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RES 2008-0091 - East Campus Realty LLC Midtown Crossing at Turner Park TIF redevelopment project plan DMAHA,^,, i 1._ 1...... f ,.� o`'. �4: Planning Department 6'A&V `sw; in n' -r r Omaha/Douglas Civic Center� �'t 11819 Farnam Street,Suite 1100 �®.4 [ 1► ,, Omaha,Nebraska 68183 ��•�� ; .., � _ (402)444-5150 ��ry` CITY C, Y Telefax(402)444-6140 A�TFD FEBA��4 [l i"`u f a. , hY' j t: j K( Steven N.Jensen,AICP City of Omaha January 15, 2008 Director Mike Fahey,Mayor Honorable President. and Members of the City Council, The attached proposed Resolution transmits for your review and approval the East Campus Realty, LLC Midtown Crossing at Turner Park TIF Redevelopment Project Plan for Midtown Crossing At Turner Park project that was approved by the Planning Board on June 6, 2007. The plan provides the framework for the development of new and the redevelopment of existing facilities located on the approximately 23.30-acre project development site consisting of the 16.04-acre privately owned site and the 7.26—acre Turner Park site as a Mixed Use Development incorporating office, housing, entertainment and the complete renovation and expansion of Turner Park with modifications to public rights-of-way as may be required. The completed project provides approximately 223,000 square feet of retail space, 565 condominiums, several parking structures containing approximately 2,800 stalls, new residential home ownership opportunities that will add increased real estate value to the site, increasing the tax base of the local taxing entities, encourage new employment opportunities and foster continued business development in the Destination Midtown Area. The plan authorizes the use of Tax Increment Financing as a tool to assist in financing the total project cost of approximately $296,634,621.00. The TIF eligible expenses associated with the project are estimated at $55,000,000.00. The developer has requested $37,439,000.00 in TIF that will be repaid from the increase in taxes as a result of project completion. The project is in compliance with. Nebraska Community Development law and appropriate City of Omaha Ordinances. Your favorable consideration of this Resolution is requested. Since ely, Refe d to City Council for Consideration: ; icy( - /- ?—a ? even N, Jensen, AICP, LAB "!/ Date Mayor's Office Date /��",.Planning Director 0 Approved as to Funding: proved: - Ca,rt OLA6-4„ 4 j �6 g /— Carol A. Ebdon l / Date o rt . Stu be, .E Date Finance Director Pu lic Works Director Notice of Publication and Public Hearing: January 17, 2008 and January 24, 2008 Public Hearing: February 5, 2008 PLN1000LSF :i' Or m�t D ; !NO, , D n Nn9co0. p O�CF_ Nz m 4 AO < pLmm, r _• 1Yy• A A r Sy2„- m pp0AT2 o mx u <A8 r Ai y•--4-1:T Ns^; 1 i'np � ax .5Ti ..802,--vt-oYpm<1z _ ,r,,,. 8 iig •3 , ^ zD;. ' . , r r! i j m NVn5sz., 7AOV`„<pZ1 m m m Aa 9,_—rmxnr'S� rNANZtnmO nAmcpAF2 > m]m01 O + -� • AA E. x .� O u __ :m2w [ Ao-?),„1,rgxxozzoRSinm oio I H • N m c 99os?iznvl ' ^ 1r' _ p( = o0D m mmQn ,iPAr zv 2^ £ .N Oz z� . ymn 'a,' AroppVnzoAAi�iomd m • o Z xi x a n-,o _of 'Lam• .,..-HI' J n..I 1 S§ .3. <- z i OiOm.OpV1h:• n^ o . m m • Z' -' $ w-O '' _ ,-A2 CA pm ^ I_:. mn •� .. g ; nmtOp,FApgoxoOOpe,mppx z m i- z<iD -^Op 82 z i 'pn H a erg9^ g ;AAm^r vi ^ • g o o ^ • Z AA- f ZO0 t,4ZAM2UQpAm 2 b 0 O ZCx.2.r^ ^m oANv'^ - ' m- z m m �z=p In� 8^o -i0" OOgi. ma n 2. q OI m Oo m ; O OcO0' 0_o ONm0 o "1 o mm in eXM241- it S pN m m ?' O IF ma ti^? � VA ZNEONCVm- F" L � , n n nnAZv 0 Z gi 20 !0pn� m oi ivm O� =o � ,m, Zo sHW,o,= - Ooo i L ticA m -alAm ,O Of - nn�OSmOA-a � A A? Zn x y i mp r< OO yNn x Ahim,o�mzAgGwp o064 fI')' m ,," 9z,Am S C A mo gs pm ? OJOy 25,k^R4? DP4 �11d0. ky.T!` O oE. 'rE rN nTngPy2N^p Fim ^m ;o iu prDOmZ�7 m Z n 2. , g 1 rAi n6mgooc'A=?An„-u al :iv, It.f..7 ,200 R �pm .cli3Ogqng me = q 1 m�2,7A i , � I �2 THOMPSON,DREESSEN DORNER,INC. TRIPP PLACE REPLAT COTE. 1• Consulting Engineers 8 Land Surveyorsf. JUUE 24 24, 2007 10530 OLD MILL ROAD OAIPMA NE9RASKA 68154 OR,wH BY RJR i _ Al. PLAT CHECKED C'w,onf+m nu eeso r.a,0}pp Se66 r,.u,.rox,.uugroxoco.. PINJDW n ,'�EBS,rt',��rn 102CO COAT _i --_-- ' o1 uonone ollgnd le 'aalsrul iossaoonS 'Mel le Aeuiouy',IMeH.8 elllweD ' • Aq plos eq 8!M A4adoid pequosep-6upMoilol eta iegt peyltou Agaieq we no), , :NH3ONOD AVIN li VMOHM 01 - i f'0-£VLS:all - 31VS S.33.LSR111.AO 30LLON _ Quo Aoue6ea oo • olaaI0 Aaua6ea 0S00L sAewo3LV -.,0'1'1'.O:d'NVNN3l18 rit_ ._ f • INTER-OFFICE COMMUNICATION May 22, 2007 TO: Chairman and Members of the Omaha Planning Board FROM: Steven N. Jensen, AICP, Planning Director • PROJECT: East Campus Realty, LLC Mutual of Omaha Plaza Omaha NE 68175 TIF Redevelopment Project Plan for Midtown Crossing at Turner Park establishes a Mixed-Use development incorporating office, housing, entertainment and the complete renovation and expansion of Turner Park with modifications to abutting and adjoining right-of ways as may be required. Location: Generally bounded by Dodge Street on the north, Turner Boulevard to the east, Harney Street on the south, and 33rd Street on the west. The boundary also includes a parcel between 32nd & 33rd Streets extending north of Dodge Street approximately 132 feet out to the existing public alley. The proposed plan request City support for the project through the approval of the redevelopment plan proposed for Midtown Crossing that provides for 223,000 square feet of retail space, 565 condominiums, several parking structures containing 2,800 stalls as well as improvements to public rights-of-way within the area, and the renovation and expansion of Turner Park. This Mixed-Use center within the approved Destination Midtown area accomplishes some of the goals contained in the Destination Midtown Plan as approved. The redevelopment plan provides the framework for the acquisition of the site, renovation and demolition of the existing buildings and the development of the center with all associated improvements as may be required to facilitate the successful development. The acquisition and development of the site will require the authorization of TIF as an economic development tool to be utilized to assist in financing TIP eligible acquisition, demolition, development and renovation of the site, and related public improvement cost as required. The project site and area meet the requirements of Nebraska Community Development Law and qualify for the application for and the utilization of Tax Increment Financing to cover cost associated with project development plans submitted for approval through the Tax Increment Financing process. Recommendation: The Department recommends approval of the East Campus Realty, LLC TIF Redevelopment Project Plan for Midtown Crossing at Turner Park, a Mixed-Use development incorporating office, housing, entertainment and the complete renovation and expansion of Turner Park with modifications to public rights-of-way as may be required. The approval of the plan facilitates measures required for the completion of the project through the approval of the plan and subsequent agreement by the Planning Board and by the City Council as appropriate. Public Hearing: January 17, 2008 and January 24, 2008 Public Hearing: February 5, 2008 PLN1000LSF :i' Or m�t D ; !NO, , D n Nn9co0. p O�CF_ Nz m 4 AO < pLmm, r _• 1Yy• A A r Sy2„- m pp0AT2 o mx u <A8 r Ai y•--4-1:T Ns^; 1 i'np � ax .5Ti ..802,--vt-oYpm<1z _ ,r,,,. 8 iig •3 , ^ zD;. ' . , r r! i j m NVn5sz., 7AOV`„<pZ1 m m m Aa 9,_—rmxnr'S� rNANZtnmO nAmcpAF2 > m]m01 O + -� • AA E. x .� O u __ :m2w [ Ao-?),„1,rgxxozzoRSinm oio I H • N m c 99os?iznvl ' ^ 1r' _ p( = o0D m mmQn ,iPAr zv 2^ £ .N Oz z� . ymn 'a,' AroppVnzoAAi�iomd m • o Z xi x a n-,o _of 'Lam• .,..-HI' J n..I 1 S§ .3. <- z i OiOm.OpV1h:• n^ o . m m • Z' -' $ w-O '' _ ,-A2 CA pm ^ I_:. mn •� .. g ; nmtOp,FApgoxoOOpe,mppx z m i- z<iD -^Op 82 z i 'pn H a erg9^ g ;AAm^r vi ^ • g o o ^ • Z AA- f ZO0 t,4ZAM2UQpAm 2 b 0 O ZCx.2.r^ ^m oANv'^ - ' m- z m m �z=p In� 8^o -i0" OOgi. ma n 2. q OI m Oo m ; O OcO0' 0_o ONm0 o "1 o mm in eXM241- it S pN m m ?' O IF ma ti^? � VA ZNEONCVm- F" L � , n n nnAZv 0 Z gi 20 !0pn� m oi ivm O� =o � ,m, Zo sHW,o,= - Ooo i L ticA m -alAm ,O Of - nn�OSmOA-a � A A? Zn x y i mp r< OO yNn x Ahim,o�mzAgGwp o064 fI')' m ,," 9z,Am S C A mo gs pm ? OJOy 25,k^R4? DP4 �11d0. ky.T!` O oE. 'rE rN nTngPy2N^p Fim ^m ;o iu prDOmZ�7 m Z n 2. , g 1 rAi n6mgooc'A=?An„-u al :iv, It.f..7 ,200 R �pm .cli3Ogqng me = q 1 m�2,7A i , � I �2 THOMPSON,DREESSEN DORNER,INC. TRIPP PLACE REPLAT COTE. 1• Consulting Engineers 8 Land Surveyorsf. JUUE 24 24, 2007 10530 OLD MILL ROAD OAIPMA NE9RASKA 68154 OR,wH BY RJR i _ Al. PLAT CHECKED C'w,onf+m nu eeso r.a,0}pp Se66 r,.u,.rox,.uugroxoco.. PINJDW n ,'�EBS,rt',��rn 102CO COAT _i --_-- ' o1 uonone ollgnd le 'aalsrul iossaoonS 'Mel le Aeuiouy',IMeH.8 elllweD ' • Aq plos eq 8!M A4adoid pequosep-6upMoilol eta iegt peyltou Agaieq we no), , :NH3ONOD AVIN li VMOHM 01 - i f'0-£VLS:all - 31VS S.33.LSR111.AO 30LLON _ Quo Aoue6ea oo • olaaI0 Aaua6ea 0S00L sAewo3LV -.,0'1'1'.O:d'NVNN3l18 rit_ ._ TIF Cost Benefit Analysis: The project is the East campus Realty, LLC Midtown Crossing at Turner Park TIF Redevelopment Project Plan for the Midtown Crossing at Turner Park Project for the development of an approximately 23.30-acre Mixed-Use development. It is an important project that will have a significant impact on this section of the Destination Midtown Area by providing the opportunity to bring additional goods and services to the area. There is evidence of potential opportunities for expansion and growth, however the marginal benefit to developers and the cost of development has prevented this from being achieved in the past. It is necessary for innovative financing approaches to be used to encourage development and to support the potential growth that will occur as a result of this and other improvements in the area. The use of Tax Increment Financing will not result in tax shifts. The current level of taxes will continue to flow to the current taxing entities and only the increased value of revenues resulting from the improvements will be applied to the cost of the improvement. 1) No community public service needs will be generated as a result of this project. The proposed TIF will be used to offset the cost of public infrastructure improvements including changes in the traffic systems eliminating potential traffic concerns that may be a determent to the development and to defray extensive site development cost which are eligible TIF activities. The development and expansion of this site will provide employment and services, which are needed to support the additional commercial expansion in this sector of the community. 2) This development will have an impact on other businesses in the area. There will be increased competitive demand for the employees to fill the additional employment opportunities. There will also be an increase in competition for customers and this is the healthy basis of our economic system. This factor stimulates the delivery of quality goods and services. 3) The elimination of the substandard and blight designation and the provision of new employment opportunities and services will stimulate needed economic opportunities to support the expansion and growth. The expansion will cause an increase in traffic in the area; however, it will cause a corresponding reduction in traffic in other areas by providing the delivery of localize goods and services which will reduce the outflow of people and of dollars from the area. The current street system is not able to accommodate the development, however the City will require improvements on the abutting right —of-ways to provide for an improved traffic system that will eliminate potential traffic problems and safety concerns. The development of the site, the elimination of potential traffic safety conditions, the creation of new businesses, the creation of new employment opportunities and the delivery of goods and services justify the cost associated with the project. The long-term benefits from the institutional and commercial expansion, increased employment, and the increase in the tax base from the development are other valid justifications to provide assistance to the project. • AA E. x .� O u __ :m2w [ Ao-?),„1,rgxxozzoRSinm oio I H • N m c 99os?iznvl ' ^ 1r' _ p( = o0D m mmQn ,iPAr zv 2^ £ .N Oz z� . ymn 'a,' AroppVnzoAAi�iomd m • o Z xi x a n-,o _of 'Lam• .,..-HI' J n..I 1 S§ .3. <- z i OiOm.OpV1h:• n^ o . m m • Z' -' $ w-O '' _ ,-A2 CA pm ^ I_:. mn •� .. g ; nmtOp,FApgoxoOOpe,mppx z m i- z<iD -^Op 82 z i 'pn H a erg9^ g ;AAm^r vi ^ • g o o ^ • Z AA- f ZO0 t,4ZAM2UQpAm 2 b 0 O ZCx.2.r^ ^m oANv'^ - ' m- z m m �z=p In� 8^o -i0" OOgi. ma n 2. q OI m Oo m ; O OcO0' 0_o ONm0 o "1 o mm in eXM241- it S pN m m ?' O IF ma ti^? � VA ZNEONCVm- F" L � , n n nnAZv 0 Z gi 20 !0pn� m oi ivm O� =o � ,m, Zo sHW,o,= - Ooo i L ticA m -alAm ,O Of - nn�OSmOA-a � A A? Zn x y i mp r< OO yNn x Ahim,o�mzAgGwp o064 fI')' m ,," 9z,Am S C A mo gs pm ? OJOy 25,k^R4? DP4 �11d0. ky.T!` O oE. 'rE rN nTngPy2N^p Fim ^m ;o iu prDOmZ�7 m Z n 2. , g 1 rAi n6mgooc'A=?An„-u al :iv, It.f..7 ,200 R �pm .cli3Ogqng me = q 1 m�2,7A i , � I �2 THOMPSON,DREESSEN DORNER,INC. TRIPP PLACE REPLAT COTE. 1• Consulting Engineers 8 Land Surveyorsf. JUUE 24 24, 2007 10530 OLD MILL ROAD OAIPMA NE9RASKA 68154 OR,wH BY RJR i _ Al. PLAT CHECKED C'w,onf+m nu eeso r.a,0}pp Se66 r,.u,.rox,.uugroxoco.. PINJDW n ,'�EBS,rt',��rn 102CO COAT _i --_-- ' o1 uonone ollgnd le 'aalsrul iossaoonS 'Mel le Aeuiouy',IMeH.8 elllweD ' • Aq plos eq 8!M A4adoid pequosep-6upMoilol eta iegt peyltou Agaieq we no), , :NH3ONOD AVIN li VMOHM 01 - i f'0-£VLS:all - 31VS S.33.LSR111.AO 30LLON _ Quo Aoue6ea oo • olaaI0 Aaua6ea 0S00L sAewo3LV -.,0'1'1'.O:d'NVNN3l18 rit_ ._ The approval of the East campus Realty, LLC Midtown Crossing at Turner Park TIF Redevelopment Project Plan for the Midtown Crossing at Turner Park Project for the development of an approximately 23.30-acre Mixed-Use development will facilitate the development of this area and create the opportunity for developers to apply for Tax Increment Financing (TIF) to be used as a financing mechanism to offset public improvement, site acquisition and development cost associated with the redevelopment. The project site meets the requirements of the Master Plan, and other City Ordinances as well as Nebraska Community Development Law that establishes the process and requirements for the approval of a redevelopment plan. tatonf Nebraska / , ed., JAMES WARNER '=! NyCOMM Exp.Fe6r.1,20t0 +OTARY PUBLIC TDD 1427-103-1 -2- CD +, �•, r•', CD CD D O Cl r EAST CAMPUS REALTY, LLC MIDTOWN CROSSING AT TURNER PARK TIF REDEVELOPMENT PROJECT PLAN GENERALLY BOUNDED BY DODGE ON THE NORTH, TURNER BOULEVARD TO THE EAST, HARNEY STREET ON THE SOUTH, 33RD STREET ON THE WEST JUNE, 2007 OM H •n' OF Fbp • 74(6415 V.#e u,!'1 .Aer 111 ;to O44� • PLANNING• OMAHA '��D FE130)r Mike Fahey, Mayor City of Omaha Steven N. Jensen, AICP, Director Planning Department Omaha/Douglas Civic Center 1819 Farnam Street Omaha, Nebraska 68183 requirements for the approval of a redevelopment plan. tatonf Nebraska / , ed., JAMES WARNER '=! 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'' , ''..,',,!..-r -trzy .:. t- :. , • .31-6- --r Idt0Wil 101711"j Crossing amo, ..- lik. • , . . , . . aerie 71;fri-Agi PirfrA . . ._ • o Z xi x a n-,o _of 'Lam• .,..-HI' J n..I 1 S§ .3. <- z i OiOm.OpV1h:• n^ o . m m • Z' -' $ w-O '' _ ,-A2 CA pm ^ I_:. mn •� .. g ; nmtOp,FApgoxoOOpe,mppx z m i- z<iD -^Op 82 z i 'pn H a erg9^ g ;AAm^r vi ^ • g o o ^ • Z AA- f ZO0 t,4ZAM2UQpAm 2 b 0 O ZCx.2.r^ ^m oANv'^ - ' m- z m m �z=p In� 8^o -i0" OOgi. ma n 2. q OI m Oo m ; O OcO0' 0_o ONm0 o "1 o mm in eXM241- it S pN m m ?' O IF ma ti^? � VA ZNEONCVm- F" L � , n n nnAZv 0 Z gi 20 !0pn� m oi ivm O� =o � ,m, Zo sHW,o,= - Ooo i L ticA m -alAm ,O Of - nn�OSmOA-a � A A? Zn x y i mp r< OO yNn x Ahim,o�mzAgGwp o064 fI')' m ,," 9z,Am S C A mo gs pm ? OJOy 25,k^R4? DP4 �11d0. ky.T!` O oE. 'rE rN nTngPy2N^p Fim ^m ;o iu prDOmZ�7 m Z n 2. , g 1 rAi n6mgooc'A=?An„-u al :iv, It.f..7 ,200 R �pm .cli3Ogqng me = q 1 m�2,7A i , � I �2 THOMPSON,DREESSEN DORNER,INC. TRIPP PLACE REPLAT COTE. 1• Consulting Engineers 8 Land Surveyorsf. JUUE 24 24, 2007 10530 OLD MILL ROAD OAIPMA NE9RASKA 68154 OR,wH BY RJR i _ Al. PLAT CHECKED C'w,onf+m nu eeso r.a,0}pp Se66 r,.u,.rox,.uugroxoco.. PINJDW n ,'�EBS,rt',��rn 102CO COAT _i --_-- ' o1 uonone ollgnd le 'aalsrul iossaoonS 'Mel le Aeuiouy',IMeH.8 elllweD ' • Aq plos eq 8!M A4adoid pequosep-6upMoilol eta iegt peyltou Agaieq we no), , :NH3ONOD AVIN li VMOHM 01 - i f'0-£VLS:all - 31VS S.33.LSR111.AO 30LLON _ Quo Aoue6ea oo • olaaI0 Aaua6ea 0S00L sAewo3LV -.,0'1'1'.O:d'NVNN3l18 rit_ ._ Midtown Crossing at Turner Park Redevelopment Plan Narrative As of 5/8/07 Introduction Midtown Omaha has traditionally contained some of the city's most desirable neighborhoods, notable businesses and noteworthy civic uses. Originally developed during the late 19`h century and early 20th century, Midtown, in many ways, embodies a different time and age. Tree-lined streets, neighborhood businesses, historic architecture and a palpable sense of place, all contribute to the uniqueness of the area. However, as described in the Destination Midtown Study published in 2004, over the years conditions have deteriorated and Midtown is now in need of redevelopment. After much dialog between the City and participating neighborhoods, businesses, and institutions, a unique partnership was formed in 2003 to establish a framework for the return to prominence of Midtown. This framework was formally documented in the Destination Midtown Study, which was published in Fall 2004. The study focused on setting planning priorities in the areas of Neighborhood Development, Economic Development and Transportation/Corridor Development. Some of the key recommendations of this study were as follows: • Encourage mixed-use development, with a particular interest in providing a greater variety of housing options • Reconfigure certain streets from one-way to two-way traffic, to introduce a greater pedestrian and commercial experience. Introduce effective "traffic-calming" devices such as diagonal parking, left turn lanes, sidewalk nodes or"pop-outs", and pedestrian crosswalks. • Incorporate streetscape design standards that address the sidewalk experience. These should include: pedestrian-scale lighting, sidewalk planting/ landscaping, informative graphics, and attractive storefront design criteria. • Commercial development should be sited close to the public right-of-way to enhance the street edge. • Parking initiatives should include a greater emphasis on on-street parking convenient to storefronts. Off-street parking should be located behind streetfront development, and should cater to multiple user groups during non-prime time periods. • Specific retail needs and priorities within Midtown, such as a grocery store, restaurants, entertainment options, and local services such be encouraged. • Public spaces and parks have an increased importance in stabilizing neighborhoods. These spaces should be redeveloped and programmed for greater community identity and participation. 