - 5 = $2,299,485 See Exhibit B for Project Breakdown. Q2 2023 Q4 2030 2023 15 2024 30 2025 65 2026 75 2027 85 2030 100 Grand Island Regular Meeting - 11/14/2022 Page 181 / 207 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: ______________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________ Across the five project areas, Tax Increment Financing ("TIF") is being requested in the amount of $26,257,000. The present value of the project generated TIF represents approximately 11.85% of the total project capital structure and will be used towards the more than $68,000,000 in TIF eligible expenses for the project including, but not limited to the near $40,000,000 mall redevelopment expenses. As provided in the attached Exhibit D, the project maintains a significant funding shortfall. Without the use of TIF and the accompanying requested incentives, the proposed project generates an Internal Rate of Return (IRR) of -4.61%. With the proposed use of TIF, as well as other funding / incentives mechanisms, the project is anticipated to generate a 5.58% IRR. Grand Island Regular Meeting - 11/14/2022 Page 182 / 207 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 Troy Bolander - Director of Planning - Joplin, MO Email: TBolande@joplinmo.org / C:417 624 0820 Woodsonia completed a $180 million redevelopment project in Joplin, MO with Mr. Moore, which included the use of multiple incentives and several phases / project areas to the project. Bill Moore - Rouse Frets White Goss in Kansas City Email: wmoore@rousepc.com / C: 816.215.5703 Woodsonia completed a $180 million redevelopment project in Joplin, MO with Mr. Moore, which included the use of multiple incentives and several phases / project areas to the project. Larry Jobeun - Fullenkamp, Jobeun & Beller Email: larry@fjjblaw.com / C: 402.681.3536 Woodsonia has seven large residential subdivisions / mised use land development projects currently with Mr. Jobuen. Total projects values exceed $500 million with $70M - $100M in public improvements / SID work, which Mr. Jobuen is specifically assisting on. Mr. Jobuen also assisted Woodsonia with the TopGolf redevelopment project by Westroads Mall in Omaha, which involved the use of an Occupation tax, as well as a $35 million multi-family redevelopment project in urban Omaha involving the use of TIF. Grand Island Regular Meeting - 11/14/2022 Page 183 / 207 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 - 11/14/2022 Page 184 / 207 50 16 24 PARKING PROV. = 591 (4.0 PER 1,000 S.F.) 31 LOT #5 1.7 ACRES LOT #6 1.8 ACRES LOT #7 0.9 ACRES LOT #8 1.5 ACRES LOT #9 1.5 ACRESEXIST.REDLOBSTER 6,400 S.F. 6,400 S.F. EXIST. RIGHT-IN / RIGHT-OUT ACCESS EXIST. FULL SIGNALIZED ACCESS RELOCATED FULL ACCESS PROPOSED FULL ACCESS EXIST. FULL SIGNALIZED ACCESS EXIST. CROSS ACCESS EXIST. MODIFIED DETENTION AREALOADING / SERVICE EXIST.WELLS FARGOBANKLOT #10 11.4 ACRES PARKING PROV. = 562 (4.0 / 1,000 S.F.)Highway 281N. Webb RoadW. 