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06/02/2026 Minutes OFFICAL PROCEEDINGS MINUTES OF CITY COUNCIL STUDY SESSION June 2, 2026 CALL TO ORDER Pursuant to due call and notice thereof, a Study Session of the City Council of the City of Grand Island, Nebraska was conducted in the Council Chambers of City Hall, 100 East First Street, on June 2,2026.Notice of the meeting was given in The Grand Island Independent on May 27,2026. Mayor Roger G. Steele called the meeting to order at 6:00 PM. The following City Council members were present: Jack Sheard,Jason Conley,Mitch Nickerson, Doug Brown, Chuck Haase, Maggie Mendoza, Ryan O'Neill, Mark Stelk and Doug Lanfear. Mike Paulick was absent. The following City Officials were present: Deputy City Clerk Sonya Cisneros, City Administrator Patrick Brown, City Attorney Kari Fisk and Assistant City Attorney, Matt Boyle. ITEMS FOR DISCUSSION 5.a) Presentation by Woodsonia Real Estate, Inc of items identified as non-negotiable or deal- breaker items to City Council as authorized by Council motion on May 12, 2026. Cover Page Woodsonia Proposed MOU Submitted 5 28 2026 Exhibit A- MOU 6.2.2026 Kent Seacrest, Lawyer for Woodsonia spoke in favor of creation of new tourism, sports facilities, aquatic facilities and new jobs. Drew Snyder and Mitch Holen for Woodsonia spoke on an updated Memorandum of Understanding("MOU"). They spoke about non-negotiable deal-breakers as they would like to have a successful public private partnership. The Master Site Plan's proposed land uses include: • State of the art Sports Complex • Aquatics Facility • Eagle Scout Lake Expansion and pedestrian bride • Public fishing pier • Two miles of new Trails & Landscaping • Amphitheater • Fully improved School Site • Single family-approximately 35 acres • Multi-family-approximately 66 acres LAULE SLOUT • Mixed-use-.ipproximately 36 acres • Infrastructure (public roads, sanitary sewer, storm sewer,power, gas, electricity) Furthermore Drew Snyder and Mitch Holen spoke of 5 critical components which consist of the following: 1. $3,000,000 privately funded acquisition of the Land 2. Phase 1 Site Work • Mass site grading/Eagle Scout Lake Expansion/Landscaping/ Site Clean-up • Public roads, sanitary sewer, storm sewer, power, gas, electricity • At least 2-miles of walking trail expansions and connection to existing City trail system. • Amphitheater • Public fishing pier • Pedestrian bridge. 3. State of the art Sports Complex, including relocating the existing Soccer Fields. 4. Aquatics Facility Funding 5. Conveyance of the fully improved School Ground for$1.00 Councilmembers were assured of these five things that would happen. No Good Life funding would be used on private improvements until these five critical items are completed. Mentioned was that zoning and plating has been submitted to the city. Land transfer has four items: 1. Acquiring 191.53 acres from city for$3,000, 000.00. 2. Land leases or licenses agreement to put improvement to city property. There would still be land lease or licensed areas to include eagle scout and aquatics soccer field area. 3. School conveyance for $1.00 4. Upon developer's completion of the Phase 1 site work, which shall include the adjacent parking field, the City shall convey the 5.07 acre building pad to the YMCA for $1.00 and other valuable considerations. Discussion on bonding and timing was discussed to have an issuance by September 1, 2026. This would need to be determined by the underwriter. The key component for the Phase I site work was to do the bond issuance to ensure that the money was there to complete the work. Discussion about the YMCA and the Aquatic facility allowing the YMCA and Chief to work together to potentially design a combination facility.The YMCA would untimely own and it would be larger for the City. They spoke of fundraising with the YMCA. DJ Eihusen spoke in favor of the Aquatic center and the importance of it for our community. Pat O'Neil spoke in favor of the partnering for the new aquatic center. Drew Snyder and Mitch Holen also spoke on the sports complex and compared to the one in Joplen, MO. Proposed was 165, 000 feet with 18,000 ft mezzanine almost double the size we had seen in December. Mentioned were 16 volley courts, 8 basketball courts, concessions, meeting rooms, seating, restrooms adding a big addition 8 pickle ball courts, 25,000 sq feet of indoor turf and key outdoor components. This also includes batting cages for baseball. Proposing this would be a privately owned facility. Discussion of the promissory note the City would issue a promissory note to Developer in an amount equal to the difference between $120,000,000 and the Phase 1A Net-To-Project Bond Proceeds available to Developer plus Cash On Hand & Phase 1B Net-To-Project Bond Proceeds available to Developer plus Cash On Hand ("Developer Promissory Note"). The City Promissory Note would be secured solely by the Good Life District Revenues received by the City each year in excess of the required annual debt service payment on the Good Life District Bonds or future refinance proceeds of Phase 1A and Phase 1B Bonds. Based on the Anticipated Net-To-Project Bond Proceeds in Phase 1A & Phase 1B, the Developer Promissory Note is projected to be $32,348,754.00 • Promissory Note Proceeds would be spent on Mixed Use / Housing / Soft Costs / Infrastructure at Developer's discretion • Developer would at all times be at or below the required GLD Funding Limitation for nonrevenue producing land uses. • In the event the "excess revenues" from Phase 1B bonds or future refinance proceeds of Phase lA or Phase 1B are insufficient to repay the outstanding balance of the Developer Promissory Note, there would be no obligation of the City to fund any shortfall at the end of the term of the Developer Promissory Note. • Term: June 1, 2054 Discussion of tax increment financing a. Term: • 15 Year TIF for each individual