1 \_.,--vi . '' ' - wg • viri-j.,' ------713:..W. 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TRIPP PLACE REPLAT COTE. 1• Consulting Engineers 8 Land Surveyorsf. JUUE 24 24, 2007 10530 OLD MILL ROAD OAIPMA NE9RASKA 68154 OR,wH BY RJR i _ Al. PLAT CHECKED C'w,onf+m nu eeso r.a,0}pp Se66 r,.u,.rox,.uugroxoco.. PINJDW n ,'�EBS,rt',��rn 102CO COAT _i --_-- ' o1 uonone ollgnd le 'aalsrul iossaoonS 'Mel le Aeuiouy',IMeH.8 elllweD ' • Aq plos eq 8!M A4adoid pequosep-6upMoilol eta iegt peyltou Agaieq we no), , :NH3ONOD AVIN li VMOHM 01 - i f'0-£VLS:all - 31VS S.33.LSR111.AO 30LLON _ Quo Aoue6ea oo • olaaI0 Aaua6ea 0S00L sAewo3LV -.,0'1'1'.O:d'NVNN3l18 rit_ ._ Mutual of Omaha was a significant contributor to this community planning effort, and, as owner of one of the largest contiguous land holdings, has advanced the Midtown Crossing at Turner Park project in response. Mutual of Omaha has charged its development team with creating an urban-scale development plan that is physically and financially feasible, while addressing the following site-specific issues: • Maximize the value of underutilized land areas, such as the eight acres between Turner Park and its headquarters building, and the sub-standard retail offerings presently fronting Farnam Street • Create a master vision for the site so as to enhance the overall image and appeal of the immediate area, while reflecting in a positive manner on the existing Mutual of Omaha presence and stature • Locate complementary uses such as restaurant, convenience and service retail, plus higher quality residential development, which can serve the needs of Mutual of Omaha employees as well as the adjoining neighborhood • Re-energize Turner Park from its present passive state to serve as the interactive focus of the development. Access for both area residents and the greater Omaha community should be prioritized This Redevelopment Plan will specifically discuss the existing conditions of the project area, outline the project scope and program in response, and finally prove-out the financial feasibility of this exciting endeavor. Finally, a schedule for the actual physical implementation of this milestone project will be provided. When completed, this project will not only serve as the signature gateway to a revitalized Midtown, but will also establish higher community planning and design standards for future urban-scale redevelopment projects within all of Omaha. Redevelopment Area The redevelopment area of the project begins at Turner Boulevard and extends westward into the existing Mutual of Omaha campus. The primary focus of this development occurs along the Farnam Street, which will be converted into two-way traffic flow between Turner Boulevard and 361h Street. In order to accomplish this reconfiguration, various traffic lane modifications will be put in place beginning at 29th Street as part of this project. It is also anticipated that the balance of Farnam Street west from 361h to 42° Street will be converted to two way traffic by the City at a future date. The redevelopment project area includes a private development site totaling 16.04 acres adjacent and associated public rights-of-way and Turner Park (see Exhibits A Sr.B). This site is generally bounded by Dodge Street on the north, Turner Boulevard to the east, Harney Street on the south, and 33rd Street on the west. It also includes the parcel between 32°d and 33'd Streets extending north of Dodge Street approximately 132 feet up to the existing public alley. Also of great 2 ,,-• - j3,..1;./1 • vt,-:.,,,),t. : ---)„... ?-1. ....4.>,.,..,,,,, ( ) - ' „Sl..7..'vik-,. ‘•.,•r4_1 k 4 rTt,.'-k,•">::--1---'.-,7'—'77;_,:-,-1-,'',-‹,P,f7--cr?,.q:,4tP-,a_b_,_t a,_,r.,c_rt.i.tPic..p\._=---•_=•-._-_,-_-,.-7,.:",-.3- -.,I 1tf_,.._S'.,..,4:---,f-,,t77,\,..0i.,./.-/.•/_...7:'.",.-....-:,,,r-rrb.,• , , • i- - - , , • , , ,• ..7, .. -,1--3.:1\2. '' , ''..,',,!..-r -trzy .:. t- :. , • .31-6- --r Idt0Wil 101711"j Crossing amo, ..- lik. • , . . , . . aerie 71;fri-Agi PirfrA . . ._ • o Z xi x a n-,o _of 'Lam• .,..-HI' J n..I 1 S§ .3. <- z i OiOm.OpV1h:• n^ o . m m • Z' -' $ w-O '' _ ,-A2 CA pm ^ I_:. mn •� .. g ; nmtOp,FApgoxoOOpe,mppx z m i- z<iD -^Op 82 z i 'pn H a erg9^ g ;AAm^r vi ^ • g o o ^ • Z AA- f ZO0 t,4ZAM2UQpAm 2 b 0 O ZCx.2.r^ ^m oANv'^ - ' m- z m m �z=p In� 8^o -i0" OOgi. ma n 2. q OI m Oo m ; O OcO0' 0_o ONm0 o "1 o mm in eXM241- it S pN m m ?' O IF ma ti^? � VA ZNEONCVm- F" L � , n n nnAZv 0 Z gi 20 !0pn� m oi ivm O� =o � ,m, Zo sHW,o,= - Ooo i L ticA m -alAm ,O Of - nn�OSmOA-a � A A? Zn x y i mp r< OO yNn x Ahim,o�mzAgGwp o064 fI')' m ,," 9z,Am S C A mo gs pm ? OJOy 25,k^R4? DP4 �11d0. ky.T!` O oE. 'rE rN nTngPy2N^p Fim ^m ;o iu prDOmZ�7 m Z n 2. , g 1 rAi n6mgooc'A=?An„-u al :iv, It.f..7 ,200 R �pm .cli3Ogqng me = q 1 m�2,7A i , � I �2 THOMPSON,DREESSEN DORNER,INC. TRIPP PLACE REPLAT COTE. 1• Consulting Engineers 8 Land Surveyorsf. JUUE 24 24, 2007 10530 OLD MILL ROAD OAIPMA NE9RASKA 68154 OR,wH BY RJR i _ Al. PLAT CHECKED C'w,onf+m nu eeso r.a,0}pp Se66 r,.u,.rox,.uugroxoco.. PINJDW n ,'�EBS,rt',��rn 102CO COAT _i --_-- ' o1 uonone ollgnd le 'aalsrul iossaoonS 'Mel le Aeuiouy',IMeH.8 elllweD ' • Aq plos eq 8!M A4adoid pequosep-6upMoilol eta iegt peyltou Agaieq we no), , :NH3ONOD AVIN li VMOHM 01 - i f'0-£VLS:all - 31VS S.33.LSR111.AO 30LLON _ Quo Aoue6ea oo • olaaI0 Aaua6ea 0S00L sAewo3LV -.,0'1'1'.O:d'NVNN3l18 rit_ ._ significance to the project is that the site is bisected in an east/west direction by Famam Street, which will serve as the project's primary commercial frontage. The remainder of Mutual of Omaha's corporate campus is immediately west of the project site. The project's adjacency to existing Turner Park cannot be underestimated. The existing park which currently contains 5.73 acres will be increased in size by 1.53 acres, as the Midtown Crossing project forms a semi-circular edge. This presence will establish greater visibility and energy within the park, which will in turn, provide a residential address and identity for the project. Existing Conditions 1. Land Use The existing site currently features three primary land uses. All represent underutilizations of the land, based upon the public vision expressed in the Destination Midtown study. The first use, located along the south side of Farnam Street from Turner Boulevard to 321'd Avenue, is a collection of mostly vacant single story retail and restaurant space totaling 28,923 SF. This area also has a 2,894 SF drive-through fast food restaurant. Scattered around the site fronting on Dodge Street, 31s` Street opposite Turner Park, and along both sides of Famam Street are six multi-story commercial buildings. These vacant buildings formerly housed various corporate functions and departments for Mutual of Omaha, including one residence building to house out-of-town employees. It is important to note that these buildings are for the most part non-functional from a physical standpoint today. Their layout on the site and physical condition (including required environmental abatement) makes it aesthetically and functionally undesirable, as well as cost prohibitive to retain them. Finally, most of the acreage had been utilized as surface parking to support these commercial uses in the past. These lots total over 1,110 spaces, which are severely underutilized due to the adjacent building vacancy. Further, this "sea of asphalt" creates an unattractive appearance and adjacent use to Turner Park as well as the balance of the neighborhood. The existing seven-level Mutual of Omaha parking structure located at the northeast corner of 33'd Street and Haney will be retained, renovated and expanded to provide parking for the project when completed. 2. Zoning The project site is presently zoned CBD, GO, and CC. Last December, Preliminary Plat documentation was presented to the City, and approved on March 21, 2007 by City Council, changing this zoning to MU—Mixed Use and CC—Community Commercial. The Mixed Use zoning(which will apply to approximately 13.5 of the total acreage) will be developed in general accordance with CBD-Central Business District site regulations. 3 1;./1 • vt,-:.,,,),t. : ---)„... ?-1. ....4.>,.,..,,,,, ( ) - ' „Sl..7..'vik-,. ‘•.,•r4_1 k 4 rTt,.'-k,•">::--1---'.-,7'—'77;_,:-,-1-,'',-‹,P,f7--cr?,.q:,4tP-,a_b_,_t a,_,r.,c_rt.i.tPic..p\._=---•_=•-._-_,-_-,.-7,.:",-.3- -.,I 1tf_,.._S'.,..,4:---,f-,,t77,\,..0i.,./.-/.•/_...7:'.",.-....-:,,,r-rrb.,• , , • i- - - , , • , , ,• ..7, .. -,1--3.:1\2. 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TRIPP PLACE REPLAT COTE. 1• Consulting Engineers 8 Land Surveyorsf. JUUE 24 24, 2007 10530 OLD MILL ROAD OAIPMA NE9RASKA 68154 OR,wH BY RJR i _ Al. PLAT CHECKED C'w,onf+m nu eeso r.a,0}pp Se66 r,.u,.rox,.uugroxoco.. PINJDW n ,'�EBS,rt',��rn 102CO COAT _i --_-- ' o1 uonone ollgnd le 'aalsrul iossaoonS 'Mel le Aeuiouy',IMeH.8 elllweD ' • Aq plos eq 8!M A4adoid pequosep-6upMoilol eta iegt peyltou Agaieq we no), , :NH3ONOD AVIN li VMOHM 01 - i f'0-£VLS:all - 31VS S.33.LSR111.AO 30LLON _ Quo Aoue6ea oo • olaaI0 Aaua6ea 0S00L sAewo3LV -.,0'1'1'.O:d'NVNN3l18 rit_ ._ 3. Utilities and Infrastructure Sewers The redevelopment area is well served by utilities and infrastructure located within the surrounding public streets and the Turner Park area. Currently, the proposed project site is served by a combined sanitary and stone sewer system. A 15" sewer is located in Dodge Street and an 18" sewer is located in Farnam Street. Ultimately these two combined sewers connect downstream into larger trunk sewers ranging from 60" to 72". Water, Gas and Power The redevelopment area is currently served by public water and gas mains in 31st Street, 32nd Street,Farnam Street and Dodge Street at sufficient capacity for the proposed project. Likewise, adequate power circuits are available within close proximity of the redevelopment area. Streets In general, the redevelopment area can be accessed by the existing street system that surrounds the project. However the project has planned to incorporate various modifications to Farnam Street, 31SE Avenue, and 33`d Street, plus the construction of a "jughandle" to allow accommodate access to the site at 33'd Street from west-bound Dodge Street. These changes will better serve the project and address concerns of the Public Works Department and various neighborhood groups regarding the existing public street network and its access to the project area. 4. Public Open-space Conditions Turner Park is located immediately east of the project site. Having a rich history within Omaha when previously functioning as a center for various community events, Turner Park presently has no significant identity within the city park system. It is generally difficult to access due to the heavily-traveled streets on three sides of the property, and has minimal available parking. While the park generally features an informal landscape plan, much of the existing plant material is in a declining state, with significant tree replacement and general maintenance needed, as a minimum. The park has a war memorial at the corner of Turner Boulevard and Farnam which will be refurbished. A recent addition to the park in 2004, the"Soundings" sculpture will be relocated to another site within the city park system, as part of this project. 4 parking for the project when completed. 2. Zoning The project site is presently zoned CBD, GO, and CC. Last December, Preliminary Plat documentation was presented to the City, and approved on March 21, 2007 by City Council, changing this zoning to MU—Mixed Use and CC—Community Commercial. The Mixed Use zoning(which will apply to approximately 13.5 of the total acreage) will be developed in general accordance with CBD-Central Business District site regulations. 3 1;./1 • vt,-:.,,,),t. : ---)„... ?-1. ....4.>,.,..,,,,, ( ) - ' „Sl..7..'vik-,. ‘•.,•r4_1 k 4 rTt,.'-k,•">::--1---'.-,7'—'77;_,:-,-1-,'',-‹,P,f7--cr?,.q:,4tP-,a_b_,_t a,_,r.,c_rt.i.tPic..p\._=---•_=•-._-_,-_-,.-7,.:",-.3- -.,I 1tf_,.._S'.,..,4:---,f-,,t77,\,..0i.,./.-/.•/_...7:'.",.-....-:,,,r-rrb.,• , , • i- - - , , • , , ,• ..7, .. -,1--3.:1\2. 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TRIPP PLACE REPLAT COTE. 1• Consulting Engineers 8 Land Surveyorsf. JUUE 24 24, 2007 10530 OLD MILL ROAD OAIPMA NE9RASKA 68154 OR,wH BY RJR i _ Al. PLAT CHECKED C'w,onf+m nu eeso r.a,0}pp Se66 r,.u,.rox,.uugroxoco.. PINJDW n ,'�EBS,rt',��rn 102CO COAT _i --_-- ' o1 uonone ollgnd le 'aalsrul iossaoonS 'Mel le Aeuiouy',IMeH.8 elllweD ' • Aq plos eq 8!M A4adoid pequosep-6upMoilol eta iegt peyltou Agaieq we no), , :NH3ONOD AVIN li VMOHM 01 - i f'0-£VLS:all - 31VS S.33.LSR111.AO 30LLON _ Quo Aoue6ea oo • olaaI0 Aaua6ea 0S00L sAewo3LV -.,0'1'1'.O:d'NVNN3l18 rit_ ._ 5. Property Valuation A review of real property taxes for the period of 2001 to 2006 reveals that land and improvements within the Midtown Crossing project area display an inconsistent pattern of taxable values. Of the eighteen parcels which comprise the majority of the project area, all exhibited stable or flat property assessments for the years 2002 thru 2005. However, beginning in 2006, seven parcels declined from a low of 6% to a high of 39% in valuation; four parcels remained stable in valuation; and seven parcels increased from a low of 19% to a high of 108% in valuation. Those parcels exhibiting significant increases in valuation were smaller, existing retailers or long-vacant structures that recently were reoccupied. An historical and therefore much broader view of the project area's assessed valuations discloses that there was zero growth in property values between 2001 and 2005 and only a nominal 2% increase between 2005 and 2006. The lack of growth in property values is directly related to an aged urban fabric consisting of numerous underutilized or vacant office, retail or warehouse structures surrounded by blocks of unused parking lots. Development Plan In response to the findings of the Destination Midtown study, Mutual of Omaha has charged its development team with creating a true "urban-scale" mixed-use development in the redevelopment area. Midtown Crossing at Turner Park incorporates almost one million square feet into seven multi-story buildings, plus over 2,800 off-street structured parking spaces. The project will also feature significant public improvements falling within the street right-of-ways, and in Turner Park. As is typical for a mixed-use project of this scale, the importance of the pedestrian experience is emphasized, in an environment where residents can eat, work, and play. 1. Demolition and Environmental Remediation Most of the existing improvements have recently been cleared in order to prepare the site for redevelopment. This work included the demolition of twelve buildings and associated surface parking lots and driveways. Remaining work includes the removal • of the balance of the surface parking lots,plus the removal of paving and associated utilities within the public street and alley right-of-ways that will be vacated, and the removal of an existing private utility tunnel that serves several of the existing buildings. Any hazardous materials located within the buildable portions of the redevelopment area will be remediated in accordance with an accepted remediation plan. 2. Site Plan The current site plan has been developed in response to the influence of the existing site topography, street network, and orientation to downtown, Turner Park and the Mutual of Omaha corporate headquarters. It is the creative overlay of three primary 5 ... ?-1. ....4.>,.,..,,,,, ( ) - ' „Sl..7..'vik-,. ‘•.,•r4_1 k 4 rTt,.'-k,•">::--1---'.-,7'—'77;_,:-,-1-,'',-‹,P,f7--cr?,.q:,4tP-,a_b_,_t a,_,r.,c_rt.i.tPic..p\._=---•_=•-._-_,-_-,.-7,.:",-.3- -.,I 1tf_,.._S'.,..,4:---,f-,,t77,\,..0i.,./.-/.•/_...7:'.",.-....-:,,,r-rrb.,• , , • i- - - , , • , , ,• ..7, .. -,1--3.:1\2. '' , ''..,',,!..-r -trzy .:. t- :. , • .31-6- --r Idt0Wil 101711"j Crossing amo, ..- lik. • , . . , . . aerie 71;fri-Agi PirfrA . . ._ • o Z xi x a n-,o _of 'Lam• .,..-HI' J n..I 1 S§ .3. <- z i OiOm.OpV1h:• n^ o . m m • Z' -' $ w-O '' _ ,-A2 CA pm ^ I_:. mn •� .. g ; nmtOp,FApgoxoOOpe,mppx z m i- z<iD -^Op 82 z i 'pn H a erg9^ g ;AAm^r vi ^ • g o o ^ • Z AA- f ZO0 t,4ZAM2UQpAm 2 b 0 O ZCx.2.r^ ^m oANv'^ - ' m- z m m �z=p In� 8^o -i0" OOgi. ma n 2. q OI m Oo m ; O OcO0' 0_o ONm0 o "1 o mm in eXM241- it S pN m m ?' O IF ma ti^? � VA ZNEONCVm- F" L � , n n nnAZv 0 Z gi 20 !0pn� m oi ivm O� =o � ,m, Zo sHW,o,= - Ooo i L ticA m -alAm ,O Of - nn�OSmOA-a � A A? Zn x y i mp r< OO yNn x Ahim,o�mzAgGwp o064 fI')' m ,," 9z,Am S C A mo gs pm ? OJOy 25,k^R4? DP4 �11d0. ky.T!` O oE. 