13th St. 14th St. 15th St. 16th St. 17th St.ConestogaOverlandTOTAL PROJECT AREA = 50.6 ACRES ZONED CD LOT #3 11.6 ACRES 40 50 8 17 40 38 40 40 18 18 18 PROP. DETENTION AREAPROP. DETENTION AREA47 19 277 285 12 20 11 8 6 PARKING PROV. = 99 (15.5 / 1,000 S.F.) PARKING PROV. = 104 (16.3 / 1,000 S.F.) RELOCATED RIGHT-IN / RIGHT-OUT ACCESS 42 1428 34 20 LOT #4 1.4 ACRES 19 17 4-STORY / 165 UNITS OVER 120 STRUC. PARKS 4-STORY / 120 UNITS OVER 85 STRUC. PARKS 285 TOTAL UNITS AMENITY OVER CLUB 9 36 18 12 570 SPACE REQ. (2 PER UNIT) 437 SPACES PROV. 1.5 PARKS PER UNIT LOT #11 7.3 ACRES 42 48 18 36 813 13 12 9 17 RAMP RAMP9 13 31 14 13 3 3 12 T 232 NEW SITE SIGN NEW SITE SIGN FOR RED LOBSTER & LOT #10 USER T T 8 9 PARKS = 35 (15.4 / 1,000 S.F.) 2,275 S.F. LOT #2 0.9 ACRES 15 T T 15 4 7 15 6,000 S.F. PARKS = 60 (10.0 / 1,000) 27 TT T T T T 3,600 S.F.PARKS = 20(5.6 / 1,000 S.F.)4,000 S.F. PARKS = 56 (14.0 / 1,000 S.F.) 7 15 15 PARKS = 62 (7.7 / 1,000 S.F.) 14 17 10 21 8,050 S.F. CROSS ACCESS 11 11 WATER FEATURE / DETENTIONDIGITAL SITE SIGN SITE SIGN OUTLOT 'C' 0.9 ACRES OUTLOT 'B' 0.7 ACRES LOT #1A 1.5 AC. LOT #1B 2.2 AC. 17 19 18 18 10 9 14 8 (5) STORY HOTEL 150 SPACES PROV. 1 / ROOM T T LOT #1D 2.6 AC. 12,000 S.F. 12 10 12 10 T T11 15 14 20 PARKS = 104 (8.7 / 1,000 S.F.) T 4,500 S.F. 8 9 18 14PARKS = 67 (14.9 / 1,000 S.F.) 19 8 20 14 15 48 48 48 42 42 50 50 19 28 14 10 T 8 12 3 DETENTIONDETENTIONOUTLOT 'D' 1.9 ACRES TARGET ONLY MON. SIGN T 3 7 17 24 6 28 75 NORTH Conestoga Marketplace Site Concept #27 Grand Island, Nebraska November 07, 2022 This drawing has been prepared by the Architect, orunder the Architect's direct supervision. This drawingis intended to be conceptual in nature only. Propertyboundaries, setbacks, easements, topography,utilities, structures and other physical features shownherein are based on the information available to thearchitect at the time of design. This documentreflects a site plan concept only, and does notnecessarily reflect all governing authorityrequirements, including green space calculations,bulk regulations, landscaping, storm watermanagement, city input, site signage, grading, andother factors that may impact final site design. Thisdrawing shall not be used for construction or legallybinding documentation. (C) Copyright 2022 bySimonson & Associates Architects, L.L.C. Grand Island Regular Meeting - 11/14/2022 Page 185 / 207 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 - 11/14/2022 Page 186 / 207 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 - 11/14/2022 Page 187 / 207 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 - 11/14/2022 Page 188 / 207 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 - 11/14/2022 Page 189 / 207 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 - 11/14/2022 Page 190 / 207 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 - 11/14/2022 Page 191 / 207 Grand Island Regular Meeting - 11/14/2022 Page 192 / 207 Resolution Number 2023-05 HALL COUNTY REGIONAL PLANNING COMMISSION A RESOLUTION RECOMMENDING APPROVAL OF AN AMENDMENT TO A REDEVELOPMENT PLAN IN THE CITY OF GRAND ISLAND, NEBRASKA; AND APPROVAL OF RELATED ACTIONS WHEREAS, the Chairman and Board of the Community Redevelopment Authority of the City of Grand Island, Nebraska (the “Authority”), referred the amendment of the Redevelopment Plan for CRA Area 28 requested by Woodsonia Hwy. 281, LLC to the Hall County Regional Planning Commission, (the “Commission”) for review and recommendation as to its conformity with the general plan for the development of the City of Grand Island, Hall County, Nebraska, pursuant to Section 18-2112 of the Community Development Law, Chapter 18, Article 21, Reissue Revised Statutes of Nebraska, as amended (the “Act”); and WHEREAS, the Commission