phased Project Area b. TIF Indebtedness Amount: • $62,126,189 c. Each TIF phase would remain eligible to generate TIF revenues for a maximum of fifteen years from its effective date, or until the applicable TIF indebtedness was repaid, whichever occurs first. The TIF phases were determined annually based on lots receive initial building permits for new construction during a particular calendar year. Tax increment revenues generated from each phase were pledged to repayment of the TIF indebtedness. For each lot included in an annual phase, the effective date for the division of taxes under the TIF statute would be January 1 following issuance of the applicable building permit. Base taxes attributable to the property value existing prior to the effective date would continue to be distributed to the normal taxing entities. Discussion of Community Improvement District ("CID"). a. City and Developer shall create a Community Improvement District ("CID"), which shall levy up to a 150 basis point tax levy on Developer's portions of the Veteran's Village Project Area. The Community Improvement District revenues shall be used to fund / reimburse statutorily eligible Site Work/Public Infrastructure costs. Discussion on sports complex maintenance occupation tax: a. The City shall levy a 200 basis point occupation tax ("Sports Complex Maintenance Occupation Tax") on all sales occurring within the boundaries of the Veteran's Village Project Area, which shall be used by Developer for future maintenance and reserve expenses relating to the Sports Complex. • Term: thirty (30) years. Critical Project components/conditions: a)In summary, the Developer was guarantying the City of Grand Island the follow Critical Project Components: • $3,000,000 privately funded acquisition of the Land • Phase 1 Site Work i. Mass site grading/Eagle Scout Lake Expansion/Landscaping/ site clean up ii. Public roads, sanitary sewer, storm sewer,power, gas, electricity in accordance with the site plan below • At least 2-miles of walking trail expansions, connected to existing City trail infrastructure. • Amphitheater • Public fishing pier • Pedestrian bridge • YMCA/Aquatics Center/Relocated soccer fields /Amphitheater parking fields • Relocated existing Soccer Fields c. Aquatics Facility d. Fully Improved School Ground for $1.00 e. State of the Art Sports Complex b) Developer would ensure the Critical Project Components above were constructed prior to the use of GLD for any Other Private Improvements within the Veteran's Village Project. c)No more than 20% of the Good Life Proceeds could be used to fund housing or any other land uses, which are non-revenue producing. d) Veternan's Village would redevelop blighted and substandard conditions. e) Developer and its successors and assigns agree not to discriminate against any person or group of persons on account of race, religion, sex, color, national origin, ancestry, disability, marital status or receipt of public assistance in connection with Veteran's Village. f) Developer and its successors and assigns would comply with all applicable federal, state and local laws related to the Redevelopment Project. g) The various bonds and funding sources would not be a general obligation of the City, the CRA, or taxpayers. Further, City's and Authority's respective elected officials, officers, directors, employees, agents or their governing bodies shall not have any pecuniary obligation or monetary liability. Martin Ray Bolts spoke in favor of the sports and aquatic center. Jerry Janulewicz spoke in favor of the aquatic facility. Jay Vavricek spoke in favor of moving forward with this project. Councilmember Haase spoke about the aquatics and working with the YMCA. He spoke in favor of other management of the facility. He was in favor of supporting the development for the community. Kent Seacrest lawyer for Woodsonia spoke on getting to the 80% mark and then accomplishing the last 20%. Once the 80%was hit we can then cross the finish line. Mayor Steele stated he would direct city staff to immediately launch into negotiations with Mr. Seacrest to get the final details. Drew Snyder clarified for councilmembers that the request for Good Life money was $142,000,000.00 and not$120,000,000.00 to make the MOA clear. Discussed by Kari Fisk was that the Good Life District does allow for the payment of private real estate issues. Woodsonia asked that we set another meeting for more explanation. Mike Rogers spoke on bonds and how Good Life District dollars can be used. Councilmember Brown stated he was at the 80% and agreed with Mayor Steele that the project needs to move forward. Councilmember Stelk supports the project and wanted to know if there was a contract and if this would be able to be reviewed by the councilmembers. Councilmember O'Neill stated that he was in favor of starting the project. Mayor Steele stated he was happy to see that Woodsonia was partnering with YMCA and Chief Industries to complete the aquatic project. He wants the project to be 100% privately owned so that it could be done faster, he was in favor of the sports complex being privately owned, he has confidence that a private sector can run this better than a municipal government. Woodsonia privately own was a goal to complete the necessary goals by the end of the month. Mayor wanted to present the city council with a final agreement that Woodsonia agrees to develop this project that we have discussed and finalized by the end of the month, he wants to move fast for 3 reasons 1.) We have wasted too much time 2.) Doesn't want the Nebraska Legislate to fiddle around with the Good Life District because we are not moving fast enough 3.) Doesn't want the government administration scraping back unused money that it pledged under Good Life statue in order to pay for budget short falls at the state level. ADJOURN The meeting was adjourned at 9:36 p.m. Sonya CA- Deputy City Clerk