'rE rN nTngPy2N^p Fim ^m ;o iu prDOmZ�7 m Z n 2. , g 1 rAi n6mgooc'A=?An„-u al :iv, It.f..7 ,200 R �pm .cli3Ogqng me = q 1 m�2,7A i , � I �2 THOMPSON,DREESSEN DORNER,INC. TRIPP PLACE REPLAT COTE. 1• Consulting Engineers 8 Land Surveyorsf. JUUE 24 24, 2007 10530 OLD MILL ROAD OAIPMA NE9RASKA 68154 OR,wH BY RJR i _ Al. PLAT CHECKED C'w,onf+m nu eeso r.a,0}pp Se66 r,.u,.rox,.uugroxoco.. PINJDW n ,'�EBS,rt',��rn 102CO COAT _i --_-- ' o1 uonone ollgnd le 'aalsrul iossaoonS 'Mel le Aeuiouy',IMeH.8 elllweD ' • Aq plos eq 8!M A4adoid pequosep-6upMoilol eta iegt peyltou Agaieq we no), , :NH3ONOD AVIN li VMOHM 01 - i f'0-£VLS:all - 31VS S.33.LSR111.AO 30LLON _ Quo Aoue6ea oo • olaaI0 Aaua6ea 0S00L sAewo3LV -.,0'1'1'.O:d'NVNN3l18 rit_ ._ geometries, each addressing specific functional and aesthetic requirements of the program. The first geometry is aimed at revitalizing the commercial street corridors, and as such relates most importantly to strengthening the retail component of the project. This geometry is a simple "build-to" line paralleling Farnam Street, as suggested in the Destination Midtown study. The storefront line is set so as to provide adequate space for all of the elements necessary for a successful, pedestrian-oriented retail street. By providing a well-landscaped, well-lit, inviting shopping experience within the linear structure of the traditional commercial street, Midtown Crossing increases the likelihood that future revitalization to the east and west will occur in a seamless fashion. The second geometry is the ellipse of the expanded Turner Park. The western edge of the ellipse is defined by the new mid-rise structures, which in turn, maximizes the number of residential units with park and city views, thus adding significant value to the project. At the first level (street front), this form also defines the public esplanade, creating a promenade of sidewalk cafes and restaurants that also benefit from the park and city skyline views. The third geometry,which is critical to the success of the project, consists of two rectangular spaces off of Farnam and Dodge Streets respectively, that serve as the link to the linear street front and park promenade areas. These courtyards invite the • public to stroll between the shopping streets and the restaurant terrace and park areas. They also serve as the quieter, more intimate courtyard focus for the residential entries to five of the six buildings. Finally, these courtyards provide customer drop- off and valet locations with a direct connection to the adjacent parking ramp. 3. Building Program The plan features seven mixed-use buildings, oriented to both the street network and Turner Park as discussed above. Retail use is planned for the first floor of each building. A retail tenant design criteria is being developed as a compliment to the building architecture, and addresses issues such as attractive storefront design and signage, lighting, and display. This will help create and maintain and interesting and attractive pedestrian street front experience. A variety of residential rental apartments, corporate furnished apartments and condominiums ranging from approximately 700 SF to 2,000 SF will be constructed on the floors above the retail podium in all buildings except Building 6. These residences will be priced at market, with modem appliances and finishes, and feature significant glass to capitalize on views of the park, city, and street below. Like all of the other buildings in the project, Building 6 will have retail shop space on the first floor fronting the street. On the mezzanine and second levels,however, the building will house a multi-screen theater complex. 6 .,•r4_1 k 4 rTt,.'-k,•">::--1---'.-,7'—'77;_,:-,-1-,'',-‹,P,f7--cr?,.q:,4tP-,a_b_,_t a,_,r.,c_rt.i.tPic..p\._=---•_=•-._-_,-_-,.-7,.:",-.3- -.,I 1tf_,.._S'.,..,4:---,f-,,t77,\,..0i.,./.-/.•/_...7:'.",.-....-:,,,r-rrb.,• , , • i- - - , , • , , ,• ..7, .. -,1--3.:1\2. '' , ''..,',,!..-r -trzy .:. t- :. , • .31-6- --r Idt0Wil 101711"j Crossing amo, ..- lik. • , . . , . . aerie 71;fri-Agi PirfrA . . ._ • o Z xi x a n-,o _of 'Lam• .,..-HI' J n..I 1 S§ .3. <- z i OiOm.OpV1h:• n^ o . m m • Z' -' $ w-O '' _ ,-A2 CA pm ^ I_:. mn •� .. g ; nmtOp,FApgoxoOOpe,mppx z m i- z<iD -^Op 82 z i 'pn H a erg9^ g ;AAm^r vi ^ • g o o ^ • Z AA- f ZO0 t,4ZAM2UQpAm 2 b 0 O ZCx.2.r^ ^m oANv'^ - ' m- z m m �z=p In� 8^o -i0" OOgi. ma n 2. q OI m Oo m ; O OcO0' 0_o ONm0 o "1 o mm in eXM241- it S pN m m ?' O IF ma ti^? � VA ZNEONCVm- F" L � , n n nnAZv 0 Z gi 20 !0pn� m oi ivm O� =o � ,m, Zo sHW,o,= - Ooo i L ticA m -alAm ,O Of - nn�OSmOA-a � A A? Zn x y i mp r< OO yNn x Ahim,o�mzAgGwp o064 fI')' m ,," 9z,Am S C A mo gs pm ? OJOy 25,k^R4? DP4 �11d0. ky.T!` O oE. 'rE rN nTngPy2N^p Fim ^m ;o iu prDOmZ�7 m Z n 2. , g 1 rAi n6mgooc'A=?An„-u al :iv, It.f..7 ,200 R �pm .cli3Ogqng me = q 1 m�2,7A i , � I �2 THOMPSON,DREESSEN DORNER,INC. TRIPP PLACE REPLAT COTE. 1• Consulting Engineers 8 Land Surveyorsf. JUUE 24 24, 2007 10530 OLD MILL ROAD OAIPMA NE9RASKA 68154 OR,wH BY RJR i _ Al. PLAT CHECKED C'w,onf+m nu eeso r.a,0}pp Se66 r,.u,.rox,.uugroxoco.. PINJDW n ,'�EBS,rt',��rn 102CO COAT _i --_-- ' o1 uonone ollgnd le 'aalsrul iossaoonS 'Mel le Aeuiouy',IMeH.8 elllweD ' • Aq plos eq 8!M A4adoid pequosep-6upMoilol eta iegt peyltou Agaieq we no), , :NH3ONOD AVIN li VMOHM 01 - i f'0-£VLS:all - 31VS S.33.LSR111.AO 30LLON _ Quo Aoue6ea oo • olaaI0 Aaua6ea 0S00L sAewo3LV -.,0'1'1'.O:d'NVNN3l18 rit_ ._ All residential components will have direct pedestrian connections to the adjacent parking structures, in order to provide safe and convenient access. As these parking ramps are also available to the public, residential access will be further controlled through a secured access system. Architecturally, all buildings will feature a mix of materials complementary to the existing Mutual of Omaha headquarters. These materials include natural stone, brick, precast panels and metal accents,.as shown on the building renderings (see Exhibit C —Project Renderings). The total building program is summarized as follows: • Total building gross area 1,004,000 sf • Total retail leasable area 222,000 sf • Total residential units 565 units A detailed program summary is provided in Exhibit E. 4. Retail Merchandising Midtown Crossing at Turner Park will feature a merchandising program that primarily serves the adjacent residents as well as overall Midtown. While the retail program will feature a selection of national and regional tenants, local tenants will also have a prominent presence in the project: The project will be anchored by a five-screen cinema complex, a grocery market (approximately 15,000 sf), and a health and fitness club. These anchors will frame an urban lifestyle for the project, which will offer residents a single location to live, work, shop, and be entertained. Beyond the anchor tenants, the project will offer a variety of restaurants, primarily situated to overlook Turner Park. These restaurants will range from casual eateries and cafes, to more formal sit-down restaurants. The retail space fronting Farnam Street will be occupied by general merchandise and service tenants. Examples of these types of tenants include: office supplies, health and beauty, camera equipment, gifts, stationery and cards, general apparel and business services. 5. Parking One of the stated goals of the Destination Midtown study is to create opportunities to more fully utilize parking assets for complementary uses. The Midtown Crossing project, by its very nature as a 24 hour/7 day a week mixed-use development, takes advantage of this principle to its fullest. Each of the two public parking structures described below serves multiple user groups, each with different (and complementary) peak usage periods. In addition, street configuration changes also 7 SF will be constructed on the floors above the retail podium in all buildings except Building 6. These residences will be priced at market, with modem appliances and finishes, and feature significant glass to capitalize on views of the park, city, and street below. Like all of the other buildings in the project, Building 6 will have retail shop space on the first floor fronting the street. On the mezzanine and second levels,however, the building will house a multi-screen theater complex. 6 .,•r4_1 k 4 rTt,.'-k,•">::--1---'.-,7'—'77;_,:-,-1-,'',-‹,P,f7--cr?,.q:,4tP-,a_b_,_t a,_,r.,c_rt.i.tPic..p\._=---•_=•-._-_,-_-,.-7,.:",-.3- -.,I 1tf_,.._S'.,..,4:---,f-,,t77,\,..0i.,./.-/.•/_...7:'.",.-....-:,,,r-rrb.,• , , • i- - - , , • , , ,• ..7, .. -,1--3.:1\2. '' , ''..,',,!..-r -trzy .:. t- :. , • .31-6- --r Idt0Wil 101711"j Crossing amo, ..- lik. • , . . , . . aerie 71;fri-Agi PirfrA . . ._ • o Z xi x a n-,o _of 'Lam• .,..-HI' J n..I 1 S§ .3. <- z i OiOm.OpV1h:• n^ o . m m • Z' -' $ w-O '' _ ,-A2 CA pm ^ I_:. mn •� .. g ; nmtOp,FApgoxoOOpe,mppx z m i- z<iD -^Op 82 z i 'pn H a erg9^ g ;AAm^r vi ^ • g o o ^ • Z AA- f ZO0 t,4ZAM2UQpAm 2 b 0 O ZCx.2.r^ ^m oANv'^ - ' m- z m m �z=p In� 8^o -i0" OOgi. ma n 2. q OI m Oo m ; O OcO0' 0_o ONm0 o "1 o mm in eXM241- it S pN m m ?' O IF ma ti^? � VA ZNEONCVm- F" L � , n n nnAZv 0 Z gi 20 !0pn� m oi ivm O� =o � ,m, Zo sHW,o,= - Ooo i L ticA m -alAm ,O Of - nn�OSmOA-a � A A? Zn x y i mp r< OO yNn x Ahim,o�mzAgGwp o064 fI')' m ,," 9z,Am S C A mo gs pm ? OJOy 25,k^R4? DP4 �11d0. ky.T!` O oE. 'rE rN nTngPy2N^p Fim ^m ;o iu prDOmZ�7 m Z n 2. , g 1 rAi n6mgooc'A=?An„-u al :iv, It.f..7 ,200 R �pm .cli3Ogqng me = q 1 m�2,7A i , � I �2 THOMPSON,DREESSEN DORNER,INC. TRIPP PLACE REPLAT COTE. 1• Consulting Engineers 8 Land Surveyorsf. JUUE 24 24, 2007 10530 OLD MILL ROAD OAIPMA NE9RASKA 68154 OR,wH BY RJR i _ Al. PLAT CHECKED C'w,onf+m nu eeso r.a,0}pp Se66 r,.u,.rox,.uugroxoco.. PINJDW n ,'�EBS,rt',��rn 102CO COAT _i --_-- ' o1 uonone ollgnd le 'aalsrul iossaoonS 'Mel le Aeuiouy',IMeH.8 elllweD ' • Aq plos eq 8!M A4adoid pequosep-6upMoilol eta iegt peyltou Agaieq we no), , :NH3ONOD AVIN li VMOHM 01 - i f'0-£VLS:all - 31VS S.33.LSR111.AO 30LLON _ Quo Aoue6ea oo • olaaI0 Aaua6ea 0S00L sAewo3LV -.,0'1'1'.O:d'NVNN3l18 rit_ ._ create additional on-street parking inventory that will be convenient for service retail and park users alike. It is also hoped that as the project matures and the Midtown area as a whole is re-energized, future parking demands may actually be reduced, similar to other urban areas where the reliance on the automobile as the primary transportation mode has decreased. In total, the project will provide aproximately 3,000 parking spaces, as shown on the following table. Each parking location is described below and shown on Exhibit B: Ramp A /A-1 Located at the northeast corner of Barney and 33'd Streets, Ramp A is an existing seven-level 861 car parking structure. It currently services the Mutual South building across the street. This parking facility is virtually vacant in the evenings and on weekends, leaving it available for non-office peak hour use by the retail customers and residents of Midtown Crossing. The structure will be renovated, with some minor reconfigurations necessary to accommodate the proposed expansion. The existing Harney Street entry/exit will be converted to an entry point only, and the existing Farnam Street entrance will be closed. Ramp A-1 is an eight level expansion to the east of Ramp A. This expansion will add a net of approximately 975 spaces to Ramp A overall, utilizing the existing Ramp A circulation ramps. It will also feature a secure bridge connection for the residential users in Building 7. In addition to the Ramp A entry off of Haney, Ramp A-1 will feature a full entry/exit from Farnam and a separate exit to Harney which will efficiently disburse traffic out of the area. Ramp C Ramp C will be a newly-constructed, four-level structure fronting 33`d Street between Dodge and Farnam Streets. This structure will contain approximately 700 parking spaces. This structure is strategically located in the center of the project, and features direct connections for the residents of Buildings 1, 2, and 4. Taking advantage of the site grades, this structure will feature three separate entry points (33'd Street at level three, and from the Dodge and the Farnam Street cul-de-sacs at level one). Ramp C will also have a dedicated entrance and parking area immediately adjacent to the proposed grocery in Building 1, allowing these customers more convenient access separate from all other deck users. This structure's versatility will increase the convenience to all of the project's customers, and also encourage the utilization of all deck levels. Underground Condominium Parking Garage Condominium owners will be served by approximately 362 parking spaces located in a new two-level underground structure directly beneath Buildings 3, 4, and 5. The 8 Like all of the other buildings in the project, Building 6 will have retail shop space on the first floor fronting the street. On the mezzanine and second levels,however, the building will house a multi-screen theater complex. 6 .,•r4_1 k 4 rTt,.'-k,•">::--1---'.-,7'—'77;_,:-,-1-,'',-‹,P,f7--cr?,.q:,4tP-,a_b_,_t a,_,r.,c_rt.i.tPic..p\._=---•_=•-._-_,-_-,.-7,.:",-.3- -.,I 1tf_,.._S'.,..,4:---,f-,,t77,\,..0i.,./.-/.•/_...7:'.",.-....-:,,,r-rrb.,• , , • i- - - , , • , , ,• ..7, .. -,1--3.:1\2. '' , ''..,',,!..-r -trzy .:. t- :. , • .31-6- --r Idt0Wil 101711"j Crossing amo, ..- lik. • , . . , . . aerie 71;fri-Agi PirfrA . . ._ • o Z xi x a n-,o _of 'Lam• .,..-HI' J n..I 1 S§ .3. <- z i OiOm.OpV1h:• n^ o . m m • Z' -' $ w-O '' _ ,-A2 CA pm ^ I_:. mn •� .. g ; nmtOp,FApgoxoOOpe,mppx z m i- z<iD -^Op 82 z i 'pn H a erg9^ g ;AAm^r vi ^ • g o o ^ • Z AA- f ZO0 t,4ZAM2UQpAm 2 b 0 O ZCx.2.r^ ^m oANv'^ - ' m- z m m �z=p In� 8^o -i0" OOgi. ma n 2. q OI m Oo m ; O OcO0' 0_o ONm0 o "1 o mm in eXM241- it S pN m m ?' O IF ma ti^? � VA ZNEONCVm- F" L � , n n nnAZv 0 Z gi 20 !0pn� m oi ivm O� =o � ,m, Zo sHW,o,= - Ooo i L ticA m -alAm ,O Of - nn�OSmOA-a � A A? Zn x y i mp r< OO yNn x Ahim,o�mzAgGwp o064 fI')' m ,," 9z,Am S C A mo gs pm ? OJOy 25,k^R4? DP4 �11d0. ky.T!` O oE. 'rE rN nTngPy2N^p Fim ^m ;o iu prDOmZ�7 m Z n 2. , g 1 rAi n6mgooc'A=?An„-u al :iv, It.f..7 ,200 R �pm .cli3Ogqng me = q 1 m�2,7A i , � I �2 THOMPSON,DREESSEN DORNER,INC. TRIPP PLACE REPLAT COTE. 1• Consulting Engineers 8 Land Surveyorsf. JUUE 24 24, 2007 10530 OLD MILL ROAD OAIPMA NE9RASKA 68154 OR,wH BY RJR i _ Al. PLAT CHECKED C'w,onf+m nu eeso r.a,0}pp Se66 r,.u,.rox,.uugroxoco.. PINJDW n ,'�EBS,rt',��rn 102CO COAT _i --_-- ' o1 uonone ollgnd le 'aalsrul iossaoonS 'Mel le Aeuiouy',IMeH.8 elllweD ' • Aq plos eq 8!M A4adoid pequosep-6upMoilol eta iegt peyltou Agaieq we no), , :NH3ONOD AVIN li VMOHM 01 - i f'0-£VLS:all - 31VS S.33.LSR111.AO 30LLON _ Quo Aoue6ea oo • olaaI0 Aaua6ea 0S00L sAewo3LV -.,0'1'1'.O:d'NVNN3l18 rit_ ._ parking elevators in this facility serve each building floor. Security controls will maintain this parking for the exclusive use of the condominium residents only. Finally, the reconfigured Farnam Street and Turner Park circular drive will feature on-street diagonal parking totaling over 170 spaces, excluding over 30 spaces located on the eastern half of the Turner Park circular drive. 6. Street Network Improvements The City of Omaha Public Works Department raised several street system issues that are addressed in this redevelopment plan. These items include: • The construction of a new paving lane northeast of 33'd Street and Dodge Street ("jughandle") that will effectively allow westbound Dodge Street traffic to go south on 33'd Street; • The realignment of 33'd Street through the intersection of Farnam Street to reduce the existing offset of the intersection; • The widening and reconstruction of 33`d Street from Dodge Street to Farnam Street; • The conversion of Farnam Street to two way traffic with diagonal parking from Turner Boulevard to 34t1i Street; • The elimination of the use of an existing dead end alley between Farnam Street and Harney Street from Turner Boulevard to the west; and The City will convert Farnam Street from its current one-way configuration to two- way through 36°1 Street, concurrent with this project. This work will involve a number of lane modifications from 29`1' Street, to Turner Boulevard, and from 34t1i to 36t1i Street. See Exhibit D for an illustration of the Farnam Street improvements. Additionally, new traffic signals will be installed at the following intersections: • 33'd and Dodge • 33rd and Farnam • Farnam Street at the entrance to Ramp A-1 • Turner Boulevard and Farnam Street Public street and alley rights-of-way will be vacated as part of the redevelopment project including 3151 Avenue, 32"d Avenue and all of the alleys west of these streets within the project area. 9 ate entry points (33'd Street at level three, and from the Dodge and the Farnam Street cul-de-sacs at level one). Ramp C will also have a dedicated entrance and parking area immediately adjacent to the proposed grocery in Building 1, allowing these customers more convenient access separate from all other deck users. This structure's versatility will increase the convenience to all of the project's customers, and also encourage the utilization of all deck levels. Underground Condominium Parking Garage Condominium owners will be served by approximately 362 parking spaces located in a new two-level underground structure directly beneath Buildings 3, 4, and 5. The 8 Like all of the other buildings in the project, Building 6 will have retail shop space on the first floor fronting the street. On the mezzanine and second levels,however, the building will house a multi-screen theater complex. 6 .,•r4_1 k 4 rTt,.'-k,•">::--1---'.-,7'—'77;_,:-,-1-,'',-‹,P,f7--cr?,.q:,4tP-,a_b_,_t a,_,r.,c_rt.i.tPic..p\._=---•_=•-._-_,-_-,.-7,.:",-.3- -.,I 1tf_,.._S'.,..,4:---,f-,,t77,\,..0i.,./.-/.•/_...7:'.",.-....-:,,,r-rrb.,• , , • i- - - , , • , , ,• ..7, .. -,1--3.:1\2. '' , ''..,',,!..-r -trzy .:. t- :. , • .31-6- --r Idt0Wil 101711"j Crossing amo, ..- lik. • , . . , . . aerie 71;fri-Agi PirfrA . . ._ • o Z xi x a n-,o _of 'Lam• .,..-HI' J n..I 1 S§ .3. <- z i OiOm.OpV1h:• n^ o . m m • Z' -' $ w-O '' _ ,-A2 CA pm ^ I_:. mn •� .. g ; nmtOp,FApgoxoOOpe,mppx z m i- z<iD -^Op 82 z i 'pn H a erg9^ g ;AAm^r vi ^ • g o o ^ • Z AA- f ZO0 t,4ZAM2UQpAm 2 b 0 O ZCx.2.r^ ^m oANv'^ - ' m- z m m �z=p In� 8^o -i0" OOgi. ma n 2. q OI m Oo m ; O OcO0' 0_o ONm0 o "1 o mm in eXM241- it S pN m m ?' O IF ma ti^? � VA ZNEONCVm- F" L � , n n nnAZv 0 Z gi 20 !0pn� m oi ivm O� =o � ,m, Zo sHW,o,= - Ooo i L ticA m -alAm ,O Of - nn�OSmOA-a � A A? Zn x y i mp r< OO yNn x Ahim,o�mzAgGwp o064 fI')' m ,," 9z,Am S C A mo gs pm ? OJOy 25,k^R4? DP4 �11d0. ky.T!` O oE. 