held a public hearing on the proposed plan on November 14, 2022, and WHEREAS, the chair or president of Hall County Board, Grand Island School Board, Central Platte Natural Resources District, Educational Service Unit #10 and Central Community College were notified by certified mail of said hearing, and WHEREAS, the Commission advertised the time, date and location public hearing in the Grand Island Independent on Wednesday October and 24th, and WHEREAS, there are no Neighborhood Associations registered with the City of Grand Island, and WHEREAS, the Commission has reviewed said Redevelopment Plan as to its conformity with the general plan for the development of the City of Grand Island, Hall County; NOW, THEREFORE, BE IT RESOLVED BY THE HALL COUNTY REGIONAL PLANNING COMMISSION AS FOLLOWS: Section 1. The Commission hereby recommends approval of the Redevelopment Plan finding that it is in conformance with the comprehensive development plan (general plan for development) for the City of Grand Island. Section 2. All prior resolutions of the Commission in conflict with the terms and provisions of this resolution are hereby expressly repealed to the extent of such conflicts. Section 3. This resolution shall be in full force and effect from and after its passage as provided by law. DATED: November 14, 2022 HALL COUNTY REGIONAL PLANNING COMMISSION ATTEST: By: ___________________________________ Chair By: ___________________________________ Secretary Grand Island Regular Meeting - 11/14/2022 Page 193 / 207 Hall County Regional Planning Commission Monday, November 14, 2022 Regular Meeting Item F3 Public Hearing - Proposed Rezoning - Grand Island - Regarding the rezoning of Lots 1, 4 and 5 of Conestoga Eight 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 Staff Contact: Grand Island Regular Meeting - 11/14/2022 Page 194 / 207 Agenda Item 4 PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION: November 9, 2022 SUBJECT:Concerning change of zoning for property described as all of Lots 1, 4 and 5 of Conestoga Mall Eighth Subdivision in Grand Island NE, from CD Commercial Development Zone to Amended CD Commercial Development Zone and RD Residential development Zone. (C-09-23GI) Woodsonia Hwy 281 LLC. has a contract to purchase the Conestoga Mall property described above. They plan to redevelop property significantly and are requesting approval of a change of zone to amend the current CD Zone and to change the zoning in the northeast corner of the property to RD Residential Development Zone. The initial plan shows 2 buildings with 304 apartments at that site but that is not finalized. PROPOSAL: At this time the property is divided into 3 lots with all of the drainage from the site collecting at the northeast corner. The proposal would eventually create 14 lots and 2 outlots with drainage and detention along U.S. Highway 281 and Webb Road. The main mall and the anchor store would be comprise the largest portion of the property. The apartments would be on 2 lots north of 16th Street extended. A potential hotel is planned west of the apartments along the north property line. The pad sites along 281 and 13th Street would be identified for strip commercial and restaurant uses. The CD Zone allows for up to 50% of the property to be covered with buildings. The proposed coverage within this development at as shown at