'rE rN nTngPy2N^p Fim ^m ;o iu prDOmZ�7 m Z n 2. , g 1 rAi n6mgooc'A=?An„-u al :iv, It.f..7 ,200 R �pm .cli3Ogqng me = q 1 m�2,7A i , � I �2 THOMPSON,DREESSEN DORNER,INC. TRIPP PLACE REPLAT COTE. 1• Consulting Engineers 8 Land Surveyorsf. JUUE 24 24, 2007 10530 OLD MILL ROAD OAIPMA NE9RASKA 68154 OR,wH BY RJR i _ Al. PLAT CHECKED C'w,onf+m nu eeso r.a,0}pp Se66 r,.u,.rox,.uugroxoco.. PINJDW n ,'�EBS,rt',��rn 102CO COAT _i --_-- ' o1 uonone ollgnd le 'aalsrul iossaoonS 'Mel le Aeuiouy',IMeH.8 elllweD ' • Aq plos eq 8!M A4adoid pequosep-6upMoilol eta iegt peyltou Agaieq we no), , :NH3ONOD AVIN li VMOHM 01 - i f'0-£VLS:all - 31VS S.33.LSR111.AO 30LLON _ Quo Aoue6ea oo • olaaI0 Aaua6ea 0S00L sAewo3LV -.,0'1'1'.O:d'NVNN3l18 rit_ ._ • • 7. Public Utility Improvements • Sewers The combined sewer system in Farnam Street will be separated between 34111 Street and Turner Boulevard. As is typical for all sewer separation projects, this will be accomplished through the construction of a new storm sewer pipe parallel to the existing combined sewer. Storm flows from Farnam Street and adjacent buildings will be disconnected from the existing combined sewer and redirected into the new storm sewer. The existing sewer will remain in place as a separate sanitary sewer (it should be noted however, that this sewer will still carry combined flow until such time as a separate stone sewer is extended upstream and existing users' flows are separated). The project does not contemplate any changes at this time to the combined Dodge Street sewer system. Water, Gas and Power Ne w water and gas mains will be installed throughout the project area. New P J underground power service will be provided to the redevelopment area. • Grading and Site Preparation All grading and site preparation will be completed in accordance with the City of Omaha and State of Nebraska permitting requirements. Any contaminated soils within the project site will be remediated at this time. 8. Turner Park Improvements In conjunction the construction of Midtown Crossing, the expanded Turner Park will be completely rehabilitated. Improvements will include: • Existing plant material will be evaluated and replaced as necessary. • A new walkway system will be constructed, with a particular emphasis on connecting to both the new residences at Midtown Crossing as well as to the adjacent existing neighborhoods. • A new lighting system will be installed throughout the park to promote better security. • New public amenities, including seating, bike racks, and trash containers will be purchased and installed. • A greater emphasis will be placed on armual floral display, and creating opportunities for public art. 10 and the Farnam Street cul-de-sacs at level one). Ramp C will also have a dedicated entrance and parking area immediately adjacent to the proposed grocery in Building 1, allowing these customers more convenient access separate from all other deck users. This structure's versatility will increase the convenience to all of the project's customers, and also encourage the utilization of all deck levels. Underground Condominium Parking Garage Condominium owners will be served by approximately 362 parking spaces located in a new two-level underground structure directly beneath Buildings 3, 4, and 5. The 8 Like all of the other buildings in the project, Building 6 will have retail shop space on the first floor fronting the street. On the mezzanine and second levels,however, the building will house a multi-screen theater complex. 6 .,•r4_1 k 4 rTt,.'-k,•">::--1---'.-,7'—'77;_,:-,-1-,'',-‹,P,f7--cr?,.q:,4tP-,a_b_,_t a,_,r.,c_rt.i.tPic..p\._=---•_=•-._-_,-_-,.-7,.:",-.3- -.,I 1tf_,.._S'.,..,4:---,f-,,t77,\,..0i.,./.-/.•/_...7:'.",.-....-:,,,r-rrb.,• , , • i- - - , , • , , ,• ..7, .. -,1--3.:1\2. 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TRIPP PLACE REPLAT COTE. 1• Consulting Engineers 8 Land Surveyorsf. JUUE 24 24, 2007 10530 OLD MILL ROAD OAIPMA NE9RASKA 68154 OR,wH BY RJR i _ Al. PLAT CHECKED C'w,onf+m nu eeso r.a,0}pp Se66 r,.u,.rox,.uugroxoco.. PINJDW n ,'�EBS,rt',��rn 102CO COAT _i --_-- ' o1 uonone ollgnd le 'aalsrul iossaoonS 'Mel le Aeuiouy',IMeH.8 elllweD ' • Aq plos eq 8!M A4adoid pequosep-6upMoilol eta iegt peyltou Agaieq we no), , :NH3ONOD AVIN li VMOHM 01 - i f'0-£VLS:all - 31VS S.33.LSR111.AO 30LLON _ Quo Aoue6ea oo • olaaI0 Aaua6ea 0S00L sAewo3LV -.,0'1'1'.O:d'NVNN3l18 rit_ ._ Upon completion of all of the improvements, Midtown Crossing will take an active role in the on-going maintenance and programming of Turner Park. It is a project goal that Turner Park will again be the home to events and festivals for both Midtown and the greater Omaha community. Project Implementation All land acquisition activities for the project have been completed, and the full development team is engaged in design and preconstruction activities. The design consultants are preparing construction documents for all aspects of the work. The project team will continue to coordinate with various City of Omaha departments, with respect to public area improvements including the redesign of Turner Park. Concurrent with the design work, demolition of the existing site improvements,including enviromnental abatement activities are underway. All demolition work will be complete by late Spring 2007. The project's Preliminary Plat submission was approved by City Council on March 21, 2007. The Final Plat is being submitted to the City concurrent with this Redevelopment Plan. The project team is in the process of identifying the specific retail anchor tenants for the development. Retail lease negotiations will continue through project opening. Construction of the new improvements is expected to begin during Summer 2007, with the construction of the Ramp "A-1". Other buildings and sitework construction will follow in Fall 2007, and continue into 2010. A preliminary project schedule, providing design and construction timeframes by component is attached (see Exhibit F). Project Costs The total development cost, excluding land, for Midtown Crossing at Turner Park is projected to be $296 million. Included in this overall budget are $5.8 million of sitework costs which will be . incurred within the public right-of-way and Turner Park. These improvements (which will be financed using TIF funding) include: public utility upgrades, street reconfiguration/traffic signal improvements, streetscape and streetlighting enhancements, and the restoration of Turner Park. • Construction Loan Financing $225,475,966 (75%) • TIF Contribution 37,439,000 (13%) • Additional Owner's Equity (in addition to 36,719,655 (12%) land already contributed) Total Sources of Funds $295,934,621 • 11 rate from all other deck users. This structure's versatility will increase the convenience to all of the project's customers, and also encourage the utilization of all deck levels. Underground Condominium Parking Garage Condominium owners will be served by approximately 362 parking spaces located in a new two-level underground structure directly beneath Buildings 3, 4, and 5. The 8 Like all of the other buildings in the project, Building 6 will have retail shop space on the first floor fronting the street. On the mezzanine and second levels,however, the building will house a multi-screen theater complex. 6 .,•r4_1 k 4 rTt,.'-k,•">::--1---'.-,7'—'77;_,:-,-1-,'',-‹,P,f7--cr?,.q:,4tP-,a_b_,_t a,_,r.,c_rt.i.tPic..p\._=---•_=•-._-_,-_-,.-7,.:",-.3- -.,I 1tf_,.._S'.,..,4:---,f-,,t77,\,..0i.,./.-/.•/_...7:'.",.-....-:,,,r-rrb.,• , , • i- - - , , • , , ,• ..7, .. -,1--3.:1\2. '' , ''..,',,!..-r -trzy .:. t- :. , • .31-6- --r Idt0Wil 101711"j Crossing amo, ..- lik. • , . . , . . aerie 71;fri-Agi PirfrA . . ._ • o Z xi x a n-,o _of 'Lam• .,..-HI' J n..I 1 S§ .3. <- z i OiOm.OpV1h:• n^ o . m m • Z' -' $ w-O '' _ ,-A2 CA pm ^ I_:. mn •� .. g ; nmtOp,FApgoxoOOpe,mppx z m i- z<iD -^Op 82 z i 'pn H a erg9^ g ;AAm^r vi ^ • g o o ^ • Z AA- f ZO0 t,4ZAM2UQpAm 2 b 0 O ZCx.2.r^ ^m oANv'^ - ' m- z m m �z=p In� 8^o -i0" OOgi. ma n 2. q OI m Oo m ; O OcO0' 0_o ONm0 o "1 o mm in eXM241- it S pN m m ?' O IF ma ti^? � VA ZNEONCVm- F" L � , n n nnAZv 0 Z gi 20 !0pn� m oi ivm O� =o � ,m, Zo sHW,o,= - Ooo i L ticA m -alAm ,O Of - nn�OSmOA-a � A A? Zn x y i mp r< OO yNn x Ahim,o�mzAgGwp o064 fI')' m ,," 9z,Am S C A mo gs pm ? OJOy 25,k^R4? DP4 �11d0. ky.T!` O oE. 'rE rN nTngPy2N^p Fim ^m ;o iu prDOmZ�7 m Z n 2. , g 1 rAi n6mgooc'A=?An„-u al :iv, It.f..7 ,200 R �pm .cli3Ogqng me = q 1 m�2,7A i , � I �2 THOMPSON,DREESSEN DORNER,INC. TRIPP PLACE REPLAT COTE. 1• Consulting Engineers 8 Land Surveyorsf. JUUE 24 24, 2007 10530 OLD MILL ROAD OAIPMA NE9RASKA 68154 OR,wH BY RJR i _ Al. PLAT CHECKED C'w,onf+m nu eeso r.a,0}pp Se66 r,.u,.rox,.uugroxoco.. PINJDW n ,'�EBS,rt',��rn 102CO COAT _i --_-- ' o1 uonone ollgnd le 'aalsrul iossaoonS 'Mel le Aeuiouy',IMeH.8 elllweD ' • Aq plos eq 8!M A4adoid pequosep-6upMoilol eta iegt peyltou Agaieq we no), , :NH3ONOD AVIN li VMOHM 01 - i f'0-£VLS:all - 31VS S.33.LSR111.AO 30LLON _ Quo Aoue6ea oo • olaaI0 Aaua6ea 0S00L sAewo3LV -.,0'1'1'.O:d'NVNN3l18 rit_ ._ Exhibits • Exhibit A - Aerial View of existing project site • Exhibit B —Development Plan • Exhibit C - Project renderings • Exhibit D—Farnam Street Improvements • Exhibit E - Program Summary • Exhibit F- Project Schedule 12 p • 74(6415 V.#e u,!'1 .Aer 111 ;to O44� • PLANNING• OMAHA '��D FE130)r Mike Fahey, Mayor City of Omaha Steven N. Jensen, AICP, Director Planning Department Omaha/Douglas Civic Center 1819 Farnam Street Omaha, Nebraska 68183 requirements for the approval of a redevelopment plan. tatonf Nebraska / , ed., JAMES WARNER '=! 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'' , ''..,',,!..-r -trzy .:. t- :. , • .31-6- --r Idt0Wil 101711"j Crossing amo, ..- lik. • , . . , . . aerie 71;fri-Agi PirfrA . . ._ • o Z xi x a n-,o _of 'Lam• .,..-HI' J n..I 1 S§ .3. <- z i OiOm.OpV1h:• n^ o . m m • Z' -' $ w-O '' _ ,-A2 CA pm ^ I_:. mn •� .. g ; nmtOp,FApgoxoOOpe,mppx z m i- z<iD -^Op 82 z i 'pn H a erg9^ g ;AAm^r vi ^ • g o o ^ • Z AA- f ZO0 t,4ZAM2UQpAm 2 b 0 O ZCx.2.r^ ^m oANv'^ - ' m- z m m �z=p In� 8^o -i0" OOgi. ma n 2. q OI m Oo m ; O OcO0' 0_o ONm0 o "1 o mm in eXM241- it S pN m m ?' O IF ma ti^? � VA ZNEONCVm- F" L � , n n nnAZv 0 Z gi 20 !0pn� m oi ivm O� =o � ,m, Zo sHW,o,= - Ooo i L ticA m -alAm ,O Of - nn�OSmOA-a � A A? Zn x y i mp r< OO yNn x Ahim,o�mzAgGwp o064 fI')' m ,," 9z,Am S C A mo gs pm ? OJOy 25,k^R4? DP4 �11d0. ky.T!` O oE. 'rE rN nTngPy2N^p Fim ^m ;o iu prDOmZ�7 m Z n 2. , g 1 rAi n6mgooc'A=?An„-u al :iv, It.f..7 ,200 R �pm .cli3Ogqng me = q 1 m�2,7A i , � I �2 THOMPSON,DREESSEN DORNER,INC. TRIPP PLACE REPLAT COTE. 1• Consulting Engineers 8 Land Surveyorsf. JUUE 24 24, 2007 10530 OLD MILL ROAD OAIPMA NE9RASKA 68154 OR,wH BY RJR i _ Al. PLAT CHECKED C'w,onf+m nu eeso r.a,0}pp Se66 r,.u,.rox,.uugroxoco.. PINJDW n ,'�EBS,rt',��rn 102CO COAT _i --_-- ' o1 uonone ollgnd le 'aalsrul iossaoonS 'Mel le Aeuiouy',IMeH.8 elllweD ' • Aq plos eq 8!M A4adoid pequosep-6upMoilol eta iegt peyltou Agaieq we no), , :NH3ONOD AVIN li VMOHM 01 - i f'0-£VLS:all - 31VS S.33.LSR111.AO 30LLON _ Quo Aoue6ea oo • olaaI0 Aaua6ea 0S00L sAewo3LV -.,0'1'1'.O:d'NVNN3l18 rit_ ._ • J T a! 7.9,94S 11799 I N v N cc,/ i iiI; o —_�7—Z-- ! / CO — / _ O .... ....._� i x p p Ig W p _ p p O 6 / # 6 V U H d; s n g ; at o / s y i pp at N CO o 7aa�7S tiM . � 9YDBE O U n r a •m o —._.I. _. 1 I I U C _ O'O I lTI I ! / i 1 % 4 . a 0 C ( I I t t• .. p< Y I r I o E U ,0 v 0 `O i i GC c o � �, I I I I ! 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O IF ma ti^? � VA ZNEONCVm- F" L � , n n nnAZv 0 Z gi 20 !0pn� m oi ivm O� =o � ,m, Zo sHW,o,= - Ooo i L ticA m -alAm ,O Of - nn�OSmOA-a � A A? Zn x y i mp r< OO yNn x Ahim,o�mzAgGwp o064 fI')' m ,," 9z,Am S C A mo gs pm ? OJOy 25,k^R4? DP4 �11d0. ky.T!` O oE. 'rE rN nTngPy2N^p Fim ^m ;o iu prDOmZ�7 m Z n 2. , g 1 rAi n6mgooc'A=?An„-u al :iv, It.f..7 ,200 R �pm .cli3Ogqng me = q 1 m�2,7A i , � I �2 THOMPSON,DREESSEN DORNER,INC. TRIPP PLACE REPLAT COTE. 1• Consulting Engineers 8 Land Surveyorsf. JUUE 24 24, 2007 10530 OLD MILL ROAD OAIPMA NE9RASKA 68154 OR,wH BY RJR i _ Al. PLAT CHECKED C'w,onf+m nu eeso r.a,0}pp Se66 r,.u,.rox,.uugroxoco.. 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I a .0 ! 9 8 oZ$ •n'N o o �3 1 .. nz J =� 1 S i I I ! ; 11 j cu i Ii 1 ,I 1 1 I ' 1 x "o 7aa.r7S 9766(v— I i <o \ J .- ...._... ____ ----.t I j i i j I l I' II i I j rz_ .v --).. ....,\\ \ -,'..,,,-,.1.7, , ,-:.'1,:7 . . .,. .--N - e4.„ --a---- / • .„ i •. .--k,..2i7,:_, , ......., - •_ ..--.v , _ t ti „..../0„.\\,\%% \ ‘‘ \ 1.1, 7-----' - .--. • r- ''-'. --"------ var, — - liii cr' ir, .1' I \ ss- 's\ -----r-- ".-11(i ft-471). • \‘, __„,_ , , ,, i • - .A.--t-----:- 1 ' ' '`--/-'1A • .- 1- -- lirli • . 'r- 1 ' \\ ./--- - .. Z--.7_,..--._,-,,--_,--... k.- i /J.''^. ,11.1. •_-'1. .1,\ ,, ‘ , *.--r-14'----L—elf.0 Al _..„, g • ...,,,, ,i . if __ • . ,..____,L,,,. L____..//, , ,, ,...._,„...... ,.•_4___::_..."/ .< A Li, 1 0•.., \ _ "y:b\:''4 .7-7,t; -•-• ,,...._A I.-L.1,6; t- -,:2= , i .)„. 6 ,. 1 \ y\,,.., \ . -.7— •. i - i\ .,, . _ "1- - ie •:-. ‘: z:. .F., la' .1.' -i w? r + rf R -.,I 1tf_,.._S'.,..,4:---,f-,,t77,\,..0i.,./.-/.•/_...7:'.",.-....-:,,,r-rrb.,• , , • i- - - , , • , , ,• ..7, .. -,1--3.:1\2. '' , ''..,',,!..-r -trzy .:. t- :. , • .31-6- --r Idt0Wil 101711"j Crossing amo, ..- lik. • , . . , . . aerie 71;fri-Agi PirfrA . . ._ • o Z xi x a n-,o _of 'Lam• .,..-HI' J n..I 1 S§ .3. <- z i OiOm.OpV1h:• n^ o . m m • Z' -' $ w-O '' _ ,-A2 CA pm ^ I_:. mn •� .. g ; nmtOp,FApgoxoOOpe,mppx z m i- z<iD -^Op 82 z i 'pn H a erg9^ g ;AAm^r vi ^ • g o o ^ • Z AA- f ZO0 t,4ZAM2UQpAm 2 b 0 O ZCx.2.r^ ^m oANv'^ - ' m- z m m �z=p In� 8^o -i0" OOgi. ma n 2. q OI m Oo m ; O OcO0' 0_o ONm0 o "1 o mm in eXM241- it S pN m m ?' O IF ma ti^? � VA ZNEONCVm- F" L � , n n nnAZv 0 Z gi 20 !0pn� m oi ivm O� =o � ,m, Zo sHW,o,= - Ooo i L ticA m -alAm ,O Of - nn�OSmOA-a � A A? Zn x y i mp r< OO yNn x Ahim,o�mzAgGwp o064 fI')' m ,," 9z,Am S C A mo gs pm ? OJOy 25,k^R4? DP4 �11d0. ky.T!` O oE. 'rE rN nTngPy2N^p Fim ^m ;o iu prDOmZ�7 m Z n 2. , g 1 rAi n6mgooc'A=?An„-u al :iv, It.f..7 ,200 R �pm .cli3Ogqng me = q 1 m�2,7A i , � I �2 THOMPSON,DREESSEN DORNER,INC. TRIPP PLACE REPLAT COTE. 1• Consulting Engineers 8 Land Surveyorsf. JUUE 24 24, 2007 10530 OLD MILL ROAD OAIPMA NE9RASKA 68154 OR,wH BY RJR i _ Al. PLAT CHECKED C'w,onf+m nu eeso r.a,0}pp Se66 r,.u,.rox,.uugroxoco.. PINJDW n ,'�EBS,rt',��rn 102CO COAT _i --_-- ' o1 uonone ollgnd le 'aalsrul iossaoonS 'Mel le Aeuiouy',IMeH.8 elllweD ' • Aq plos eq 8!M A4adoid pequosep-6upMoilol eta iegt peyltou Agaieq we no), , :NH3ONOD AVIN li VMOHM 01 - i f'0-£VLS:all - 31VS S.33.LSR111.AO 30LLON _ Quo Aoue6ea oo • olaaI0 Aaua6ea 0S00L sAewo3LV -.,0'1'1'.O:d'NVNN3l18 rit_ ._ O I rn c . . ] N o m a i U N E . o ° w o E a d H • D E r • i • --�� I o o o o 1 I CO < o o i I o o N v ` Ie rNg m I a � n O V O a f n I I W € - g a 9 i t i g c I m O O i o u 5 m ao s _ I U O' Ot C ' N - I - Y N V E w v ;O E. O,Ern rn 1 U C C J j w N N •O •a I- w w I I I V II \ \ 1 1+ • :n i MU BIM t m m COO 'n i i t • I . , I c O i o 1 th I I a 1 e 3 2= I J _o I .. nz J =� 1 S i I I ! ; 11 j cu i Ii 1 ,I 1 1 I ' 1 x "o 7aa.r7S 9766(v— I i <o \ J .- ...._... ____ ----.t I j i i j I l I' II i I j rz_ .v --).. ....,\\ \ -,'..,,,-,.1.7, , ,-:.'1,:7 . . .,. .--N - e4.„ --a---- / • .„ i •. .--k,..2i7,:_, , ......., - •_ ..--.v , _ t ti „..../0„.\\,\%% \ ‘‘ \ 1.1, 7-----' - .--. • r- ''-'. --"------ var, — - liii cr' ir, .1' I \ ss- 's\ -----r-- ".-11(i ft-471). • \‘, __„,_ , , ,, i • - .A.--t-----:- 1 ' ' '`--/-'1A • .- 1- -- lirli • . 'r- 1 ' \\ ./--- - .. Z--.7_,..--._,-,,--_,--... k.- i /J.''^. ,11.1. •_-'1. .1,\ ,, ‘ , *.--r-14'----L—elf.0 Al _..„, g • ...,,,, ,i . if __ • . ,..____,L,,,. L____..//, , ,, ,...._,„...... ,.•_4___::_..."/ .< A Li, 1 0•.., \ _ "y:b\:''4 .7-7,t; -•-• ,,...._A I.-L.1,6; t- -,:2= , i .)„. 6 ,. 1 \ y\,,.., \ . -.7— •. i - i\ .,, . _ "1- - ie •:-. ‘: z:. .F., la' .1.' -i w? r + rf R -.,I 1tf_,.._S'.,..,4:---,f-,,t77,\,..0i.,./.-/.•/_...7:'.",.-....-:,,,r-rrb.,• , , • i- - - , , • , , ,• ..7, .. -,1--3.:1\2. '' , ''..,',,!..-r -trzy .:. t- :. , • .31-6- --r Idt0Wil 101711"j Crossing amo, ..- lik. • , . . , . . aerie 71;fri-Agi PirfrA . . ._ • o Z xi x a n-,o _of 'Lam• .,..-HI' J n..I 1 S§ .3. <- z i OiOm.OpV1h:• n^ o . m m • Z' -' $ w-O '' _ ,-A2 CA pm ^ I_:. mn •� .. g ; nmtOp,FApgoxoOOpe,mppx z m i- z<iD -^Op 82 z i 'pn H a erg9^ g ;AAm^r vi ^ • g o o ^ • Z AA- f ZO0 t,4ZAM2UQpAm 2 b 0 O ZCx.2.r^ ^m oANv'^ - ' m- z m m �z=p In� 8^o -i0" OOgi. ma n 2. q OI m Oo m ; O OcO0' 0_o ONm0 o "1 o mm in eXM241- it S pN m m ?' O IF ma ti^? � VA ZNEONCVm- F" L � , n n nnAZv 0 Z gi 20 !0pn� m oi ivm O� =o � ,m, Zo sHW,o,= - Ooo i L ticA m -alAm ,O Of - nn�OSmOA-a � A A? Zn x y i mp r< OO yNn x Ahim,o�mzAgGwp o064 fI')' m ,," 9z,Am S C A mo gs pm ? OJOy 25,k^R4? DP4 �11d0. ky.T!` O oE. 'rE rN nTngPy2N^p Fim ^m ;o iu prDOmZ�7 m Z n 2. , g 1 rAi n6mgooc'A=?An„-u al :iv, It.f..7 ,200 R �pm .cli3Ogqng me = q 1 m�2,7A i , � I �2 THOMPSON,DREESSEN DORNER,INC. TRIPP PLACE REPLAT COTE. 1• Consulting Engineers 8 Land Surveyorsf. JUUE 24 24, 2007 10530 OLD MILL ROAD OAIPMA NE9RASKA 68154 OR,wH BY RJR i _ Al. PLAT CHECKED C'w,onf+m nu eeso r.a,0}pp Se66 r,.u,.rox,.uugroxoco.. PINJDW n ,'�EBS,rt',��rn 102CO COAT _i --_-- ' o1 uonone ollgnd le 'aalsrul iossaoonS 'Mel le Aeuiouy',IMeH.8 elllweD ' • Aq plos eq 8!M A4adoid pequosep-6upMoilol eta iegt peyltou Agaieq we no), , :NH3ONOD AVIN li VMOHM 01 - i f'0-£VLS:all - 31VS S.33.LSR111.AO 30LLON _ Quo Aoue6ea oo • olaaI0 Aaua6ea 0S00L sAewo3LV -.,0'1'1'.O:d'NVNN3l18 rit_ ._ Exhibit E Midtown Crossing at Turner Park Program and Parking Space Analysis 14-May-07 Building Gross Retail Residential Rental Residential Condo Floors Number Bldg.Area Leasable Rentable Area Units Saleable Area Units (SF-GBA) (SF-GLA) (SF) (SF) 1 112,549 20,665 67,382 72 8 2 112,018 31,499 60,105 64 8 3 163,554 18,744 121,981 98 8 4 215,578 40,407 127,385 101 9 5 163,207 18,833 121,981 98 8 6 75,388 71,278 4 7 162,340 21,773 110,599 132 7 Totals 1,004,634 223,199 238,086 268 371,347 297 Parking Space Analysis Location #of Parking Spaces Ramp A 861 Ramp A-1 925 Ramp C 680 Underground Condo 362 On-street Parking - Farnam Street 130 - Turner Park 40 Total Parking Spaces 2,998 \ 1 1+ • :n i MU BIM t m m COO 'n i i t • I . , I c O i o 1 th I I a 1 e 3 2= I J _o I .. nz J =� 1 S i I I ! ; 11 j cu i Ii 1 ,I 1 1 I ' 1 x "o 7aa.r7S 9766(v— I i <o \ J .- ...._... ____ ----.t I j i i j I l I' II i I j rz_ .v --).. ....,\\ \ -,'..,,,-,.1.7, , ,-:.'1,:7 . . .,. .--N - e4.„ --a---- / • .„ i •. .--k,..2i7,:_, , ......., - •_ ..--.v , _ t ti „..../0„.\\,\%% \ ‘‘ \ 1.1, 7-----' - .--. • r- ''-'. --"------ var, — - liii cr' ir, .1' I \ ss- 's\ -----r-- ".-11(i ft-471). • \‘, __„,_ , , ,, i • - .A.--t-----:- 1 ' ' '`--/-'1A • .- 1- -- lirli • . 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TRIPP PLACE REPLAT COTE. 1• Consulting Engineers 8 Land Surveyorsf. JUUE 24 24, 2007 10530 OLD MILL ROAD OAIPMA NE9RASKA 68154 OR,wH BY RJR i _ Al. PLAT CHECKED C'w,onf+m nu eeso r.a,0}pp Se66 r,.u,.rox,.uugroxoco.. PINJDW n ,'�EBS,rt',��rn 102CO COAT _i --_-- ' o1 uonone ollgnd le 'aalsrul iossaoonS 'Mel le Aeuiouy',IMeH.8 elllweD ' • Aq plos eq 8!M A4adoid pequosep-6upMoilol eta iegt peyltou Agaieq we no), , :NH3ONOD AVIN li VMOHM 01 - i f'0-£VLS:all - 31VS S.33.LSR111.AO 30LLON _ Quo Aoue6ea oo • olaaI0 Aaua6ea 0S00L sAewo3LV -.,0'1'1'.O:d'NVNN3l18 rit_ ._ .. .,,, .. „ . „ . .. .i. - A 1 1 s g 5- 5 t5 t 1 If.•I i i t g • 5 A - i 3 1 1 5 i h i 21 r g - s s 1 - - ? 5 A j 13 5 i .4 0114 5 5 7,gi g igi gg .F, It I i Igi , g 1 - 1 - o _1_0 _ _ ii, __• _ g • IH I- I Y . . [ i Lt, ,A. 1 i 1°- g. o .g. . i I . - g il ,A t 1 1 . 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O IF ma ti^? � VA ZNEONCVm- F" L � , n n nnAZv 0 Z gi 20 !0pn� m oi ivm O� =o � ,m, Zo sHW,o,= - Ooo i L ticA m -alAm ,O Of - nn�OSmOA-a � A A? Zn x y i mp r< OO yNn x Ahim,o�mzAgGwp o064 fI')' m ,," 9z,Am S C A mo gs pm ? OJOy 25,k^R4? DP4 �11d0. ky.T!` O oE. 