completion is below the maximum coverage. The building envelopes as shown provide a maximum size on each lot. Parking will also have to be accommodated on each lot and may be placed inside the building envelope if they choose to or need to build a smaller building on the lot. The RD Zone allows for up to 30% of the property to be covered with buildings. The initial plan shows 2 buildings with 304 apartments at that site but that is not finalized. Because the plan is not finalized the subdivision agreement for this development will limit activities in the RD zone to installation of utilities and sitework and grading until a final plan is presented and approved by City Council as an amendment to the RD zone. Grand Island Regular Meeting - 11/14/2022 Page 195 / 207 OVERVIEW: Site Analysis Current zoning designation: CD-Commercial Development Zone. Permitted and conditional uses: Commercial, Office and Retail Uses Comprehensive Plan Designation: Commercial development Existing land uses. Retail development and vacant property Adjacent Properties Analysis Current zoning designations: North: CD Commercial Development Zone, B2 General Business South and West: B2 General Business Grand Island Regular Meeting - 11/14/2022 Page 196 / 207 East: CD Commercial Development Zone, R2 Low Density Residential, RO Residential Office and R4 High Density Residential Permitted and conditional uses: CD – Commercial, office and retail uses as permitted and built according to the approve development plan. B2- Commercial, office, retail and service uses along with residential uses up to a density of 43 units per acre. RO – Residential uses with no density limitation, office uses and prescription related retail. R4 – Residential uses at a density of up to 43 units per acre and a variety of non-profit uses. R2 Residential uses at a density of up to 7 units per acre. Comprehensive Plan Designation: North, South, and West: Designated for commercial development and uses. East: Designated for medium density residential to office uses. Existing land uses: North: Retail Development East: Webb Road, a variety of housing and office uses West: U.S. Highway 281 and Commercial Uses South: 13th Street and commercial development EVALUATION: Positive Implications: Consistent with the City’s Comprehensive Land Use Plan: The subject property is designated for commercial development and the proposed changes to the future land use map would support the residential development. Is infill development. This development is using property that is within the existing functional and legal boundaries of the City of Grand Island. This is a piece of property that is in need of redevelopment. Accessible to Existing Municipal Infrastructure: Water and sewer services are available to service the area. New mains would be installed to serve the reconfigured property. Monetary Benefit to Applicant: Would allow the applicant to further develop this site. Additional housing: This development does include a housing component that will add to the existing housing stock. Grand Island Regular Meeting - 11/14/2022 Page 197 / 207 Rejuvenate this property and corridor: The proposed development will rejuvenate the mall. Retail malls are struggling across the country and three of the five anchors of Conestoga Mall have gone through bankruptcy and/or extreme downsizing in the last 6 years leaving a substantial amount of vacant space in the building. Expected increase in sales tax base: Based on information provided sales tax generated at the Conestoga Mall has dropped from almost $1,100,000 to $700,000 between 2015 and 2021 with a low in 2020 of $550,000. Based on the lowest project for the new anchor store taxable sales will generate almost $1,000,000 without counting sales by new and existing stores in the area. Transfer of the Mall Property to a new owner: The parent company of the current mall owners is the same as the company that owned the Imperial Mall in Hastings. The City of Hastings had to condemn and demolish that mall because of the condition that was in. Without a change in ownership that is a possibility for the Conestoga Mall. Negative Implications: Increased traffic on 13th Street and Webb Road: With these changes including the addition of a new anchor store and the apartments there is likely to be increased traffic on these streets. These streets are designed for this kind of traffic and entrances to the mall property along Webb Road will be moved to help mitigate the impacts. Other Considerations: This hearing is scheduled along with the hearing to amend the future land use map for the City of Grand Island and consider the redevelopment plan for the mall requesting tax increment financing and the creation of an enhanced employment area across the site. Information from the redevelopment plan can and should be used to support the request for rezoning as they are part and parcel of the same project. RECOMMENDATION: That the Regional Planning Commission recommend that the Grand Island City Council approve the amended CD zoning district and rezoning to RD Residential Development along with the development plan as shown with the stipulation at the RD zone needs to be brought back for final approval at a later date. ___________________ Chad Nabity AICP, Planning Director Grand Island Regular Meeting - 11/14/2022 Page 198 / 207 Grand Island Regular Meeting - 11/14/2022 Page 199 / 207 50 16 24 PARKING PROV. = 591 (4.0 PER 1,000 S.F.) 31 LOT #5 1.7 ACRES LOT #6 1.8 ACRES LOT #7 0.9 ACRES LOT #8 1.5 ACRES LOT #9 1.5 ACRESEXIST.REDLOBSTER 6,400 S.F. 6,400 S.F. EXIST. RIGHT-IN / RIGHT-OUT ACCESS EXIST. FULL SIGNALIZED ACCESS RELOCATED FULL ACCESS PROPOSED FULL ACCESS EXIST. FULL SIGNALIZED ACCESS EXIST. CROSS ACCESS EXIST. MODIFIED DETENTION AREALOADING / SERVICE EXIST.WELLS FARGOBANKLOT #10 11.4 ACRES PARKING PROV. = 691 (4.6 / 1,000 S.F.)Highway 281N. Webb RoadW. 13th St. 14th St. 15th St. 16th St. 17th St.ConestogaOverlandLOT #3 12.9 ACRES 40 50 8 17 40 38 40 40 18 18 18 PROP. DETENTION AREAPROP. DETENTION AREA49 20 297 330 12 20 11 8 6 PARKING PROV. = 99 (15.5 / 1,000 S.F.) PARKING PROV. = 104 (16.3 / 1,000 S.F.) RELOCATED RIGHT-IN / RIGHT-OUT ACCESS 42 1428 34 20 LOT #4 1.4 ACRES 19 17 4-STORY / 165 UNITS OVER 120 STRUC. PARKS 4-STORY / 120 UNITS OVER 85 STRUC. PARKS 285 TOTAL UNITS AMENITY OVER CLUB 9 36 18 12 570 SPACE REQ. (2 PER UNIT) 437 SPACES PROV. 1.5 PARKS PER UNIT LOT #11 7.4 ACRES 42 48 18 36 813 13 12 9 17 RAMP RAMP12 13 31 15 13 3 3 12 T 232 NEW SITE SIGN NEW SITE SIGN FOR RED LOBSTER & LOT #10 USER T T 13PARKS = 37 (16.3 / 1,000 S.F.) 2,275 S.F. LOT #2 0.9 AC. 21 T T 15 4 7 15 6,000 S.F. PARKS = 60 (10.0 / 1,000) 27 TT T T T T 3,600 S.F.PARKS = 20(5.6 / 1,000 