'rE rN nTngPy2N^p Fim ^m ;o iu prDOmZ�7 m Z n 2. , g 1 rAi n6mgooc'A=?An„-u al :iv, It.f..7 ,200 R �pm .cli3Ogqng me = q 1 m�2,7A i , � I �2 THOMPSON,DREESSEN DORNER,INC. TRIPP PLACE REPLAT COTE. 1• Consulting Engineers 8 Land Surveyorsf. JUUE 24 24, 2007 10530 OLD MILL ROAD OAIPMA NE9RASKA 68154 OR,wH BY RJR i _ Al. PLAT CHECKED C'w,onf+m nu eeso r.a,0}pp Se66 r,.u,.rox,.uugroxoco.. PINJDW n ,'�EBS,rt',��rn 102CO COAT _i --_-- ' o1 uonone ollgnd le 'aalsrul iossaoonS 'Mel le Aeuiouy',IMeH.8 elllweD ' • Aq plos eq 8!M A4adoid pequosep-6upMoilol eta iegt peyltou Agaieq we no), , :NH3ONOD AVIN li VMOHM 01 - i f'0-£VLS:all - 31VS S.33.LSR111.AO 30LLON _ Quo Aoue6ea oo • olaaI0 Aaua6ea 0S00L sAewo3LV -.,0'1'1'.O:d'NVNN3l18 rit_ ._ • Midtown Crossing at Turner Park Appendix May 14, 2007 Project Costs and Public Financing The preliminary project budget excluding land of approximately$296 million(see Exhibit A)will be financed as follows: • Construction Loan Financing $222,475,966 (75%) • TIF Contribution 37,439,000 (13%) • Additional Owner's Equity(in addition to land already contributed) 36,719,655 (12%) Total Sources of Funds $ 295,934,621 It should be noted that although the project's TIF-eligible expenses total more than$55 million(see Exhibit B),the requested TIF contribution is only$37.4 million. A complete statement of the Sources and Uses of Funds is provided in Exhibit C. Statement and Demonstration that the Project would not proceed without TIF As evidenced in operating pro-forma for the Midtown Crossing project,the projected return without TIF is (-3.78)% and therefore the project would not proceed without Tax Increment Financing assistance(see project pro forma in Exhibit D) . TIF Evaluation Criteria The project meets the mandatory criteria set forth in the Tax Increment Financing Guidelines issued by the City of Omaha. Mandatory Criteria: 1. The project must be located within a blighted area or an area eligible for a designation of blight as required and set forth by State Statute. The Midtown Crossing project is located in a designated Blighted and Substandard Area of the City of Omaha as defined by Nebraska State Statute 18- 2103 and as approved by the City Council on June 27,2006. 2. The project must further the objectives of the City's Comprehensive Plan. The Midtown Crossing project results in the redevelopment of 15 acres of land consisting of underutilized areas of Mutual of Omaha's campus,substandard retail offerings located along Farnam Street and a declining Turner Park. The 1 ti i um I 1 i ill t itilimil! wiwilwili 1.,! :. a Ili R ; '2 - ; t'-' ;'? ' :1 'i t "" ;• 1. Agt " 1'4' &2•.' ai• ...,,, 5 5 ";; FIF, E. 1 _ 5 mc 1 A — en 1 1 r c al E. ,.. E .5 :..2 ``' t s. -E A.. = .4 tit ,.... ,i -d. 015 0 . I.§ ,t!c ' c To. - 18 .s.g .S 0 •50, g/ aq 1 I 1. f• 1. s il e ; •012c - . Rt s. —1. E t18.- 7q.-, ...- 2'14"3-",,, ,, ta hV '' .1-c.''- 2 ..7,8ralr. trTITotr. r. . z . EE - B. g -- - ." ot ; -,Pi;TillAIrsilli113“.3TIMP, t11 - ,5 . . . . 1...At" - g 0..-t' .... 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O IF ma ti^? � VA ZNEONCVm- F" L � , n n nnAZv 0 Z gi 20 !0pn� m oi ivm O� =o � ,m, Zo sHW,o,= - Ooo i L ticA m -alAm ,O Of - nn�OSmOA-a � A A? Zn x y i mp r< OO yNn x Ahim,o�mzAgGwp o064 fI')' m ,," 9z,Am S C A mo gs pm ? OJOy 25,k^R4? DP4 �11d0. ky.T!` O oE. 'rE rN nTngPy2N^p Fim ^m ;o iu prDOmZ�7 m Z n 2. , g 1 rAi n6mgooc'A=?An„-u al :iv, It.f..7 ,200 R �pm .cli3Ogqng me = q 1 m�2,7A i , � I �2 THOMPSON,DREESSEN DORNER,INC. TRIPP PLACE REPLAT COTE. 1• Consulting Engineers 8 Land Surveyorsf. JUUE 24 24, 2007 10530 OLD MILL ROAD OAIPMA NE9RASKA 68154 OR,wH BY RJR i _ Al. PLAT CHECKED C'w,onf+m nu eeso r.a,0}pp Se66 r,.u,.rox,.uugroxoco.. PINJDW n ,'�EBS,rt',��rn 102CO COAT _i --_-- ' o1 uonone ollgnd le 'aalsrul iossaoonS 'Mel le Aeuiouy',IMeH.8 elllweD ' • Aq plos eq 8!M A4adoid pequosep-6upMoilol eta iegt peyltou Agaieq we no), , :NH3ONOD AVIN li VMOHM 01 - i f'0-£VLS:all - 31VS S.33.LSR111.AO 30LLON _ Quo Aoue6ea oo • olaaI0 Aaua6ea 0S00L sAewo3LV -.,0'1'1'.O:d'NVNN3l18 rit_ ._ mixed-use project will create approximately 223,000 square feet of retail space, 565 condominium and apartment units and several parking garages containing approximately 2,800 stalls. Midtown Crossing will realize Destination Midtown's master vision for its central Omaha neighborhoods, enhancing their overall image and appeal. It will also re-energize Turner Park and extend much needed public street and sidewalk improvements to areas located east and west of the project area. 3. The use of TIF for the project will not result in a loss of pre-existing tax revenues to the City and other taxing jurisdictions. The Tax Increment Financing request proposes to utilize only the increase in property taxes resulting from the improvements proposed by the developer. Existing tax revenues will continue to accrue to the benefit of the City of Omaha and other taxing jurisdictions. 4. The developer is able to demonstrate that the project would not be economically feasible without the use of Tax Increment Financing. In addition,if the project has site alternatives, the proposal must demonstrate that it would not occur in the area without TIF. As demonstrated by the project's.operating pro-forma, the Midtown Crossing project is not economically feasible without the use of Tax Increment Financing. Since the project is an element of the Mutual of Omaha's campus development, there are no site alternatives for the project. 5. The Project will eliminate an actual or potential hazard to the public. Hazards may include condemned or unsafe buildings,sites or structures. The predominantly vacant 15 acre site was previously occupied by large areas of unused surface parking and underutilized, vacant or deteriorating former office, and retail structures. Due to the existence of conditions that potentially were hazards to the public including some environmental clean-up,the buildings have been demolished. As detailed below,the Midtown Crossing project meets six of the discretionary criteria as set forth in the City of Omaha's Tax Increment Financing Guidelines and qualifies for a 15-year amortization period. Discretionary Criteria: 1. The Midtown Crossing project construction effort will support an average of 1,003 full and part-time jobs annually during the 2006—2009 construction period. Upon project completion,operations are expected to add 2,312 full and part-time jobs to the economy. ,, ta hV '' .1-c.''- 2 ..7,8ralr. trTITotr. r. . z . EE - B. g -- - ." ot ; -,Pi;TillAIrsilli113“.3TIMP, t11 - ,5 . . . . 1...At" - g 0..-t' .... 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O IF ma ti^? � VA ZNEONCVm- F" L � , n n nnAZv 0 Z gi 20 !0pn� m oi ivm O� =o � ,m, Zo sHW,o,= - Ooo i L ticA m -alAm ,O Of - nn�OSmOA-a � A A? Zn x y i mp r< OO yNn x Ahim,o�mzAgGwp o064 fI')' m ,," 9z,Am S C A mo gs pm ? OJOy 25,k^R4? DP4 �11d0. ky.T!` O oE. 'rE rN nTngPy2N^p Fim ^m ;o iu prDOmZ�7 m Z n 2. , g 1 rAi n6mgooc'A=?An„-u al :iv, It.f..7 ,200 R �pm .cli3Ogqng me = q 1 m�2,7A i , � I �2 THOMPSON,DREESSEN DORNER,INC. TRIPP PLACE REPLAT COTE. 1• Consulting Engineers 8 Land Surveyorsf. JUUE 24 24, 2007 10530 OLD MILL ROAD OAIPMA NE9RASKA 68154 OR,wH BY RJR i _ Al. PLAT CHECKED C'w,onf+m nu eeso r.a,0}pp Se66 r,.u,.rox,.uugroxoco.. PINJDW n ,'�EBS,rt',��rn 102CO COAT _i --_-- ' o1 uonone ollgnd le 'aalsrul iossaoonS 'Mel le Aeuiouy',IMeH.8 elllweD ' • Aq plos eq 8!M A4adoid pequosep-6upMoilol eta iegt peyltou Agaieq we no), , :NH3ONOD AVIN li VMOHM 01 - i f'0-£VLS:all - 31VS S.33.LSR111.AO 30LLON _ Quo Aoue6ea oo • olaaI0 Aaua6ea 0S00L sAewo3LV -.,0'1'1'.O:d'NVNN3l18 rit_ ._ 1 • • 2. Location: The Midtown Crossing project is located within an area that has been designated as blighted and substandard 3. TIF proceeds will be used for the construction of all public improvements within the project boundaries required by the City of Omaha's Planning and Public Works Departments, as described earlier. These public improvements include the expansion and renovation of Turner Park and the conversion of Farnam Street to a two-way thoroughfare from Turner Boulevard to 34th Street. 6. The proposed Midtown Crossing project area currently displays conditions of blight and constitutes an economic and social liability detrimental to the successful development of the Midtown Crossing project, as well as the continuing success of other neighboring businesses. 7. Upon completion of the proposed improvements,the Midtown Crossing project will be occupied by several new businesses or business operations within the City of Omaha. 8. The redevelopment site has displayed a recent pattern of declining real property assessments. Exhibits A. Development Budget B. Summary of TIF-eligible Expenses C. Sources and Uses of Funds D. Operating Pro Forma E. TIF Schedule F. Evidence of Financial Commitment G. Articles of Incorporation or Organization e the project is an element of the Mutual of Omaha's campus development, there are no site alternatives for the project. 5. The Project will eliminate an actual or potential hazard to the public. Hazards may include condemned or unsafe buildings,sites or structures. The predominantly vacant 15 acre site was previously occupied by large areas of unused surface parking and underutilized, vacant or deteriorating former office, and retail structures. Due to the existence of conditions that potentially were hazards to the public including some environmental clean-up,the buildings have been demolished. As detailed below,the Midtown Crossing project meets six of the discretionary criteria as set forth in the City of Omaha's Tax Increment Financing Guidelines and qualifies for a 15-year amortization period. Discretionary Criteria: 1. The Midtown Crossing project construction effort will support an average of 1,003 full and part-time jobs annually during the 2006—2009 construction period. Upon project completion,operations are expected to add 2,312 full and part-time jobs to the economy. ,, ta hV '' .1-c.''- 2 ..7,8ralr. trTITotr. r. . z . EE - B. g -- - ." ot ; -,Pi;TillAIrsilli113“.3TIMP, t11 - ,5 . . . . 1...At" - g 0..-t' .... AZ 0=Ammwm.malcemmweemwummmeecco-75,.. o- W . e 2 1>ACL'lkh, 'Elg ggEIRA 2,1 .Lti. .io — ...._-55 , a o o. ;7: (..) •11 . 2 gi- :-h:-1^.-F 1.':"j=i' Y 1' f-'' ''P ;',-!it ig 1r.:,,'1,, i,-,',,r,k:,7 i,,i,, p i.i,,k,,-i.,' iv k fr,'PI= iv.4-iv:v 1,;•.,:,,,1,, i"i, i'. p I. :h I ? r + rf R -.,I 1tf_,.._S'.,..,4:---,f-,,t77,\,..0i.,./.-/.•/_...7:'.",.-....-:,,,r-rrb.,• , , • i- - - , , • , , ,• ..7, .. -,1--3.:1\2. '' , ''..,',,!..-r -trzy .:. t- :. , • .31-6- --r Idt0Wil 101711"j Crossing amo, ..- lik. • , . . , . . aerie 71;fri-Agi PirfrA . . ._ • o Z xi x a n-,o _of 'Lam• .,..-HI' J n..I 1 S§ .3. <- z i OiOm.OpV1h:• n^ o . m m • Z' -' $ w-O '' _ ,-A2 CA pm ^ I_:. mn •� .. g ; nmtOp,FApgoxoOOpe,mppx z m i- z<iD -^Op 82 z i 'pn H a erg9^ g ;AAm^r vi ^ • g o o ^ • Z AA- f ZO0 t,4ZAM2UQpAm 2 b 0 O ZCx.2.r^ ^m oANv'^ - ' m- z m m �z=p In� 8^o -i0" OOgi. ma n 2. q OI m Oo m ; O OcO0' 0_o ONm0 o "1 o mm in eXM241- it S pN m m ?' O IF ma ti^? � VA ZNEONCVm- F" L � , n n nnAZv 0 Z gi 20 !0pn� m oi ivm O� =o � ,m, Zo sHW,o,= - Ooo i L ticA m -alAm ,O Of - nn�OSmOA-a � A A? Zn x y i mp r< OO yNn x Ahim,o�mzAgGwp o064 fI')' m ,," 9z,Am S C A mo gs pm ? OJOy 25,k^R4? DP4 �11d0. ky.T!` O oE. 'rE rN nTngPy2N^p Fim ^m ;o iu prDOmZ�7 m Z n 2. , g 1 rAi n6mgooc'A=?An„-u al :iv, It.f..7 ,200 R �pm .cli3Ogqng me = q 1 m�2,7A i , � I �2 THOMPSON,DREESSEN DORNER,INC. TRIPP PLACE REPLAT COTE. 1• Consulting Engineers 8 Land Surveyorsf. JUUE 24 24, 2007 10530 OLD MILL ROAD OAIPMA NE9RASKA 68154 OR,wH BY RJR i _ Al. PLAT CHECKED C'w,onf+m nu eeso r.a,0}pp Se66 r,.u,.rox,.uugroxoco.. PINJDW n ,'�EBS,rt',��rn 102CO COAT _i --_-- ' o1 uonone ollgnd le 'aalsrul iossaoonS 'Mel le Aeuiouy',IMeH.8 elllweD ' • Aq plos eq 8!M A4adoid pequosep-6upMoilol eta iegt peyltou Agaieq we no), , :NH3ONOD AVIN li VMOHM 01 - i f'0-£VLS:all - 31VS S.33.LSR111.AO 30LLON _ Quo Aoue6ea oo • olaaI0 Aaua6ea 0S00L sAewo3LV -.,0'1'1'.O:d'NVNN3l18 rit_ ._ • Midtown Crossing at Turner Park Exhibit A-DEVELOPMENT COST BUDGET 14-May-07 CURRENT WORK DESCRIPTION BUDGET FEASIBILITY COSTS 654,000 LAND(previously contributed) 0 HARD COSTS Site Work-Off Site Street/Roadway Improvements 2,200,000 Turner Park Improvements 1,488,000 Public Utilities 992,000 Streetscape/Landscaping /Signage 1,071,000 5,751,000 Site Work-On Site 7,267,099 Building Construction Construction(bldgs. 1 -7) 146,745,000 Underground parking(3,4,5) 9,549,000 Parking Ramp A-1 14,500,000 Parking Ramp C 13,798,000 Other Construction 1,677,000 186,269,000 Total-Hard Costs 199,287,099 TENANT ALLOWANCE COSTS 18,472,000 SOFT COSTS 23,862,505 PRE-OPENING/START-UP COSTS 2,168,000 DEVELOPMENT FEE 6,223,735 CONTINGENCY 11,644,767 FINANCING COSTS 3,554,021 DEFERRED DEVELOPMENT FEE 2,593,223 Total Before Construction Interest 268,459,350 CONSTRUCTION PERIOD INTEREST 27,475,271 TOTAL PROJECT BUDGET: 295,934,621 anization e the project is an element of the Mutual of Omaha's campus development, there are no site alternatives for the project. 5. The Project will eliminate an actual or potential hazard to the public. Hazards may include condemned or unsafe buildings,sites or structures. The predominantly vacant 15 acre site was previously occupied by large areas of unused surface parking and underutilized, vacant or deteriorating former office, and retail structures. Due to the existence of conditions that potentially were hazards to the public including some environmental clean-up,the buildings have been demolished. As detailed below,the Midtown Crossing project meets six of the discretionary criteria as set forth in the City of Omaha's Tax Increment Financing Guidelines and qualifies for a 15-year amortization period. Discretionary Criteria: 1. The Midtown Crossing project construction effort will support an average of 1,003 full and part-time jobs annually during the 2006—2009 construction period. Upon project completion,operations are expected to add 2,312 full and part-time jobs to the economy. ,, ta hV '' .1-c.''- 2 ..7,8ralr. trTITotr. r. . z . EE - B. g -- - ." ot ; -,Pi;TillAIrsilli113“.3TIMP, t11 - ,5 . . . . 1...At" - g 0..-t' .... AZ 0=Ammwm.malcemmweemwummmeecco-75,.. o- W . e 2 1>ACL'lkh, 'Elg ggEIRA 2,1 .Lti. .io — ...._-55 , a o o. ;7: (..) •11 . 2 gi- :-h:-1^.-F 1.':"j=i' Y 1' f-'' ''P ;',-!it ig 1r.:,,'1,, i,-,',,r,k:,7 i,,i,, p i.i,,k,,-i.,' iv k fr,'PI= iv.4-iv:v 1,;•.,:,,,1,, i"i, i'. p I. :h I ? r + rf R -.,I 1tf_,.._S'.,..,4:---,f-,,t77,\,..0i.,./.-/.•/_...7:'.",.-....-:,,,r-rrb.,• , , • i- - - , , • , , ,• ..7, .. -,1--3.:1\2. '' , ''..,',,!..-r -trzy .:. t- :. , • .31-6- --r Idt0Wil 101711"j Crossing amo, ..- lik. • , . . , . . aerie 71;fri-Agi PirfrA . . ._ • o Z xi x a n-,o _of 'Lam• .,..-HI' J n..I 1 S§ .3. <- z i OiOm.OpV1h:• n^ o . m m • Z' -' $ w-O '' _ ,-A2 CA pm ^ I_:. mn •� .. g ; nmtOp,FApgoxoOOpe,mppx z m i- z<iD -^Op 82 z i 'pn H a erg9^ g ;AAm^r vi ^ • g o o ^ • Z AA- f ZO0 t,4ZAM2UQpAm 2 b 0 O ZCx.2.r^ ^m oANv'^ - ' m- z m m �z=p In� 8^o -i0" OOgi. ma n 2. q OI m Oo m ; O OcO0' 0_o ONm0 o "1 o mm in eXM241- it S pN m m ?' O IF ma ti^? � VA ZNEONCVm- F" L � , n n nnAZv 0 Z gi 20 !0pn� m oi ivm O� =o � ,m, Zo sHW,o,= - Ooo i L ticA m -alAm ,O Of - nn�OSmOA-a � A A? Zn x y i mp r< OO yNn x Ahim,o�mzAgGwp o064 fI')' m ,," 9z,Am S C A mo gs pm ? OJOy 25,k^R4? DP4 �11d0. ky.T!` O oE. 'rE rN nTngPy2N^p Fim ^m ;o iu prDOmZ�7 m Z n 2. , g 1 rAi n6mgooc'A=?An„-u al :iv, It.f..7 ,200 R �pm .cli3Ogqng me = q 1 m�2,7A i , � I �2 THOMPSON,DREESSEN DORNER,INC. TRIPP PLACE REPLAT COTE. 1• Consulting Engineers 8 Land Surveyorsf. JUUE 24 24, 2007 10530 OLD MILL ROAD OAIPMA NE9RASKA 68154 OR,wH BY RJR i _ Al. PLAT CHECKED C'w,onf+m nu eeso r.a,0}pp Se66 r,.u,.rox,.uugroxoco.. PINJDW n ,'�EBS,rt',��rn 102CO COAT _i --_-- ' o1 uonone ollgnd le 'aalsrul iossaoonS 'Mel le Aeuiouy',IMeH.8 elllweD ' • Aq plos eq 8!M A4adoid pequosep-6upMoilol eta iegt peyltou Agaieq we no), , :NH3ONOD AVIN li VMOHM 01 - i f'0-£VLS:all - 31VS S.33.LSR111.AO 30LLON _ Quo Aoue6ea oo • olaaI0 Aaua6ea 0S00L sAewo3LV -.,0'1'1'.O:d'NVNN3l18 rit_ ._ Exhibit B Midtown Crossing at Turner Park Summary of TIF-eligible Costs As of 5/14/07 Amount Cost Category Description (000'sl A. Land Acquisition 1. Project Land Acquired/Contributed 14,579 2. Dodge Frontage for future ROW 90 3. Site Demolition and Clearing 2,925 4. Underground Environmental Clean-up 250 Subtotal 17,843 B.Parking Ramp"A" 1. Contributed Asset Value 10,332 2. Ramp"A".Renovation Costs 1,413 Subtotal 11,745 C.Special Bldg. Foundations 1. Earth Retention Systems 1,111 2. Shared Foundation Walls 2,701 3.Auger-cast piles 4,700 4. Crescent Drive Retaining Wall 1,034 Subtotal 9,546 D.Off-site Public Improvements 1. Public Utility Relocation/Replacement 731 2. Traffic Signals 422 3. Street Paving/Curbing 1,748 4. Public Area Lighting(streets and Turner Park) 261 5.Turner Park Rehabilitation 708 6. Public Art within public areas 750 7. Sidewalks&Landscaping 522 8.Alley Removal/Restoration -Turner/Church 30 9."Soundings"Sculpture Relocation 30 10. Public Area Graphics 250 11. Bus Shelters/Benches/Trash Containers 299 Subtotal 5,751 E.Sitework 1. Site grading 302 2. Utility service extensions/tap-on fees 358 3. Site Paving (sidewalks&service drives) 1,257 4. Landscaping 242 5.Site Lighting 234 6.Amenities(seating, seating walls,guard rails, 1,338 trash, etc.) 7. Exterior Trellis I Arbor Structure 90 Subtotal 3,821 F.Construction-related Costs 1. Building permits for B-E above 51 2. Construction Testing for B-E above 82 3. Construction Contingency for B-E above 1,027 Subtotal 1,160 ets six of the discretionary criteria as set forth in the City of Omaha's Tax Increment Financing Guidelines and qualifies for a 15-year amortization period. Discretionary Criteria: 1. The Midtown Crossing project construction effort will support an average of 1,003 full and part-time jobs annually during the 2006—2009 construction period. Upon project completion,operations are expected to add 2,312 full and part-time jobs to the economy. ,, ta hV '' .1-c.''- 2 ..7,8ralr. trTITotr. r. . z . EE - B. g -- - ." ot ; -,Pi;TillAIrsilli113“.3TIMP, t11 - ,5 . . . . 1...At" - g 0..-t' .... AZ 0=Ammwm.malcemmweemwummmeecco-75,.. o- W . e 2 1>ACL'lkh, 'Elg ggEIRA 2,1 .Lti. .io — ...._-55 , a o o. ;7: (..) •11 . 2 gi- :-h:-1^.-F 1.':"j=i' Y 1' f-'' ''P ;',-!it ig 1r.:,,'1,, i,-,',,r,k:,7 i,,i,, p i.i,,k,,-i.,' iv k fr,'PI= iv.4-iv:v 1,;•.,:,,,1,, i"i, i'. p I. :h I ? r + rf R -.,I 1tf_,.._S'.,..,4:---,f-,,t77,\,..0i.,./.-/.•/_...7:'.",.-....-:,,,r-rrb.,• , , • i- - - , , • , , ,• ..7, .. -,1--3.:1\2. '' , ''..,',,!..-r -trzy .:. t- :. , • .31-6- --r Idt0Wil 101711"j Crossing amo, ..- lik. • , . . , . . aerie 71;fri-Agi PirfrA . . ._ • o Z xi x a n-,o _of 'Lam• .,..-HI' J n..I 1 S§ .3. <- z i OiOm.OpV1h:• n^ o . m m • Z' -' $ w-O '' _ ,-A2 CA pm ^ I_:. mn •� .. g ; nmtOp,FApgoxoOOpe,mppx z m i- z<iD -^Op 82 z i 'pn H a erg9^ g ;AAm^r vi ^ • g o o ^ • Z AA- f ZO0 t,4ZAM2UQpAm 2 b 0 O ZCx.2.r^ ^m oANv'^ - ' m- z m m �z=p In� 8^o -i0" OOgi. ma n 2. q OI m Oo m ; O OcO0' 0_o ONm0 o "1 o mm in eXM241- it S pN m m ?' O IF ma ti^? � VA ZNEONCVm- F" L � , n n nnAZv 0 Z gi 20 !0pn� m oi ivm O� =o � ,m, Zo sHW,o,= - Ooo i L ticA m -alAm ,O Of - nn�OSmOA-a � A A? Zn x y i mp r< OO yNn x Ahim,o�mzAgGwp o064 fI')' m ,," 9z,Am S C A mo gs pm ? OJOy 25,k^R4? DP4 �11d0. ky.T!` O oE. 'rE rN nTngPy2N^p Fim ^m ;o iu prDOmZ�7 m Z n 2. , g 1 rAi n6mgooc'A=?An„-u al :iv, It.f..7 ,200 R �pm .cli3Ogqng me = q 1 m�2,7A i , � I �2 THOMPSON,DREESSEN DORNER,INC. TRIPP PLACE REPLAT COTE. 1• Consulting Engineers 8 Land Surveyorsf. JUUE 24 24, 2007 10530 OLD MILL ROAD OAIPMA NE9RASKA 68154 OR,wH BY RJR i _ Al. PLAT CHECKED C'w,onf+m nu eeso r.a,0}pp Se66 r,.u,.rox,.uugroxoco.. PINJDW n ,'�EBS,rt',��rn 102CO COAT _i --_-- ' o1 uonone ollgnd le 'aalsrul iossaoonS 'Mel le Aeuiouy',IMeH.8 elllweD ' • Aq plos eq 8!M A4adoid pequosep-6upMoilol eta iegt peyltou Agaieq we no), , :NH3ONOD AVIN li VMOHM 01 - i f'0-£VLS:all - 31VS S.33.LSR111.AO 30LLON _ Quo Aoue6ea oo • olaaI0 Aaua6ea 0S00L sAewo3LV -.,0'1'1'.O:d'NVNN3l18 rit_ ._ G. Pre-development/Master Planning 1. Project Feasibility Study Costs 654 2. Project Concept Architectural Design 109 Subtotal 763 H.Other Professional Fees 1. Ramp"A"Restoration Design -Walker 106 2. Civil Engineering Design-LRA 1,313 3.Soil Borings-Terracon 42 4. Environmental Study/Testing-Terracon 88 5. Landscape/Streetscape Design-CLA 341 6. Special Foundation Design- Nelson Baumert 188 7. Site Lighting Design-Grenald 73 8.Traffic Study- HWS 30 9. Site Graphics Design 25 10.Zoning Package Assembly- LRA 104 11. Economic Impact Study-Dr. Goss 20 12. Financial Modeling/TIF Application Prep. 50 13. Legal Expenses-TIF/Zoning 100 14. Demolition Design -LRA 92 15. Consultant Reimbursable Expenses 129 Subtotal 2,572 I. Development Coordination Expenses ECI Project Management Staff& Fee 2,115 Total TIF-eligible Expenses 55,316 • 708 6. Public Art within public areas 750 7. Sidewalks&Landscaping 522 8.Alley Removal/Restoration -Turner/Church 30 9."Soundings"Sculpture Relocation 30 10. Public Area Graphics 250 11. Bus Shelters/Benches/Trash Containers 299 Subtotal 5,751 E.Sitework 1. Site grading 302 2. Utility service extensions/tap-on fees 358 3. Site Paving (sidewalks&service drives) 1,257 4. Landscaping 242 5.Site Lighting 234 6.Amenities(seating, seating walls,guard rails, 1,338 trash, etc.) 7. Exterior Trellis I Arbor Structure 90 Subtotal 3,821 F.Construction-related Costs 1. Building permits for B-E above 51 2. Construction Testing for B-E above 82 3. Construction Contingency for B-E above 1,027 Subtotal 1,160 ets six of the discretionary criteria as set forth in the City of Omaha's Tax Increment Financing Guidelines and qualifies for a 15-year amortization period. Discretionary Criteria: 1. The Midtown Crossing project construction effort will support an average of 1,003 full and part-time jobs annually during the 2006—2009 construction period. Upon project completion,operations are expected to add 2,312 full and part-time jobs to the economy. ,, ta hV '' .1-c.''- 2 ..7,8ralr. trTITotr. r. . z . EE - B. g -- - ." ot ; -,Pi;TillAIrsilli113“.3TIMP, t11 - ,5 . . . . 1...At" - g 0..-t' .... AZ 0=Ammwm.malcemmweemwummmeecco-75,.. o- W . e 2 1>ACL'lkh, 'Elg ggEIRA 2,1 .Lti. .io — ...._-55 , a o o. ;7: (..) •11 . 2 gi- :-h:-1^.-F 1.':"j=i' Y 1' f-'' ''P ;',-!it ig 1r.:,,'1,, i,-,',,r,k:,7 i,,i,, p i.i,,k,,-i.,' iv k fr,'PI= iv.4-iv:v 1,;•.,:,,,1,, i"i, i'. p I. :h I ? r + rf R -.,I 1tf_,.._S'.,..,4:---,f-,,t77,\,..0i.,./.-/.•/_...7:'.",.-....-:,,,r-rrb.,• , , • i- - - , , • , , ,• ..7, .. -,1--3.:1\2. '' , ''..,',,!..-r -trzy .:. t- :. , • .31-6- --r Idt0Wil 101711"j Crossing amo, ..- lik. • , . . , . . aerie 71;fri-Agi PirfrA . . ._ • o Z xi x a n-,o _of 'Lam• .,..-HI' J n..I 1 S§ .3. <- z i OiOm.OpV1h:• n^ o . m m • Z' -' $ w-O '' _ ,-A2 CA pm ^ I_:. mn •� .. g ; nmtOp,FApgoxoOOpe,mppx z m i- z<iD -^Op 82 z i 'pn H a erg9^ g ;AAm^r vi ^ • g o o ^ • Z AA- f ZO0 t,4ZAM2UQpAm 2 b 0 O ZCx.2.r^ ^m oANv'^ - ' m- z m m �z=p In� 8^o -i0" OOgi. ma n 2. q OI m Oo m ; O OcO0' 0_o ONm0 o "1 o mm in eXM241- it S pN m m ?' O IF ma ti^? � VA ZNEONCVm- F" L � , n n nnAZv 0 Z gi 20 !0pn� m oi ivm O� =o � ,m, Zo sHW,o,= - Ooo i L ticA m -alAm ,O Of - nn�OSmOA-a � A A? Zn x y i mp r< OO yNn x Ahim,o�mzAgGwp o064 fI')' m ,," 9z,Am S C A mo gs pm ? OJOy 25,k^R4? DP4 �11d0. ky.T!` O oE. 'rE rN nTngPy2N^p Fim ^m ;o iu prDOmZ�7 m Z n 2. , g 1 rAi n6mgooc'A=?An„-u al :iv, It.f..7 ,200 R �pm .cli3Ogqng me = q 1 m�2,7A i , � I �2 THOMPSON,DREESSEN DORNER,INC. TRIPP PLACE REPLAT COTE. 1• Consulting Engineers 8 Land Surveyorsf. JUUE 24 24, 2007 10530 OLD MILL ROAD OAIPMA NE9RASKA 68154 OR,wH BY RJR i _ Al. PLAT CHECKED C'w,onf+m nu eeso r.a,0}pp Se66 r,.u,.rox,.uugroxoco.. PINJDW n ,'�EBS,rt',��rn 102CO COAT _i --_-- ' o1 uonone ollgnd le 'aalsrul iossaoonS 'Mel le Aeuiouy',IMeH.8 elllweD ' • Aq plos eq 8!M A4adoid pequosep-6upMoilol eta iegt peyltou Agaieq we no), , :NH3ONOD AVIN li VMOHM 01 - i f'0-£VLS:all - 31VS S.33.LSR111.AO 30LLON _ Quo Aoue6ea oo • olaaI0 Aaua6ea 0S00L sAewo3LV -.,0'1'1'.O:d'NVNN3l18 rit_ ._ EXHIBIT C Is1MINMO><VNAtTMO ;MAPITR.:::TR>wTURO:::::.::::.::::::.: WITHOUT TIF TOTAL PROJECT COSTS $296,634,621 $296,634,621 DEBT CONSTRUCTION/PERM LOAN 75% $222,475,966 $222,475,966 EQUITY EQUITY REQUIRED 25% $74,158,655 $74,158,655 FROM EAST CAMPUS $36,719,655 $74,158,655 CITY CONTRIBUTION $0 $0 NEW MARKET TAX CREDITS $0 $0 TIF PROCEEDS* $37,439,000 $0 *5.125% INTEREST RATE; INCLUDES 3 YEARS OF INTEREST CARRY SOURCES AND USES STATEMENT SOURCES DEBT $222,475,966 TAX INCREMENT FINANCING $37,439,000 EQUITY INVESTMENT $36,719,655 TOTAL $296,634,621 USES HARD COSTS $219,113,099 SOFT COSTS $65,876,755 CONTINGENCY $11,644,767 TOTAL 296,634,621 5/11/2007 ubtotal 2,572 I. Development Coordination Expenses ECI Project Management Staff& Fee 2,115 Total TIF-eligible Expenses 55,316 • 708 6. Public Art within public areas 750 7. Sidewalks&Landscaping 522 8.Alley Removal/Restoration -Turner/Church 30 9."Soundings"Sculpture Relocation 30 10. Public Area Graphics 250 11. Bus Shelters/Benches/Trash Containers 299 Subtotal 5,751 E.Sitework 1. Site grading 302 2. Utility service extensions/tap-on fees 358 3. Site Paving (sidewalks&service drives) 1,257 4. Landscaping 242 5.Site Lighting 234 6.Amenities(seating, seating walls,guard rails, 1,338 trash, etc.) 7. Exterior Trellis I Arbor Structure 90 Subtotal 3,821 F.Construction-related Costs 1. Building permits for B-E above 51 2. Construction Testing for B-E above 82 3. Construction Contingency for B-E above 1,027 Subtotal 1,160 ets six of the discretionary criteria as set forth in the City of Omaha's Tax Increment Financing Guidelines and qualifies for a 15-year amortization period. Discretionary Criteria: 1. The Midtown Crossing project construction effort will support an average of 1,003 full and part-time jobs annually during the 2006—2009 construction period. Upon project completion,operations are expected to add 2,312 full and part-time jobs to the economy. ,, ta hV '' .1-c.''- 2 ..7,8ralr. trTITotr. r. . z . EE - B. g -- - ." ot ; -,Pi;TillAIrsilli113“.3TIMP, t11 - ,5 . . . . 1...At" - g 0..-t' .... AZ 0=Ammwm.malcemmweemwummmeecco-75,.. o- W . e 2 1>ACL'lkh, 'Elg ggEIRA 2,1 .Lti. .io — ...._-55 , a o o. ;7: (..) •11 . 2 gi- :-h:-1^.-F 1.':"j=i' Y 1' f-'' ''P ;',-!it ig 1r.:,,'1,, i,-,',,r,k:,7 i,,i,, p i.i,,k,,-i.,' iv k fr,'PI= iv.4-iv:v 1,;•.,:,,,1,, i"i, i'. p I. :h I ? r + rf R -.,I 1tf_,.._S'.,..,4:---,f-,,t77,\,..0i.,./.-/.•/_...7:'.",.-....-:,,,r-rrb.,• , , • i- - - , , • , , ,• ..7, .. -,1--3.:1\2. '' , ''..,',,!..-r -trzy .:. t- :. , • .31-6- --r Idt0Wil 101711"j Crossing amo, ..- lik. • , . . , . . aerie 71;fri-Agi PirfrA . . ._ • o Z xi x a n-,o _of 'Lam• .,..-HI' J n..I 1 S§ .3. <- z i OiOm.OpV1h:• n^ o . m m • Z' -' $ w-O '' _ ,-A2 CA pm ^ I_:. mn •� .. g ; nmtOp,FApgoxoOOpe,mppx z m i- z<iD -^Op 82 z i 'pn H a erg9^ g ;AAm^r vi ^ • g o o ^ • Z AA- f ZO0 t,4ZAM2UQpAm 2 b 0 O ZCx.2.r^ ^m oANv'^ - ' m- z m m �z=p In� 8^o -i0" OOgi. ma n 2. q OI m Oo m ; O OcO0' 0_o ONm0 o "1 o mm in eXM241- it S pN m m ?' O IF ma ti^? � VA ZNEONCVm- F" L � , n n nnAZv 0 Z gi 20 !0pn� m oi ivm O� =o � ,m, Zo sHW,o,= - Ooo i L ticA m -alAm ,O Of - nn�OSmOA-a � A A? Zn x y i mp r< OO yNn x Ahim,o�mzAgGwp o064 fI')' m ,," 9z,Am S C A mo gs pm ? OJOy 25,k^R4? DP4 �11d0. ky.T!` O oE. 'rE rN nTngPy2N^p Fim ^m ;o iu prDOmZ�7 m Z n 2. , g 1 rAi n6mgooc'A=?An„-u al :iv, It.f..7 ,200 R �pm .cli3Ogqng me = q 1 m�2,7A i , � I �2 THOMPSON,DREESSEN DORNER,INC. TRIPP PLACE REPLAT COTE. 1• Consulting Engineers 8 Land Surveyorsf. JUUE 24 24, 2007 10530 OLD MILL ROAD OAIPMA NE9RASKA 68154 OR,wH BY RJR i _ Al. PLAT CHECKED C'w,onf+m nu eeso r.a,0}pp Se66 r,.u,.rox,.uugroxoco.. PINJDW n ,'�EBS,rt',��rn 102CO COAT _i --_-- ' o1 uonone ollgnd le 'aalsrul iossaoonS 'Mel le Aeuiouy',IMeH.8 elllweD ' • Aq plos eq 8!M A4adoid pequosep-6upMoilol eta iegt peyltou Agaieq we no), , :NH3ONOD AVIN li VMOHM 01 - i f'0-£VLS:all - 31VS S.33.LSR111.AO 30LLON _ Quo Aoue6ea oo • olaaI0 Aaua6ea 0S00L sAewo3LV -.,0'1'1'.O:d'NVNN3l18 rit_ ._ EXHIBIT D Midtown Crossing at Turner Park CONSOLIDATED PROJECT CASH FLOW cA ►i RETURt;W,I,TH TT jNet Ronal income Residential c1 s„ ai 4- NET OPERATING INCOME $11,159,720 10*i'Y fv1$rk91001aUG6,41 10ii09 -Cf DEBT SERVICE $8,360,221 ii;6 n tkRenaW ` $ 690 25 YEAR AMORTIZATION l-tjtr.lcet+ ntal � ��2d5A7 7%INTEREST T WIN AT ..RE DEN�T,Ii4L ICOME _a, g764t182. NET CASH FLOW $2,799,500 Net Rental Income-Retail EQUITY INVESTED $36,719,655 Net Rental Income-Grocer $339,213 TIF PROCEEDS $37,439,000 Net Rental Income-Restaurants $1,963,080 Net Rental Income-Health Club $705,400 d(,1O, WHi2y ,T�,U4NJ , ,,;,ycs ,, ZEt ,,,�,7Sb,2M Net Rental Income-In Line Retail-Dodge Street Frontage $308,943 Net Rental Income-In Line Retail-Famam Street Frontage $2,404,299 C%$ hRJ PRI :VIIITI QtT F.-b l Net Rental Income-Theatre $751,278 NET OPERATING INCOME $11,159,720 DEBT SERVICE $8,360,221 TOTAL RETAIL RENTAL INCOME $6,472,213 25 YEAR AMORTIZATION 7%INTEREST LESS:Tenant Allowances(In Development Budget) $0 LESS:Lease Commissions(In Development Budget) $0 NET CASH FLOW $2,799,500 LESS:Retail Management Fee(In Operations Budget) $0 TOTALS $0 EQUITY INVESTED $74,158,655 TIF PROCEEDS 0 t tO'AL NET RETA)L REfJTAL INCOME < $6 472 213 CAS I ON CASH R T(TR rW/TIF Miscellaneous Parking Income $2,443,073 Project Operating Budget ($2,459,748) Rotg PROJtGT NE,`,T O0i.45:J0a iNGOME a t, .fit l if f $7'0, 5/10/2007 ucture 90 Subtotal 3,821 F.Construction-related Costs 1. Building permits for B-E above 51 2. Construction Testing for B-E above 82 3. Construction Contingency for B-E above 1,027 Subtotal 1,160 ets six of the discretionary criteria as set forth in the City of Omaha's Tax Increment Financing Guidelines and qualifies for a 15-year amortization period. Discretionary Criteria: 1. The Midtown Crossing project construction effort will support an average of 1,003 full and part-time jobs annually during the 2006—2009 construction period. Upon project completion,operations are expected to add 2,312 full and part-time jobs to the economy. ,, ta hV '' .1-c.''- 2 ..7,8ralr. trTITotr. r. . z . EE - B. g -- - ." ot ; -,Pi;TillAIrsilli113“.3TIMP, t11 - ,5 . . . . 1...At" - g 0..-t' .... AZ 0=Ammwm.malcemmweemwummmeecco-75,.. o- W . e 2 1>ACL'lkh, 'Elg ggEIRA 2,1 .Lti. .io — ...._-55 , a o o. ;7: (..) •11 . 2 gi- :-h:-1^.-F 1.':"j=i' Y 1' f-'' ''P ;',-!it ig 1r.:,,'1,, i,-,',,r,k:,7 i,,i,, p i.i,,k,,-i.,' iv k fr,'PI= iv.4-iv:v 1,;•.,:,,,1,, i"i, i'. p I. :h I ? r + rf R -.,I 1tf_,.._S'.,..,4:---,f-,,t77,\,..0i.,./.-/.•/_...7:'.",.-....-:,,,r-rrb.,• , , • i- - - , , • , , ,• ..7, .. -,1--3.:1\2. '' , ''..,',,!..-r -trzy .:. t- :. , • .31-6- --r Idt0Wil 101711"j Crossing amo, ..- lik. • , . . , . . aerie 71;fri-Agi PirfrA . . ._ • o Z xi x a n-,o _of 'Lam• .,..-HI' J n..I 1 S§ .3. <- z i OiOm.OpV1h:• n^ o . m m • Z' -' $ w-O '' _ ,-A2 CA pm ^ I_:. mn •� .. g ; nmtOp,FApgoxoOOpe,mppx z m i- z<iD -^Op 82 z i 'pn H a erg9^ g ;AAm^r vi ^ • g o o ^ • Z AA- f ZO0 t,4ZAM2UQpAm 2 b 0 O ZCx.2.r^ ^m oANv'^ - ' m- z m m �z=p In� 8^o -i0" OOgi. ma n 2. q OI m Oo m ; O OcO0' 0_o ONm0 o "1 o mm in eXM241- it S pN m m ?' O IF ma ti^? � VA ZNEONCVm- F" L � , n n nnAZv 0 Z gi 20 !0pn� m oi ivm O� =o � ,m, Zo sHW,o,= - Ooo i L ticA m -alAm ,O Of - nn�OSmOA-a � A A? Zn x y i mp r< OO yNn x Ahim,o�mzAgGwp o064 fI')' m ,," 9z,Am S C A mo gs pm ? OJOy 25,k^R4? DP4 �11d0. ky.T!` O oE. 'rE rN nTngPy2N^p Fim ^m ;o iu prDOmZ�7 m Z n 2. , g 1 rAi n6mgooc'A=?An„-u al :iv, It.f..7 ,200 R �pm .cli3Ogqng me = q 1 m�2,7A i , � I �2 THOMPSON,DREESSEN DORNER,INC. TRIPP PLACE REPLAT COTE. 1• Consulting Engineers 8 Land Surveyorsf. JUUE 24 24, 2007 10530 OLD MILL ROAD OAIPMA NE9RASKA 68154 OR,wH BY RJR i _ Al. PLAT CHECKED C'w,onf+m nu eeso r.a,0}pp Se66 r,.u,.rox,.uugroxoco.. PINJDW n ,'�EBS,rt',��rn 102CO COAT _i --_-- ' o1 uonone ollgnd le 'aalsrul iossaoonS 'Mel le Aeuiouy',IMeH.8 elllweD ' • Aq plos eq 8!M A4adoid pequosep-6upMoilol eta iegt peyltou Agaieq we no), , :NH3ONOD AVIN li VMOHM 01 - i f'0-£VLS:all - 31VS S.33.LSR111.AO 30LLON _ Quo Aoue6ea oo • olaaI0 Aaua6ea 0S00L sAewo3LV -.,0'1'1'.O:d'NVNN3l18 rit_ ._ 0 Cm NN01s OOm co(0 Oa el ID O(0 Ps M U)N.1 CO CV n N 1s 0 1s M 0 0 co 0 0 0 0 N O O CO CO V CO 1s)0 O(O N M CO c0 CO O) 0 CO N- n U N CO�{0 O N 0 N-0 N O) 0) O U7 1�lO 0) 0 O (A M 0).0 mI+ st I, (O -M MN CO K O N U)CO Ps U)cop,`1- m id 0 4)CO M(O CO N0)O N CO nM O)V)O0 Ps CV Is N 1s N(0lO 0 0)C)0 0 0 0 O 0 0 0 0)c0 m m I-n(0 0 CO U)U)[C a}M CO N N. 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E OTC L Li. D L . 10 . o J m I my y v " wY E o I m~ oaDa 11 om 8g¢rdvzo 0 (��! El)> N LL Cl LLF^7 X • r E° . N 2` TCe W - 0 m Cl EmC0-CmCep {{o o 0 0 0 0 0 ' rnrnrnmrnrnrn0 ))co C ) D 8 0 5g CCC »m co 0)0)UC) 000 a1) 8 d n • 0 O c0 cQ 00000Um0mCCCO0O0mCWCpojj 1 LL?:.. m 2 ..N X -Om 0 CO cO W CO 03 CO CO CO m Eo Co 0 m CO CO CO D co Co co II C~C7� m' 0G0 EL C 76N NI 00000 m co co co CD CO 0 0 000 0 CO(0(O(O ID CD CO(0 1I N N N N N N N N N N N N N N N N N N N N N N N N N1 mmm C8OE0 O.N N Mm ~O > I NN N N N N N N N N N N N N N N N N N N V N N N N 111 >' D > C 2• O 0 Em 1vy.Do> dNCU O0 T-0 N0 M0 nr U)00 0 U)h(1)m U)0)U)00 s-U]N O MO V 00 7 m m A 10 c m°) O c 0 O .. N M V U) 0 1- 0 O O ! Ni 0 m U m O F " ° c -a c E 0 m C 0 C o 0 O Ctl w m N_ W Ill'8 m O 0 C c'._C E D & o I Onc"OLro. 2cvo am 1 z m m 1-L L m O m 42 • MUTUAL of OMAHA INSURANCE COMPANY TOMMIE D.THOMPSON Mutual of Omaha Plaza Executive Vice President Omaha,NE 68175 Corporate Finance and Treasurer 402 351 2458 fax 402 351 5951 tommie.thompson@mutualofomaha.com Muruat°rOmaea May 10, 2007 ECI Investment Advisors, Inc. ATTN: Mr. Keith Bawolek Mutual of Omaha Plaza-SPL 3333 Farnam Street Omaha, NE 68131 Financing of Public Improvements—Midtown Crossing at Turner Park, Omaha, Nebraska Dear Mr. Bawolek: Please be advised that Mutual of Omaha Insurance Company will consider providing construction financing for public improvements for Midtown Crossing at Turner Park in the form of Tax Increment Financing, not to exceed $37,500,000. Cordially, j;ssiblihssi / ,i- . •i CD +, �•, r•', CD CD D O Cl 1 STATE OF 4.04,44m07:704,,,, 4. 4, / NEBRASKA /isyi -,i,�_-. ',• t 11 i i III III ; pF��j 1 ��~,assfar, agerr, Ij Department of State United States of America, } tpiti , P State of Nebraska ss• i1 ats\ Lincoln,Nebraska I, John A. Gale, Secretary of State of Nebraska do hereby certify; the attached is a true and correct copy of the Articles of Organization of EAST CAMPUS REALTY, LLC with its registered office located in OMAHA, Nebraska, as filed in this office on August 29, 2005. In Testimony Whereof, I have hereunto set my hand and affixed the Great Seal of the State of Nebraska on August 29,2005. -,.. ' - . , , , 4. j/tefs........_, . . , ,Sk1F. sT,q\�v„ _.. o4° ,.,`ice ,TF 0,+l+1 l•.; SECRETARY OF STATE •s 1 /moo }f�,.• J� 00 N CO0 CO 0)0)_C.N 0)c00)00 CD c0 (0 U)CO 0) N U)N CO bO 1OO (0 Ps U) CO CD n 0)(0 00M0)V NN-0 sr Ps(Oh(O U) 0)CO N U)CO 20 O)aMI� CO U 0 ma co a,CD I.O U)0)N CO 0 N 0) O CI co O)NO)N CO U)aD O)U)O)0)UO 0 n N M 0M (D I0O 00 N(C/V 1-(O C - .. 0 m m VN MM d A_N Om 1MOU)C M UO U0ONMONN yy 0 1V Cii 1U DaN � mom CC M 0-)M V'V VQ MM MMl)MMM N N N N N N Zm ; O Ocr_C '° F c�"� E J CO m a - O N W 7 5 U a J E o c � _a_ ¢..-N0cl.0 OOOOOCDC0 m0ODCpOCOCON (0cOCOppV M-O 0 ((0 CO OD CO(0 CO OD(0 CO CO(O CO(0(o CD CO(0 CO U(O m N N N N N N N N N N N N N N N N N N N N N N N N N U c 0 N N N N N N N N N N N N N N N N N N N N N N N N N (O a0 m l N N el c0 N N N Cr)Cr)CO CO N N N N Cr)Cr)N CO CO N CO N N Cr)CO CO X O N In O • I F T O O O O O O 0)0)O O C MC�S CO 0 CO oM 0 0 U)Is M 0 N 0 CO tCtpV O C) C m ^ )M 1- d 0)el sr((00 00))N V)r r.O CO`Ns-m I)00)O W U))N N OM) N 0.C`) C U) co i-V C-cN(0 O.-M M N CO sr 0)N U)U)I U)CO 0)V-N- co O m m O co U)N W N CO d Is M O U)0 Cs N n N N N co U) N 'Ell...,C 0 O O O0)O0)m mmN-I,-(0 CDU)U)U)d V'MMNN.-' 0 d m E y -0 O_ E 0 N I m�C t m , ; I r�1-US U_ _ O O O O O O m m O 0 O N r p 0 1�N m N 0 M 0 O f�n 0 m M O O ¢ Z O 0)O N O O O M(O U)r V'n n m m O 1[)O M N 0)Is 0 O O O m O co O N 0)co O O-orC) CO(O a V.CD 0(O U)CO 0)0(0 O O 0 (0 0 CO N O 0)0)CO N.-CO Cr)O I)U)U)0 m N CO O 0 0)O co M 0 0)M(O po 0)ps yr CO N n U)O V O Y'CD cf CO 0 O CO 0) M m O Tr C NNNMM V d'�U)1A(0001�nmmmOO CD N N N N(N`l 1 N M47 I N a` I I i W 1- m X c o000o 0,co 00i(0iuCO')iiu8FDiu°3(°n°v00`,OD)u°4(`Pi(`R(0iu°giu°Qi(0(1°`�Q�i(`R(`Pi0 8 . • w B 0 0 0 CO CO 0 0 0(0 CO CO m CO CO(D CO 0 0 0 0(O 0(0(O CD V N N N N N N N N N N N N N N N CV N N N N N N CV N N 0 ,. 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O O (OM(")AIhMMM M(+)(") M 1")1`')C7 (O l`O(0 0 B V C O (a'- N N N N N N N N N N N N N N N N N N N N N N N N N CO J N m 7 C m m d U 0)m o am) FALL I OUJ ig m 0000000)CC )0)O 00000 00 000 00)0)OO OO O O co D CO 1- C M (� .y0,0 a 0a 0 0O 00a 0(0 0y 0O{0((e00}(00 CO}CO}0 A ID 0 a 0a a 0a 0 0 0 0 0 a 0a co N >N m 1+1 A 1�A C7 M 8 M M A M(`')M M A C7 A(`')l�A A A A g M 0 l00 J Yn N N N N N N N N N N N N N N N N N N N N N N N N N 1 COco Z d Ix lr C to I ele N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N 2 U)0 U)U)U)0 U)0 0 0 0 U)U)U)0 0 0 U)0 CO U)0 U)0 0 0 041 U)U) 1s 1`Ps 1,-Ps N n Vs Ps n N n r n n n r n n N r n r r N r n n n Ps m(i o 0 0 0 0 0 0 0 0 0 0 O o 0 0 o O O o 0 0 0 0 o O o 0 0 0 0 _ gi 0 N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N m 7 5 LL m m 1 _ 'o£ m ~-I 000O0MMM MMMMM MMMM MMMC()NNT 2mUm N co m m c E1- 71 C O O O O O O O O O O O O 0)OD O co C) 0 0)C)p)0) 0 m m C co co co co CO CO CO CO CO CO a0m tom CO0 a0 W W CO 00 CO CO CO a0 aO CO CO I m N b 12 j O j 0.c E o m m m CO CO m o cocococD(ommmco(D(D(ocotococotocococomCpCpmm 1 a o f m m E m e .0 ja NNNNNNNNNNNNNNNNNNNNNNNNN 1 >,.