S.F.)4,000 S.F. PARKS = 56 (14.0 / 1,000 S.F.) 7 15 15 PARKS = 62 (7.7 / 1,000 S.F.) 14 17 10 21 8,050 S.F. CROSS ACCESS 11 11 WATER FEATURE / DETENTIONDIGITAL SITE SIGN SITE SIGN OUTLOT 'C' 0.9 ACRES OUTLOT 'B' 0.7 ACRES LOT #1A 1.5 AC. LOT #1B 1.7 AC. 17 19 18 18 10 9 14 8 (5) STORY HOTEL 150 SPACES PROV. 1 / ROOM T T LOT #1D 2.6 AC. 8,400 S.F. 1710 T 22 13 PARKS = 72 (8.6 / 1,000 S.F.) T 4,500 S.F. 8 918 14PARKS = 67 (14.9 / 1,000 S.F.) 19 8 21 14 10 50 50 49 42 42 50 50 19 28 12 10 T 8 12 3 DETENTIONDETENTIONOUTLOT 'D' 1.7 ACRES TARGET ONLY MON. SIGN T 3 7 17 24 6 10 64 8 T 10 40TOTAL PROJECT AREA = 50.6 ACRES ZONED CD NORTH Conestoga Marketplace Site Concept #28 Grand Island, Nebraska November 10, 2022 This drawing has been prepared by the Architect, orunder the Architect's direct supervision. This drawingis intended to be conceptual in nature only. Propertyboundaries, setbacks, easements, topography,utilities, structures and other physical features shownherein are based on the information available to thearchitect at the time of design. This documentreflects a site plan concept only, and does notnecessarily reflect all governing authorityrequirements, including green space calculations,bulk regulations, landscaping, storm watermanagement, city input, site signage, grading, andother factors that may impact final site design. Thisdrawing shall not be used for construction or legallybinding documentation. (C) Copyright 2022 bySimonson & Associates Architects, L.L.C. Grand Island Regular Meeting - 11/14/2022 Page 200 / 207 OUTLOT A 74381± SF 1.71± AC LOT 3 533659± 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 OUTLOT B 230481± SF 5.29± 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 8 570112± SF 13.09± AC LOT 13 36750± SF 0.84± AC LOT 14 56136± SF 1.29± 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 NINTH SUBDIVISIONPRELIMINARY PLATGRAND ISLAND, NEBRASKA20225 SMG BJD MMR A22-03182 11.10.2022 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 - 11/14/2022 Page 201 / 207 OUTLOT A 74381± SF 1.71± AC LOT 3 533659± 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 OUTLOT B 230481± SF 5.29± 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 229'277'200'45'245'292'226'291' 30'179'171'45'4 9 '209'256'155'479'3'128'7 4 ' 7 4 '180'205'163'116 ' 13'3 8 '170'211'170'253'79'116'177'281'88' 282'218'218'300'165'216'136' 171'358'300'135'135'314'301'200'114'113'112'17'232'240' 253' 314'428'165'135' 170'156'533'574'600'126' 60'70'126'700'336'LOT 8 570112± SF 13.09± AC LOT 13 36750± SF 0.84± AC LOT 14 56136± SF 1.29± AC 180'75'255'310'75'235'428'101'75'69'347'210'74'291'135'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 NINTH SUBDIVISIONPRELIMINARY PLATGRAND ISLAND, NEBRASKA20225 SMG BJD MMR A22-03182 11.10.2022 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 - 11/14/2022 Page 202 / 207 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 NINTH SUBDIVISIONPRELIMINARY PLATGRAND ISLAND, NEBRASKA20225 SMG BJD MMR A22-03182 11.10.2022 ofSANITARY LAYOUT3 Grand Island Regular Meeting - 11/14/2022 Page 203 / 207 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 NINTH SUBDIVISIONPRELIMINARY PLATGRAND ISLAND, NEBRASKA20225 SMG BJD MMR A22-03182 11.10.2022 ofWATER LAYOUT4 Grand Island Regular Meeting - 11/14/2022 Page 204 / 207 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 NINTH