= 0 O1� E U CO C- X ] I N N N N NN N N NNN CVNN N N N N N N N N N N NI mLOm E .C W.p C E_ I-1-> I 1 m 0 L >F- 7 m O O O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ,5 C- CO) . E OTC L Li. D L . 10 . o J m I my y v " wY E o I m~ oaDa 11 om 8g¢rdvzo 0 (��! El)> N LL Cl LLF^7 X • r E° . N 2` TCe W - 0 m Cl EmC0-CmCep {{o o 0 0 0 0 0 ' rnrnrnmrnrnrn0 ))co C ) D 8 0 5g CCC »m co 0)0)UC) 000 a1) 8 d n • 0 O c0 cQ 00000Um0mCCCO0O0mCWCpojj 1 LL?:.. m 2 ..N X -Om 0 CO cO W CO 03 CO CO CO m Eo Co 0 m CO CO CO D co Co co II C~C7� m' 0G0 EL C 76N NI 00000 m co co co CD CO 0 0 000 0 CO(0(O(O ID CD CO(0 1I N N N N N N N N N N N N N N N N N N N N N N N N N1 mmm C8OE0 O.N N Mm ~O > I NN N N N N N N N N N N N N N N N N N N V N N N N 111 >' D > C 2• O 0 Em 1vy.Do> dNCU O0 T-0 N0 M0 nr U)00 0 U)h(1)m U)0)U)00 s-U]N O MO V 00 7 m m A 10 c m°) O c 0 O .. N M V U) 0 1- 0 O O ! Ni 0 m U m O F " ° c -a c E 0 m C 0 C o 0 O Ctl w m N_ W Ill'8 m O 0 C c'._C E D & o I Onc"OLro. 2cvo am 1 z m m 1-L L m O m 42 ARTICLES OF ORGANIZATION LIMITED LIABILITY COMPANY • Submit in Duplicate 11111111111111111111111111111111111+ IIII John A. Gale, Secretary of State EAST0 CAMPUS REALTY, LLC P9s: 3 Room 1301 State Capitol,P.O.Box 94608 Filed: 08/29/2005 11:64 AM Lincoln,NE 68509 (402) 471-4079 http://www.sos.state.ne.us Name of Limited Liability Company EAST CAMPUS REALTY, LLC Name must contain the words limited liability company, ltd.liability company, ltd.liability co., L.L.C.or LLC as the last words of the name Period of Duration PERPETUAL (may be perpetual) Purpose for which the limited liability company is organized • To engage in any lawful activity for which limited liability companies may be organized under the Nebraska Limited Liability Company Act. Principal place of business in Nebraska: do Mutual of Omaha Insurance Company,Mutual of Omaha Plaza, Omaha NE C8175 Street Address City Zip Name and address of registered agent in Nebraska: Registered Agent Nae: Thomas J. McCusker m Address: Mutual of Omaha Plaza Omaha NE 68175 Street Address City Zip The total amount of cash contributed to stated capital of the LLC$ 1,000.00 Description and agreed value of property other than cash contributed to stated capital: Description of Property Agreed Value 1U DaN � mom CC M 0-)M V'V VQ MM MMl)MMM N N N N N N Zm ; O Ocr_C '° F c�"� E J CO m a - O N W 7 5 U a J E o c � _a_ ¢..-N0cl.0 OOOOOCDC0 m0ODCpOCOCON (0cOCOppV M-O 0 ((0 CO OD CO(0 CO OD(0 CO CO(O CO(0(o CD CO(0 CO U(O m N N N N N N N N N N N N N N N N N N N N N N N N N U c 0 N N N N N N N N N N N N N N N N N N N N N N N N N (O a0 m l N N el c0 N N N Cr)Cr)CO CO N N N N Cr)Cr)N CO CO N CO N N Cr)CO CO X O N In O • I F T O O O O O O 0)0)O O C MC�S CO 0 CO oM 0 0 U)Is M 0 N 0 CO tCtpV O C) C m ^ )M 1- d 0)el sr((00 00))N V)r r.O CO`Ns-m I)00)O W U))N N OM) N 0.C`) C U) co i-V C-cN(0 O.-M M N CO sr 0)N U)U)I U)CO 0)V-N- co O m m O co U)N W N CO d Is M O U)0 Cs N n N N N co U) N 'Ell...,C 0 O O O0)O0)m mmN-I,-(0 CDU)U)U)d V'MMNN.-' 0 d m E y -0 O_ E 0 N I m�C t m , ; I r�1-US U_ _ O O O O O O m m O 0 O N r p 0 1�N m N 0 M 0 O f�n 0 m M O O ¢ Z O 0)O N O O O M(O U)r V'n n m m O 1[)O M N 0)Is 0 O O O m O co O N 0)co O O-orC) CO(O a V.CD 0(O U)CO 0)0(0 O O 0 (0 0 CO N O 0)0)CO N.-CO Cr)O I)U)U)0 m N CO O 0 0)O co M 0 0)M(O po 0)ps yr CO N n U)O V O Y'CD cf CO 0 O CO 0) M m O Tr C NNNMM V d'�U)1A(0001�nmmmOO CD N N N N(N`l 1 N M47 I N a` I I i W 1- m X c o000o 0,co 00i(0iuCO')iiu8FDiu°3(°n°v00`,OD)u°4(`Pi(`R(0iu°giu°Qi(0(1°`�Q�i(`R(`Pi0 8 . • w B 0 0 0 CO CO 0 0 0(0 CO CO m CO CO(D CO 0 0 0 0(O 0(0(O CD V N N N N N N N N N N N N N N N CV N N N N N N CV N N 0 ,. C N m J N N N N N N N N N N N N N N N N N N N N N N N N N 0 m O M M M M M M M M M M M Cr)M CO M M M M M M M M CO CO M 0 C C 2)LL N N N N N N N N N N N N N N N N N N NNNNNN N •E to,,.. m t. i . 1 C .m > cc¢>LL1 1 EEw Oo00o u) ¢ mCr C a0a 0a{CD 0(0 0y CD 0 B�CD{0 CD�0 0�D}0 a COa 0y(0 0 COa ID{a 0a CO 0 0 0 N C C 2.i. O O (OM(")AIhMMM M(+)(") M 1")1`')C7 (O l`O(0 0 B V C O (a'- N N N N N N N N N N N N N N N N N N N N N N N N N CO J N m 7 C m m d U 0)m o am) FALL I OUJ ig m 0000000)CC )0)O 00000 00 000 00)0)OO OO O O co D CO 1- C M (� .y0,0 a 0a 0 0O 00a 0(0 0y 0O{0((e00}(00 CO}CO}0 A ID 0 a 0a a 0a 0 0 0 0 0 a 0a co N >N m 1+1 A 1�A C7 M 8 M M A M(`')M M A C7 A(`')l�A A A A g M 0 l00 J Yn N N N N N N N N N N N N N N N N N N N N N N N N N 1 COco Z d Ix lr C to I ele N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N 2 U)0 U)U)U)0 U)0 0 0 0 U)U)U)0 0 0 U)0 CO U)0 U)0 0 0 041 U)U) 1s 1`Ps 1,-Ps N n Vs Ps n N n r n n n r n n N r n r r N r n n n Ps m(i o 0 0 0 0 0 0 0 0 0 0 O o 0 0 o O O o 0 0 0 0 o O o 0 0 0 0 _ gi 0 N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N m 7 5 LL m m 1 _ 'o£ m ~-I 000O0MMM MMMMM MMMM MMMC()NNT 2mUm N co m m c E1- 71 C O O O O O O O O O O O O 0)OD O co C) 0 0)C)p)0) 0 m m C co co co co CO CO CO CO CO CO a0m tom CO0 a0 W W CO 00 CO CO CO a0 aO CO CO I m N b 12 j O j 0.c E o m m m CO CO m o cocococD(ommmco(D(D(ocotococotocococomCpCpmm 1 a o f m m E m e .0 ja NNNNNNNNNNNNNNNNNNNNNNNNN 1 >,.= 0 O1� E U CO C- X ] I N N N N NN N N NNN CVNN N N N N N N N N N N NI mLOm E .C W.p C E_ I-1-> I 1 m 0 L >F- 7 m O O O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ,5 C- CO) . E OTC L Li. D L . 10 . o J m I my y v " wY E o I m~ oaDa 11 om 8g¢rdvzo 0 (��! El)> N LL Cl LLF^7 X • r E° . N 2` TCe W - 0 m Cl EmC0-CmCep {{o o 0 0 0 0 0 ' rnrnrnmrnrnrn0 ))co C ) D 8 0 5g CCC »m co 0)0)UC) 000 a1) 8 d n • 0 O c0 cQ 00000Um0mCCCO0O0mCWCpojj 1 LL?:.. m 2 ..N X -Om 0 CO cO W CO 03 CO CO CO m Eo Co 0 m CO CO CO D co Co co II C~C7� m' 0G0 EL C 76N NI 00000 m co co co CD CO 0 0 000 0 CO(0(O(O ID CD CO(0 1I N N N N N N N N N N N N N N N N N N N N N N N N N1 mmm C8OE0 O.N N Mm ~O > I NN N N N N N N N N N N N N N N N N N N V N N N N 111 >' D > C 2• O 0 Em 1vy.Do> dNCU O0 T-0 N0 M0 nr U)00 0 U)h(1)m U)0)U)00 s-U]N O MO V 00 7 m m A 10 c m°) O c 0 O .. N M V U) 0 1- 0 O O ! Ni 0 m U m O F " ° c -a c E 0 m C 0 C o 0 O Ctl w m N_ W Ill'8 m O 0 C c'._C E D & o I Onc"OLro. 2cvo am 1 z m m 1-L L m O m 42 LLC ARTICLES OF ORGANIZATION(Continued) - Page 2 Total additional contributions agreed to be made by all members and the times at which,or events upon the happening of which such contributions shall be made: none Members I I shall or ✓ shall not have the right to admit additional members(check) If additional members are allowed the terms and conditions of admission: The company will be managed by nmanagers or ✓E members (check one). List the name and address of the managers or, if the management is reserved to the members, the name and address of the members: Name Address Mutual of Omaha Insurance Company Mutual of Omaha Plaza, Omaha, NE 68175 Attach additional pages if needed for additional managers or members. If the LLC has more than one class of membership please attach additional pages with the name or description of each class of membership and the names and addresses of the members in each class. 8175 Street Address City Zip Name and address of registered agent in Nebraska: Registered Agent Nae: Thomas J. McCusker m Address: Mutual of Omaha Plaza Omaha NE 68175 Street Address City Zip The total amount of cash contributed to stated capital of the LLC$ 1,000.00 Description and agreed value of property other than cash contributed to stated capital: Description of Property Agreed Value 1U DaN � mom CC M 0-)M V'V VQ MM MMl)MMM N N N N N N Zm ; O Ocr_C '° F c�"� E J CO m a - O N W 7 5 U a J E o c � _a_ ¢..-N0cl.0 OOOOOCDC0 m0ODCpOCOCON (0cOCOppV M-O 0 ((0 CO OD CO(0 CO OD(0 CO CO(O CO(0(o CD CO(0 CO U(O m N N N N N N N N N N N N N N N N N N N N N N N N N U c 0 N N N N N N N N N N N N N N N N N N N N N N N N N (O a0 m l N N el c0 N N N Cr)Cr)CO CO N N N N Cr)Cr)N CO CO N CO N N Cr)CO CO X O N In O • I F T O O O O O O 0)0)O O C MC�S CO 0 CO oM 0 0 U)Is M 0 N 0 CO tCtpV O C) C m ^ )M 1- d 0)el sr((00 00))N V)r r.O CO`Ns-m I)00)O W U))N N OM) N 0.C`) C U) co i-V C-cN(0 O.-M M N CO sr 0)N U)U)I U)CO 0)V-N- co O m m O co U)N W N CO d Is M O U)0 Cs N n N N N co U) N 'Ell...,C 0 O O O0)O0)m mmN-I,-(0 CDU)U)U)d V'MMNN.-' 0 d m E y -0 O_ E 0 N I m�C t m , ; I r�1-US U_ _ O O O O O O m m O 0 O N r p 0 1�N m N 0 M 0 O f�n 0 m M O O ¢ Z O 0)O N O O O M(O U)r V'n n m m O 1[)O M N 0)Is 0 O O O m O co O N 0)co O O-orC) CO(O a V.CD 0(O U)CO 0)0(0 O O 0 (0 0 CO N O 0)0)CO N.-CO Cr)O I)U)U)0 m N CO O 0 0)O co M 0 0)M(O po 0)ps yr CO N n U)O V O Y'CD cf CO 0 O CO 0) M m O Tr C NNNMM V d'�U)1A(0001�nmmmOO CD N N N N(N`l 1 N M47 I N a` I I i W 1- m X c o000o 0,co 00i(0iuCO')iiu8FDiu°3(°n°v00`,OD)u°4(`Pi(`R(0iu°giu°Qi(0(1°`�Q�i(`R(`Pi0 8 . • w B 0 0 0 CO CO 0 0 0(0 CO CO m CO CO(D CO 0 0 0 0(O 0(0(O CD V N N N N N N N N N N N N N N N CV N N N N N N CV N N 0 ,. C N m J N N N N N N N N N N N N N N N N N N N N N N N N N 0 m O M M M M M M M M M M M Cr)M CO M M M M M M M M CO CO M 0 C C 2)LL N N N N N N N N N N N N N N N N N N NNNNNN N •E to,,.. m t. i . 1 C .m > cc¢>LL1 1 EEw Oo00o u) ¢ mCr C a0a 0a{CD 0(0 0y CD 0 B�CD{0 CD�0 0�D}0 a COa 0y(0 0 COa ID{a 0a CO 0 0 0 N C C 2.i. O O (OM(")AIhMMM M(+)(") M 1")1`')C7 (O l`O(0 0 B V C O (a'- N N N N N N N N N N N N N N N N N N N N N N N N N CO J N m 7 C m m d U 0)m o am) FALL I OUJ ig m 0000000)CC )0)O 00000 00 000 00)0)OO OO O O co D CO 1- C M (� .y0,0 a 0a 0 0O 00a 0(0 0y 0O{0((e00}(00 CO}CO}0 A ID 0 a 0a a 0a 0 0 0 0 0 a 0a co N >N m 1+1 A 1�A C7 M 8 M M A M(`')M M A C7 A(`')l�A A A A g M 0 l00 J Yn N N N N N N N N N N N N N N N N N N N N N N N N N 1 COco Z d Ix lr C to I ele N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N 2 U)0 U)U)U)0 U)0 0 0 0 U)U)U)0 0 0 U)0 CO U)0 U)0 0 0 041 U)U) 1s 1`Ps 1,-Ps N n Vs Ps n N n r n n n r n n N r n r r N r n n n Ps m(i o 0 0 0 0 0 0 0 0 0 0 O o 0 0 o O O o 0 0 0 0 o O o 0 0 0 0 _ gi 0 N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N m 7 5 LL m m 1 _ 'o£ m ~-I 000O0MMM MMMMM MMMM MMMC()NNT 2mUm N co m m c E1- 71 C O O O O O O O O O O O O 0)OD O co C) 0 0)C)p)0) 0 m m C co co co co CO CO CO CO CO CO a0m tom CO0 a0 W W CO 00 CO CO CO a0 aO CO CO I m N b 12 j O j 0.c E o m m m CO CO m o cocococD(ommmco(D(D(ocotococotocococomCpCpmm 1 a o f m m E m e .0 ja NNNNNNNNNNNNNNNNNNNNNNNNN 1 >,.= 0 O1� E U CO C- X ] I N N N N NN N N NNN CVNN N N N N N N N N N N NI mLOm E .C W.p C E_ I-1-> I 1 m 0 L >F- 7 m O O O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ,5 C- CO) . E OTC L Li. D L . 10 . o J m I my y v " wY E o I m~ oaDa 11 om 8g¢rdvzo 0 (��! El)> N LL Cl LLF^7 X • r E° . N 2` TCe W - 0 m Cl EmC0-CmCep {{o o 0 0 0 0 0 ' rnrnrnmrnrnrn0 ))co C ) D 8 0 5g CCC »m co 0)0)UC) 000 a1) 8 d n • 0 O c0 cQ 00000Um0mCCCO0O0mCWCpojj 1 LL?:.. m 2 ..N X -Om 0 CO cO W CO 03 CO CO CO m Eo Co 0 m CO CO CO D co Co co II C~C7� m' 0G0 EL C 76N NI 00000 m co co co CD CO 0 0 000 0 CO(0(O(O ID CD CO(0 1I N N N N N N N N N N N N N N N N N N N N N N N N N1 mmm C8OE0 O.N N Mm ~O > I NN N N N N N N N N N N N N N N N N N N V N N N N 111 >' D > C 2• O 0 Em 1vy.Do> dNCU O0 T-0 N0 M0 nr U)00 0 U)h(1)m U)0)U)00 s-U]N O MO V 00 7 m m A 10 c m°) O c 0 O .. N M V U) 0 1- 0 O O ! Ni 0 m U m O F " ° c -a c E 0 m C 0 C o 0 O Ctl w m N_ W Ill'8 m O 0 C c'._C E D & o I Onc"OLro. 2cvo am 1 z m m 1-L L m O m 42 • i LLC ARTICLES OF ORGANIZATION(Continued) Page 3 Any other provisions,not inconsistent with law,which the members elect to set out in the • articles of organization for the limited liability company: None. • Only one signature is required, additional persons may sign: Signature Signature ft4I OWL- E. jkss Printed Name Printed Name Signature Signature Printed Name Printed Name Signature Signature Printed Name Printed Name Signature Signature • Printed Name Printed Name FILING FEE: $100.00 plus $5.00 per page and$10.00 for certificate of organization Revised 4/5/2001 Neb.Rev. Stat.21-2606 crement Financing, not to exceed $37,500,000. 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E OTC L Li. D L . 10 . o J m I my y v " wY E o I m~ oaDa 11 om 8g¢rdvzo 0 (��! El)> N LL Cl LLF^7 X • r E° . N 2` TCe W - 0 m Cl EmC0-CmCep {{o o 0 0 0 0 0 ' rnrnrnmrnrnrn0 ))co C ) D 8 0 5g CCC »m co 0)0)UC) 000 a1) 8 d n • 0 O c0 cQ 00000Um0mCCCO0O0mCWCpojj 1 LL?:.. m 2 ..N X -Om 0 CO cO W CO 03 CO CO CO m Eo Co 0 m CO CO CO D co Co co II C~C7� m' 0G0 EL C 76N NI 00000 m co co co CD CO 0 0 000 0 CO(0(O(O ID CD CO(0 1I N N N N N N N N N N N N N N N N N N N N N N N N N1 mmm C8OE0 O.N N Mm ~O > I NN N N N N N N N N N N N N N N N N N N V N N N N 111 >' D > C 2• O 0 Em 1vy.Do> dNCU O0 T-0 N0 M0 nr U)00 0 U)h(1)m U)0)U)00 s-U]N O MO V 00 7 m m A 10 c m°) O c 0 O .. N M V U) 0 1- 0 O O ! Ni 0 m U m O F " ° c -a c E 0 m C 0 C o 0 O Ctl w m N_ W Ill'8 m O 0 C c'._C E D & o I Onc"OLro. 2cvo am 1 z m m 1-L L m O m 42 • • Chairperson • Board of Commissioners Douglas County LC2 Civic Center 1819 Farnam Street Omaha, NE 68183-0001 Chairperson • Omaha Public Schools 3215 Cuming Street Omaha, NE 68131 Chairperson Board of Governors Metropolitan Community College 3000 Fort Street Omaha, NE 68111 Chairperson Board of Directors Papio Natural Resources District 8901 South 154th Street Omaha, NE 68138 President Educational Services Unit 1 3215 Cuming Street Omaha, NE 68131 Chairperson Metropolitan Utilities District 1723 Harney Street Omaha, NE 68102 Chairperson Metro Area Transit Authority 2222 Cuming Street Omaha, NE 68102 Chairperson Omaha/Douglas Public Building Commission MAILING LIST RECEIVED i) 7)o- RECEIVED QY •• • FATE MAILED if ) -i' D t Cl Ota City ofOmaha, Webraska / 1819 Farnam—Suite LC 1 Z , t�� 1 u Omaha, Nebraska 68183-0112 0 1, *i , / : Buster Brown (402) 444-5550 �o 4,v City Clerk FAX (402) 444-5263 44D FEBR°'4 "NOTICE TO TAXING AUTHORITY" NOTICE OF PUBLIC HEARING ON THE EAST CAMPUS REALTY, LLC MIDTOWN CROSSING AT TURNER PARK TIF REDEVELOPMENT PROJECT PLAN Notice is hereby given that the Omaha City Council has set Tuesday, February 5, 2008 at 2:00 p.m. as the date of Public Hearing on the East Campus Realty, LLC Midtown Crossing at Turner Park TIF Redevelopment Project Plan. The East Campus Realty, LLC Midtown Crossing at Turner Park TIF Redevelopment Project Plan is approximately 23.30 acres comprised of 16.04 acres of private property and the 7.26 acre Turner Park, generally bounded by Dodge Street on the north, Turner Boulevard on the east, Harney Street on the south and 33`d Street on the west and also includes a parcel between 32nd and 33rd Streets extending north of Dodge Street approximately 132 feet out to the existing alley. The Redevelopment Plan is located within an area declared blighted and .substandard and in need of redevelopment by the City Council on June 27, 2006. The completed redevelopment site proposes to provide approximately 223,000 square feet of retail space, 565 condominiums, several parking structures containing approximately 2,800 stalls, new residential home ownership opportunities that will add increased real estate value to the site, increasing the tax base of the local taxing entities, encourage new employment opportunities, foster continued business development in the Destination Midtown area and the complete renovation and expansion of Turner Park with modifications to public rights-of-way. The plan proposes $37,439, 000.00 in Tax Increment Financing. The total project cost is estimated to be $296,634,621.00. A copy of said plan is available for public inspection in the City Clerk's Office. Public Hearing will be held before the City Council of the City of Omaha, in the • Legislative Chambers, Omaha/Douglas Civic Center, 1819 Farnam Street, Omaha, Nebraska. 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E OTC L Li. D L . 10 . o J m I my y v " wY E o I m~ oaDa 11 om 8g¢rdvzo 0 (��! El)> N LL Cl LLF^7 X • r E° . N 2` TCe W - 0 m Cl EmC0-CmCep {{o o 0 0 0 0 0 ' rnrnrnmrnrnrn0 ))co C ) D 8 0 5g CCC »m co 0)0)UC) 000 a1) 8 d n • 0 O c0 cQ 00000Um0mCCCO0O0mCWCpojj 1 LL?:.. m 2 ..N X -Om 0 CO cO W CO 03 CO CO CO m Eo Co 0 m CO CO CO D co Co co II C~C7� m' 0G0 EL C 76N NI 00000 m co co co CD CO 0 0 000 0 CO(0(O(O ID CD CO(0 1I N N N N N N N N N N N N N N N N N N N N N N N N N1 mmm C8OE0 O.N N Mm ~O > I NN N N N N N N N N N N N N N N N N N N V N N N N 111 >' D > C 2• O 0 Em 1vy.Do> dNCU O0 T-0 N0 M0 nr U)00 0 U)h(1)m U)0)U)00 s-U]N O MO V 00 7 m m A 10 c m°) O c 0 O .. N M V U) 0 1- 0 O O ! Ni 0 m U m O F " ° c -a c E 0 m C 0 C o 0 O Ctl w m N_ W Ill'8 m O 0 C c'._C E D & o I Onc"OLro. 2cvo am 1 z m m 1-L L m O m 42 C-asa CITY OF OMAHA LEGISLATIVE CHAMBER Omaha,Nebraska RESOLVED BY THE CITY COUNCIL OF THE CITY OF OMAHA: WHEREAS, the primary objectives of the City of Omaha's Master Plan and Community Development Program are to encourage additional private investment and infill development within inner-city neighborhoods; and to eliminate conditions which are detrimental to public health, safety and welfare, by developing vacant, underutilized property within these neighborhoods; and, WHEREAS, the approximately 23.30-acre East Campus Realty, LLC Midtown Crossing at Turner Park TIF Redevelopment Project Plan comprised of 16.04-acres of private property and the 7.26-acre Turner Park is generally bounded by Dodge Street on the north, Turner Boulevard to the east, Harney Street on the south, and 33rd Street on the west also includes a parcel between 32nd and 33rd Streets extending north of Dodge Street approximately 132 feet out to the existing alley (see Attachment 1 for complete legal description); and, WHEREAS, State Statute 18-2109 requires that before any redevelopment plan can be prepared, that the City Council must declare the proposed redevelopment area to be "Substandard and Blighted" and in need of redevelopment and this Redevelopment Project Plan is located within an area that was previously declared "Blighted and Substandard and in need of redevelopment" by City Council Resolution No. 609, adopted June 27, 2006 and, WHEREAS, Section 18-2108 of Nebraska Revised Statutes requires the City of Omaha to adopt a redevelopment plan before taking an active part in a redevelopment project; including the division of ad valorem taxes under Sections 18-2147 through 18-2150, Revised Statutes of Nebraska and the fact that the East Campus Realty, LLC Midtown Crossing at Turner Park TIF Redevelopment Project Plan project was approved by the Planning Board on June 6, 2007; and WHEREAS, the East Campus Realty, LLC Midtown Crossing at Turner Park TIF Redevelopment Project Plan provides the framework for the development of new and the redevelopment of existing facilities located on the approximately 23.30 project development site consisting of the 16.04-acre privately owned site and the 7.26—acre Turner Park site as a Mixed Use Development incorporating office, housing, entertainment and the complete renovation and expansion of Turner Park with modifications to public rights-of-way as may be required; and, By Councilmember Adopted City Clerk Approved Mayor --, ,_.- - i ..------ , •--• ----'•-— -•- ---- '1,1221IS-cracr,- (..-- . ... -_-_-_-_:_e--- 4 - j• . 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E OTC L Li. D L . 10 . o J m I my y v " wY E o I m~ oaDa 11 om 8g¢rdvzo 0 (��! El)> N LL Cl LLF^7 X • r E° . N 2` TCe W - 0 m Cl EmC0-CmCep {{o o 0 0 0 0 0 ' rnrnrnmrnrnrn0 ))co C ) D 8 0 5g CCC »m co 0)0)UC) 000 a1) 8 d n • 0 O c0 cQ 00000Um0mCCCO0O0mCWCpojj 1 LL?:.. m 2 ..N X -Om 0 CO cO W CO 03 CO CO CO m Eo Co 0 m CO CO CO D co Co co II C~C7� m' 0G0 EL C 76N NI 00000 m co co co CD CO 0 0 000 0 CO(0(O(O ID CD CO(0 1I N N N N N N N N N N N N N N N N N N N N N N N N N1 mmm C8OE0 O.N N Mm ~O > I NN N N N N N N N N N N N N N N N N N N V N N N N 111 >' D > C 2• O 0 Em 1vy.Do> dNCU O0 T-0 N0 M0 nr U)00 0 U)h(1)m U)0)U)00 s-U]N O MO V 00 7 m m A 10 c m°) O c 0 O .. N M V U) 0 1- 0 O O ! Ni 0 m U m O F " ° c -a c E 0 m C 0 C o 0 O Ctl w m N_ W Ill'8 m O 0 C c'._C E D & o I Onc"OLro. 2cvo am 1 z m m 1-L L m O m 42 C-25A CITY OF OMAHA LEGISLATIVE CHAMBER Omaha,Nebraska Page 2 WHEREAS, the East Campus Realty, LLC Midtown Crossing at Turner Park TIF Redevelopment Project Plan provides for the use of Tax Increment Financing to offset some of the .cost associated with site acquisition, demolition, site preparation, public improvements, Turner Park renovations and other community enhancements; and, WHEREAS, the development site is located in an area that continues to be designated as substandard and blighted in compliance with the standards established by Nebraska Community Development Law; and, WHEREAS, the redevelopment plan being presented is necessary to assist in financing the Mixed-Use development of Midtown Crossing At Turner Park, a major development in the Destination Midtown Redevelopment Area which introduces expanded housing, employment, entertainment and recreation as the result of the renovation of Turner Park; and WHEREAS, the Mixed-Use development of Midtown Crossing At Turner Park generates increased demand for the delivery of goods and services in support of the increased population, housing and retail expansion in this significant development that is in close proximity to the downtown area; and, WHEREAS, the proposed East Campus Realty, LLC Midtown Crossing at Turner Park TIF Redevelopment Project Plan furthers the Mixed-Use development of Midtown Crossing At Turner Park which is located in the Destination Midtown Area; and, WHEREAS, the approved project plan provides for infill Mixed-Use housing development and expansion, retail, commercial, entertainment and employment opportunities and is in compliance with the City of Omaha's Master Plan and specific Redevelopment Project Area Plans that encourage the type and location for the development being proposed. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF OMAHA: By Councilmember Adopted City Clerk Approved Mayor ork for the development of new and the redevelopment of existing facilities located on the approximately 23.30 project development site consisting of the 16.04-acre privately owned site and the 7.26—acre Turner Park site as a Mixed Use Development incorporating office, housing, entertainment and the complete renovation and expansion of Turner Park with modifications to public rights-of-way as may be required; and, By Councilmember Adopted City Clerk Approved Mayor --, ,_.- - i ..------ , •--• ----'•-— -•- ---- '1,1221IS-cracr,- (..-- . ... -_-_-_-_:_e--- 4 - j• . 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Ni 0 m U m O F " ° c -a c E 0 m C 0 C o 0 O Ctl w m N_ W Ill'8 m O 0 C c'._C E D & o I Onc"OLro. 2cvo am 1 z m m 1-L L m O m 42 C-asA CITY OF OMAHA 4 LEGISLATIVE CHAMBER Omaha,Nebraska Page 3 • THAT, the proposed East Campus Realty, LLC Midtown Crossing at Turner Park' TIF Redevelopment Project Plan, prepared by the City of Omaha Planning Department; requesting and authorizing the City to participate with the developer in implementing the proposed redevelopment plan to assist in funding the development of the 23.30-acre East- Campus Realty, LLC Midtown Crossing at Turner Park TIF Redevelopment Project Plan comprised of 16.04-acres of private property and the 7.26-acre Turner Park generally bounded by Dodge Street on the north, Turner Boulevard to the east, Harney Street on the south, and 33`d Street on the west including a parcel between 32nd and 33`1 Streets extending north of Dodge Street approximately 132 feet out to the existing alley under Sections 18-2147 through 18-2150, Revised Statutes of Nebraska, be and hereby is approved as the East Campus Realty, LLC Midtown Crossing at Turner Park TIF Redevelopment Project Plan as recommended by the Mayor. APPROVED A FORM: //Voir- �CI Y ATTORNEY DATE PLN1mOl LSF By Councilmember Adopted... .:.,..F .. = 08 w-Q City Clerk Approved .. _ Mayor us Realty, LLC Midtown Crossing at Turner Park TIF Redevelopment Project Plan furthers the Mixed-Use development of Midtown Crossing At Turner Park which is located in the Destination Midtown Area; and, WHEREAS, the approved project plan provides for infill Mixed-Use housing development and expansion, retail, commercial, entertainment and employment opportunities and is in compliance with the City of Omaha's Master Plan and specific Redevelopment Project Area Plans that encourage the type and location for the development being proposed. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF OMAHA: By Councilmember Adopted City Clerk Approved Mayor ork for the development of new and the redevelopment of existing facilities located on the approximately 23.30 project development site consisting of the 16.04-acre privately owned site and the 7.26—acre Turner Park site as a Mixed Use Development incorporating office, housing, entertainment and the complete renovation and expansion of Turner Park with modifications to public rights-of-way as may be required; and, By Councilmember Adopted City Clerk Approved Mayor --, ,_.- - i ..------ , •--• ----'•-— -•- ---- '1,1221IS-cracr,- (..-- . ... -_-_-_-_:_e--- 4 - j• . 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(D 0.`G '77 n I ....."t*ZL\I , o ) ... \A i , , c4 . ment opportunities and is in compliance with the City of Omaha's Master Plan and specific Redevelopment Project Area Plans that encourage the type and location for the development being proposed. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF OMAHA: By Councilmember Adopted City Clerk Approved Mayor ork for the development of new and the redevelopment of existing facilities located on the approximately 23.30 project development site consisting of the 16.04-acre privately owned site and the 7.26—acre Turner Park site as a Mixed Use Development incorporating office, housing, entertainment and the complete renovation and expansion of Turner Park with modifications to public rights-of-way as may be required; and, By Councilmember Adopted City Clerk Approved Mayor --, ,_.- - i ..------ , •--• ----'•-— -•- ---- '1,1221IS-cracr,- (..-- . ... -_-_-_-_:_e--- 4 - j• . ' . . . . . . , . • . . tt f t r t t rjj�r Ir 1 0,10 } 1* trr;10 a .,rt : ttt ttiii!ii rtt t¢t t t f tt f�tr a!tt!f a.dip., t tt !t a�tat,l t hi tr}Ff.}`�� IS 1 iI i Po if t i ri i t cr f rlr}CL i it i i t trij t in t t r tt'( {!/ • kill Pi et}il `ij`.•� ...ill 4 as f a a 1 limp !t a!f!1 t 1t[ii" . • Ilr}t `fI il, J J t rr t r r 01 %1 4 1 1ttt t J J f t t I -i +4r Fe ,,, ..., r• r rtl fi4 •gi !!ttrrri}t Orr{a lr 11rt 2 f41 lfa !ft Q: ai a�/ AJill ftto� p=t ;11 ;lilt 'i.151- i1 i 'ij4!ii • • 1it tin . i t l ui i th t.t \ {a ifii ` `J /t �l• • ft r tr f l Ntlrt 1►f t r t F R t • —if igI L Limp,Rine zaon&Associates,Inc. wwwvu-rt+coor i!i III } Q § MAL PUT �mtwrai,q�.a:.tam.ap (Pt)ML196249B •tf it±a+rr 3 OwtokNebrulo 68164927 (Pe'402.496 7M - i 8 PARK(LOTS r-s,spa I oa.1-4. ) E i ij• N N N N N N N N N N N N N N N N N N N N N N N CO J N m 7 C m m d U 0)m o am) FALL I OUJ ig m 0000000)CC )0)O 00000 00 000 00)0)OO OO O O co D CO 1- C M (� .y0,0 a 0a 0 0O 00a 0(0 0y 0O{0((e00}(00 CO}CO}0 A ID 0 a 0a a 0a 0 0 0 0 0 a 0a co N >N m 1+1 A 1�A C7 M 8 M M A M(`')M M A C7 A(`')l�A A A A g M 0 l00 J Yn N N N N N N N N N N N N N N N N N N N N N N N N N 1 COco Z d Ix lr C to I ele N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N 2 U)0 U)U)U)0 U)0 0 0 0 U)U)U)0 0 0 U)0 CO U)0 U)0 0 0 041 U)U) 1s 1`Ps 1,-Ps N n Vs Ps n N n r n n n r n n N r n r r N r n n n Ps m(i o 0 0 0 0 0 0 0 0 0 0 O o 0 0 o O O o 0 0 0 0 o O o 0 0 0 0 _ gi 0 N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N m 7 5 LL m m 1 _ 'o£ m ~-I 000O0MMM MMMMM MMMM MMMC()NNT 2mUm N co m m c E1- 71 C O O O O O O O O O O O O 0)OD O co C) 0 0)C)p)0) 0 m m C co co co co CO CO CO CO CO CO a0m tom CO0 a0 W W CO 00 CO CO CO a0 aO CO CO I m N b 12 j O j 0.c E o m m m CO CO m o cocococD(ommmco(D(D(ocotococotocococomCpCpmm 1 a o f m m E m e .0 ja NNNNNNNNNNNNNNNNNNNNNNNNN 1 >,.= 0 O1� E U CO C- X ] I N N N N NN N N NNN CVNN N N N N N N N N N N NI mLOm E .C W.p C E_ I-1-> I 1 m 0 L >F- 7 m O O O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ,5 C- CO) . 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Ni 0 m U m O F " ° c -a c E 0 m C 0 C o 0 O Ctl w m N_ W Ill'8 m O 0 C c'._C E D & o I Onc"OLro. 2cvo am 1 z m m 1-L L m O m 42 'V1 ,\ ., 'c.cs-s\-•fr 00i, "NOTICE TO PUBLIC" THE DAILY RECORD NOTICE OF PUBLIC HEARING ON THE EAST CAMPUS REALTY,LLC MIDTOWN , - TT CROSSING AT TURNER PARK TIF OF OMAh A REDEVELOPMENT PROJECT PLAN • Notice is hereby given that the Omaha RONALD A. HENNINGSEN, Publisher City Council has set Tuesday, February 5, 2008 at 2:00 p.m. as the date of Public ' PROOF OF PUBLICATION Hearing on the East Campus Realty, LLC ?` Midtown Crossing at Turner Park TIF Redevelopment Project Plan. UNITED STATES OF AMERICA The East Campus Realty, LLC Midtown Crossing at Turner Park TIF Redevelopment The State of Nebraska, Project Plan is approximately 23.30 acres District of Nebraska, SS. comprised of 16.04 acres of private property and the 7.26 acre Turner Park, generally County of Douglas, bounded by Dodge Street on the north, Cityof Oma ha, Boulevard on the east,Harney Streetnlaa, on the south and 33rd Street on the west ' and also includes a parcel between 32nd and - J.BOYD 33rd Streets extending north of Dodge Street approximately 132 feet out to the existing alley. The Redevelopment Plan is being duly sworn,deposes and says that she is ' located within an area declared blighted and substandard and in need of redevelopment LEGAL EDITOR by the City Council on June 27,2006. The completed redevelopment site of THE DAILY RECORD, of Omaha, a legal newspaper, printed and proposes to provide approximately 223,000 square feet of retail space, 565 published daily in the English language, having a bona fide paid condominiums, several parking structures circulation in Douglas County in excess of 300 copies, printed in containing approximately 2,800 stalls, new residential home ownership opportunities Omaha,in said County of Douglas,for more than fifty-two weeks last that will add increased real estate value to past; that theprinted notice hereto attached was published in THE the site,increasing the tax base of the local taxing entities, encourage new employment DAILY RECORD,of Omaha,on opportunities, foster continued business - development in the Destination Midtown January 17 and 24 , 2008 area and the complete renovation and 1 - expansion of Turner Park with modifications to public rights-of-way. • _ The plan proposes$37,439, 000.00 in Tax I Increment Financing. The total project cost is estimated to be$296,634,621.00. A copy of said plan is available for public inspection That saw ;[ aper during that tim: ' as regularly published and in the City Clerk's Office. x, Public Hearing will be held before the City in ge qi> ja`#rb in the County of rQr :las and State of Nebraska. Council of the City of Omaha, in the S' K_ Legislative Chambers, Omaha/Douglas Civic ••............. N ERA".,<t / Center, 1819 Farnam Street„ Omaha, Nebraska. Subscribe/n my presence and sworn to before BUSTER BROWN, * NOTARY . y / City Clerk bhaher ed,ss , 71 one this 2 4 t of ALL REQUESTS FOR SIGN LANGUAGE EXPIRES INTERPRETERS(SIGNERS) WILL REQUIRE A A ititina • MINIMUM OF 48 HOURS ADVANCE NOTICE. l CoPIRs $ 2 IF ALTERNATIVE FORMATS ARE NEEDED cJ ••�y Z0\O•: ALL REQUESTS WILL REQUIRE A MINIMUM 9l. OF�+ P Not ub nd it u as County, OF 72 HOURS ADVANCE NOTICE. PLEASE NOTIFY TAMMY BIODROWSKI - NEB tate of Nebraska 444-5553,IF ARRANGEMENTS NEED TO BE I MADE. I h 1-17&24-08 ine zaon&Associates,Inc. wwwvu-rt+coor i!i III } Q § MAL PUT �mtwrai,q�.a:.tam.ap (Pt)ML196249B •tf it±a+rr 3 OwtokNebrulo 68164927 (Pe'402.496 7M - i 8 PARK(LOTS r-s,spa I oa.1-4. ) E i ij• N N N N N N N N N N N N N N N N N N N N N N N CO J N m 7 C m m d U 0)m o am) FALL I OUJ ig m 0000000)CC )0)O 00000 00 000 00)0)OO OO O O co D CO 1- C M (� .y0,0 a 0a 0 0O 00a 0(0 0y 0O{0((e00}(00 CO}CO}0 A ID 0 a 0a a 0a 0 0 0 0 0 a 0a co N >N m 1+1 A 1�A C7 M 8 M M A M(`')M M A C7 A(`')l�A A A A g M 0 l00 J Yn N N N N N N N N N N N N N N N N N N N N N N N N N 1 COco Z d Ix lr C to I ele N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N 2 U)0 U)U)U)0 U)0 0 0 0 U)U)U)0 0 0 U)0 CO U)0 U)0 0 0 041 U)U) 1s 1`Ps 1,-Ps N n Vs Ps n N n r n n n r n n N r n r r N r n n n Ps m(i o 0 0 0 0 0 0 0 0 0 0 O o 0 0 o O O o 0 0 0 0 o O o 0 0 0 0 _ gi 0 N N N N N N N N N N N N N N N N N N N N N N N N N N N N N N m 7 5 LL m m 1 _ 'o£ m ~-I 000O0MMM MMMMM MMMM MMMC()NNT 2mUm N co m m c E1- 71 C O O O O O O O O O O O O 0)OD O co C) 0 0)C)p)0) 0 m m C co co co co CO CO CO CO CO CO a0m tom CO0 a0 W W CO 00 CO CO CO a0 aO CO CO I m N b 12 j O j 0.c E o m m m CO CO m o cocococD(ommmco(D(D(ocotococotocococomCpCpmm 1 a o f m m E m e .0 ja NNNNNNNNNNNNNNNNNNNNNNNNN 1 >,.= 0 O1� E U CO C- X ] I N N N N NN N N NNN CVNN N N N N N N N N N N NI mLOm E .C W.p C E_ I-1-> I 1 m 0 L >F- 7 m O O O 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 ,5 C- CO) . E OTC L Li. D L . 10 . o J m I my y v " wY E o I m~ oaDa 11 om 8g¢rdvzo 0 (��! El)> N LL Cl LLF^7 X • r E° . N 2` TCe W - 0 m Cl EmC0-CmCep {{o o 0 0 0 0 0 ' rnrnrnmrnrnrn0 ))co C ) D 8 0 5g CCC »m co 0)0)UC) 000 a1) 8 d n • 0 O c0 cQ 00000Um0mCCCO0O0mCWCpojj 1 LL?:.. m 2 ..N X -Om 0 CO cO W CO 03 CO CO CO m Eo Co 0 m CO CO CO D co Co co II C~C7� m' 0G0 EL C 76N NI 00000 m co co co CD CO 0 0 000 0 CO(0(O(O ID CD CO(0 1I N N N N N N N N N N N N N N N N N N N N N N N N N1 mmm C8OE0 O.N N Mm ~O > I NN N N N N N N N N N N N N N N N N N N V N N N N 111 >' D > C 2• O 0 Em 1vy.Do> dNCU O0 T-0 N0 M0 nr U)00 0 U)h(1)m U)0)U)00 s-U]N O MO V 00 7 m m A 10 c m°) O c 0 O .. N M V U) 0 1- 0 O O ! Ni 0 m U m O F " ° c -a c E 0 m C 0 C o 0 O Ctl w m N_ W Ill'8 m O 0 C c'._C E D & o I Onc"OLro. 2cvo am 1 z m m 1-L L m O m 42 "NOTICE TO PUBLIC" NOTICE OF PUBLIC HEARING ON THE EAST CAMPUS REALTY,LLC MIDTOWN Proof of publication CROSSING AT TURNER PARK TIF REDEVELOPMENT , PROJECT PLAN Notice Is hereby given that the Omaha City Council has set Tuesday, February 5, 2008 at 2:00 p.m.as the date of Public Hearing on the East Campus Realty, LLC AFFIDAVIT Midtown Crossing at Turner Park TIF Redevelopment Project Plan. The East Campus Realty,LLC I Midtown Crossing at Turner Park•TIF Redevelopment State of Nebraska, County of Douglas, ss: Project Plan is approximately 23.30 acres comprised of 16.04 acres of PPrivate property and the 7.26 acre Turner Park. I generally bounded by Dodge Street on the north, Turner Boulevard on the ? south Hand 33rd Street the Street on the west and also includes Joyce Sawatzki, being duly sworn, deposes and says that he/she is an employee a parcel between 32nd and 33rd Streets extending north of Dodge Street of The Omaha World-Herald, a legal daily newspaper printed and published in approximately 132 feet out to the existing alley. The '. {@l Redevelopment Plan is located within an area the county of Douglas and State of Nebraska, and of general circulation in the substandardbandtyindnee and redevelopmente by the ihe6 City Counties of Douglas, and Sarpy and State of Nebraska, and that the attached CounciTedevelopment complete printed notice was published in the said newspaper on the 17 & 24 days of proposes to provide i approximately 223,000 square feet of retail space , January2008,and that said newspaper is a legal newspaper under the statutes of 565 condominiums, severalp Per g parking structures containingapproximately 2,800 stals,new residential the State of Nebraska. The above facts are within my personal knowledge. The home ownership opportunities that will add increased real estate value Omaha World-Herald has an average circulation of 188 248 Dailyand 235 161 to the site, increasing the g ' tax base of the local taxing employ, encourage port new Sunday,in 2008. employment opportunities, foster continued business development In the Destination Midtown area j and the complete renovation and expansion of Turner Park with modifications to public - rights•of-way. The plan proposes$37,439 (Signed) P/ Title:Account Executive 000.00 in Tax Increment 1m Financing.The total project cost is estimated to be $296,634,621.00. A copy of said plan is available for public inspection in the City Clerk's Office. Public Hearing will be held - subscribed in my presence and sworn to before me this 104 day of before the City Council of the City of Omaha, in the iq LA�� ,2008. Legislative Chambers. Omaha/Douglas Civic Center,1819 Famam Street, Omaha,Nebraska. i Buster Brown City Clerk • ALL REQUESTS FOR SIGN LANGUAGE INTERPRETERS tSNM4EHRAMIIMUOF REQUIRE NM PublicMay ADVANCE NOTICE. IF ALTERNATIVE FORMATS ARE NEEDED ALL REQUESTS GENERAL yComm.NOTARY-Exp.State of Nebraska WILL RE UIRE A MINIMUM OF 72 HOURS ADVANCE KIMBERLY M.HANSEN NOTICE. 11,2011 PLEASE NOTIFY TAMMY BIODROWSKI-444-5553 IF ARRANGBEEf EATS NEED TO • Printer's Fee$ Affidavit Paid By Y BIODROWSKI - NEB tate of Nebraska 444-5553,IF ARRANGEMENTS NEED TO BE I MADE. 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