SUBDIVISIONPRELIMINARY PLATGRAND ISLAND, NEBRASKA20225 SMG BJD MMR A22-03182 11.10.2022 ofGRADING AND DRAINAGE5 Grand Island Regular Meeting - 11/14/2022 Page 205 / 207 N00°33'37"W 1604.64'(M,P3)S00°29'34"E 1905.45'(M,P3) 1905.46'(P) 1905.54'(P1) 1905.38'(R)S44°49'03"W 45.29'(M,P,P3)45.3'(P1) 45.23'(P2)N89°53'58"W 566.68'(M) 566.65'(P)N00°21'12"W 179.39'(M,P3) 179.44'(P)S00°21'21"E 179.76'(M,P3) 179.77'(P)N89°54'28"W205.05'(M,P3) 205.04'(P)N00°35'48"W 332.30'(M,P3) 332.27'(P)S89°31'14"W 210.97'(M,P3) 211.21'(P)S00°32'59"E 430.12'(M)N89°57'28"E 1188.02'(M,P3) 1188.04'(P) 1188.48'(P2)N89°47'49"W170.66'(M,P3)170.67'(P)N00°29'34"W 217.06'(M)S00°29'34"E 314.00'(M)N89°30'26"E 369.41'(M)S89°30'26"W 281.41'(M)N00°29'34"W 229.46'(M)C4LOT 10U.S. HIGHWAY 28113th STREETWEBB ROADLOT 11LOT 12OUTLOT ALOT 9LOT 8LOT 3LOT 7LOT 6LOT 5LOT 4LOT 2LOT 1S89°30'26"W 277.09'(M)S00°29'34"E 200.15'(M)N89°53'58"W 244.91'(M)S89°30'26"W 291.21'(M)N89°53'58"W 291.77'(M)S00°22'58"E 224.28'(M)N62°27'55"E13.28'(M)S00°29'34"E79.08'(M) 116.00'(M)N89°30'26"ES00°29'34"E 208.94'(M)N00°33'37"W170.06'(M)S00°29'34"E 256.17'(M)S89°30'26"W 253.20'(M)N00°33'37"W177.10'(M)N89°30'26"E 281.67'(M)S00°29'34"E 218.00'(M)N00°33'37"W 218.00'(M)S00°29'34"E135.48'(M)N00°33'37"W135.48'(M)N89°30'26"E 300.54'(M)N00°33'37"W 314.00'(M)N89°57'28"E 239.94'(M)S00°29'34"E16.90'(M) 232.07'(M)N00°33'37"WN89°57'28"E 313.60'(M)S00°29'34"E 427.88'(M)N89°57'28"E 574.47'(M) 155.92'(M)S89°30'26"WN00°29'34"W 532.72'(M)S00°29'34"E70.00'(M)N00°29'34"W 593.20'(M)N89°57'28"E 60.00'(M)OUTLOT AACCESS/UTILITY EASEMENTDEDICATED WITH THIS PLATN89°30'26"E 300.17'(M)N00°29'21"W 56.58'(M)N89°30'26"E127.70'(M)N89°26'55"E 478.92'(M)S89°30'26"W 568.30'(M)S00°29'36"E 699.65'(M)N89°53'58"W30.00'(M)C3N00°29'34"W 620.06'(M)S00°29'29"E 336.14'(M)S00°29'34"E154.95'(M)88.00'(M)S89°30'26"WS89°26'29"W65.00'(M)N00°33'37"W 357.94'(M)N00°29'34"W249.31'(M)S00°29'34"E 165.32'(M)N89°30'26"E 215.92'(M)C12C11C1C2C5C6C8C7C9C10N00°29'34"W44.52'(M)30' ACCESSEASEMENTDEDICATEDWITH THISPLAT30' ACCESS/UTILITYEASEMENTDEDICATED WITHTHIS PLAT42' ACCESS/UTILITYEASEMENTDEDICATEDWITH THISPLAT42' ACCESS/UTILITYEASEMENTDEDICATEDWITH THISPLAT10' UTILITYEASEMENTDEDICATEDWITH THISPLAT15'15'15'15'40' ACCESS/UTILITYEASEMENTDEDICATEDWITH THISPLAT48' ACCESS/UTILITYEASEMENTDEDICATED WITHTHIS PLAT25'30'15'30' ACCESSEASEMENTDEDICATEDWITH THISPLAT43' ACCESS/ UTILITYEASEMENT DEDICATEDWITH THIS PLAT42' ACCESS/UTILITYEASEMENTDEDICATEDWITH THISPLAT20' UTILITYEASEMENTDEDICATEDWITH THIS PLAT20'169.57'(M)N00°35'48"W 162.73'(M)N00°35'48"W30' UTILITY EASEMENTDEDICATED WITHTHIS PLATN89°30'26"E125.72'(M)125.72'(M)N89°30'26"ELOT 13N89°30'26"E 300.01'(M)N00°33'31"W3.00'(M)TRAFFIC CONTROLEASEMENT DEDICATEDWITH THIS PLATS00°21'12"E 226.44'(M)60' ACCESS EASEMENTDEDICATED WITHTHIS PLAT20' UTILITYEASEMENTDEDICATEDWITH THIS PLATN89°30'26"E 252.71'(M)S00°29'34"E 599.51'(M)80' DRAINAGEEASEMENTDEDICATEDWITH THIS PLATFOUND CORNER (AS NOTED) PROPOSED PROPERTY LINESUBDIVISION BOUNDARY LINEEASEMENT LINEPROPERTY LINESET CORNER (SURVEY SPIKEw/WASHER OR AS NOTED)FAX 308.384.8752TEL 308.384.8750201 East 2nd StreetGrand Island, NE 68801MMEASURED DISTANCEPPLATTED DISTANCE CONESTOGA MALL 8TH SUBP1PLATTED DISTANCE CONESTOGA MALL 2ND SUBP2PLATTED DISTANCE CONESTOGA MALL 7TH SUBP3PLATTED DISTANCE CONESTOGA MALL 8TH SUBEEASEMENT DISTANCECONTROLLED ACCESSTRAFFIC CONTROL EASEINGRESS/EGRESS EASE Doc No 94-109951S00°29'34"E70.00'(M)Grand IslandRegular Meeting - 11/14/2022Page 206 / 207 CURVE TABLE 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. I HEREBY CERTIFY THAT ON ______________________, 20___, I COMPLETED AN ACCURATE SURVEY, UNDER MY PERSONAL SUPERVISION, OF A REPLAT OF ALL OF LOTS 1, 4 AND 5, CONESTOGA MALL EIGHTH SUBDIVISION, CITY OF GRAND ISLAND, HALL COUNTY, NEBRASKA, AS SHOWN ON THE ACCOMPANYING PLAT THEREOF; THAT IRON MARKERS, EXCEPT WHERE INDICATED, WERE FOUND AT ALL CORNERS; THAT THE DIMENSIONS ARE AS SHOWN ON THE PLAT; AND THAT SAID SURVEY WAS MADE WITH REFERENCE TO KNOWN AND RECORDED MONUMENTS. _______________________________________________________ JAI JASON ANDRIST, REGISTERED LAND SURVEYOR NUMBER, LS-630 KNOW ALL MEN BY THESE PRESENTS, THAT WOODSONIA HWY 281, LLC, A NEBRASKA LIMITED LIABILITY COMPANY, BEING THE OWNERS OF THE LAND DESCRIBED HEREON, HAVE CAUSED SAME TO BE SURVEYED, SUBDIVIDED, PLATTED AND DESIGNATED AS " A REPLAT OF ALL OF LOTS 1, 4 AND 5, CONESTOGA MALL EIGHTH SUBDIVISION, CITY OF GRAND ISLAND, HALL COUNTY, NEBRASKA, AS SHOWN ON THE ACCOMPANYING PLAT THEREOF AND DO HEREBY DEDICATE THE ROAD RIGHT OF WAY, AS SHOWN THEREON TO THE PUBLIC FOR THEIR USE FOREVER: AND HEREBY DEDICATE THE EASEMENTS, AS SHOWN THEREON TO THE PUBLIC FOR THEIR USE FOREVER FOR THE LOCATION, CONSTRUCTION AND MAINTENANCE FOR PUBLIC SERVICE UTILITIES, TOGETHER WITH THE RIGHTS OF INGRESS AND EGRESS THERETO, AND HEREBY PROHIBITING THE PLANTING OF TREES, BUSHES AND SHRUBS, OR PLACING OTHER OBSTRUCTIONS UPON, OVER, ALONG OR UNDERNEATH THE SURFACE OF SUCH EASEMENTS; AND THAT THE FOREGOING ADDITION AS MORE PARTICULARLY DESCRIBED IN THE DESCRIPTION HEREON AS APPEARS ON THIS PLAT IS MADE WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNERS AND PROPRIETORS. ON THIS ____ DAY OF ___________, 20___, BEFORE ME, A NOTARY PUBLIC WITHIN AND FOR SAID COUNTY, PERSONALLY APPEARED DREW SNYDER, MANAGER, WOODSONIA HWY 281, LLC, A NEBRASKA LIMITED LIABILITY COMPANY, TO ME PERSONALLY KNOWN TO BE THE IDENTICAL PERSON WHOSE SIGNATURE IS AFFIXED HERETO AND ACKNOWLEDGED THE EXECUTION THEREOF TO BE HIS VOLUNTARY ACT AND DEED. IN WITNESS WHEREOF, I HAVE HEREUNTO SUBSCRIBED MY NAME AND AFFIXED MY OFFICIAL SEAL AT ___________________________________, ON THE DATE LAST ABOVE WRITTEN. MY COMMISSION EXPIRES ___________ _____________________________ NOTARY PUBLIC OWNERS: WOODSONIA HWY 281, LLC SUBDIVIDER: WOODSONIA HWY 281, LLC SURVEYOR: OLSSON ASSOCIATES ENGINEER: OLSSON ASSOCIATES NUMBER OF LOTS: 13 LOTS / 1 OUTLOTS SUBMITTED TO AND APPROVED BY THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, CITIES OF GRAND ISLAND, WOOD RIVER, AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN, NEBRASKA. _______________________________ __________ CHAIRPERSON DATE APPROVED AND ACCEPTED BY THE CITY OF GRAND ISLAND, NEBRASKA THIS ____ DAY OF ______ , 20___ _______________________________ MAYOR _______________________________ CITY CLERK FAX 308.384.8752 TEL 308.384.8750 201 East 2nd Street Grand Island, NE 68801 IN WITNESS WHEREOF, I HAVE AFFIXED MY SIGNATURE HERETO, _______________________________, THIS ____ DAY OF ____________, 20___ AT _______________________________ DREW SNYDER, MANAGER WOODSONIA HWY 281, LLC, A NEBRASKA LIMITED LIABILITY COMPANY Grand Island Regular Meeting - 11/14/2022 Page 207 / 207