RES 2001-0047 - Gallup University Riverfront redevelopment planr
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'; i AH, Planning Department
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FD FEBR ;
?.I I;.is E. r s'... ?, Robert C.Peters
City of Omaha f;t�:o!a r'R
Acting Director
Hal Daub,Mayor •
December 19, 2000
Honorable President
and Members of the City Council,
The attached proposed Resolution approves the Gallup University Riverfront Redevelopment
Plan for the construction of a world headquarters corporate campus in the area on the Missouri
River generally north of the Asarco Redevelopment and south of the Iowa-Nebraska State Line.
The Plan provides for the provision of Tax Increment Financing to assist with the costs of the
project.
This riverfront redevelopment will retain a world corporate headquarters in Nebraska and
contribute to the significant economic and physical improvements at the entrance to the City of
Omaha and the State of Nebraska.
Your favorable consideration of this Resolution will be appreciated.
Sincerely, Referred to City Council for Consideration:
11, -- 12 • l8 .00 i i$ /.,/ Q,o4itçzoci
Steven N. Jensen, P Date '►ayor s Office ' i 1 Date
Acting Planning Director
Approved as to Funding: Approved:
112(A4:114&..->
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Stanley P. imm Date Don W. Elliott, P. E. ate
Acting Finance Director Public Works Director
Notice of Publication and Public Hearing: December 21 and December 28, 2000
Public Hearing: January 9, 2001
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THE GALLUP UNIVERSITY 1
RIVERFRONT
REDEVELOPMENT PLAN
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O�4TeD FEB4�r��
I PLANNING . OMAHA
Cite of Omaha City of Omaha
Hal Daub. Mayor Planning Department
Omaha/Douglas Civic Center
1819 Farnam Street
Omaha Nebraska 68183 •
11/27/00
The Redevelopment Area
Introduction
In late 1997, the City of Omaha approved the Downtown Northeast Redevelopment Plan. That plan has
generated tremendous growth in the 33-block redevelopment area that was identified in that plan. The
First National Bank constructed a data center at 16th Streets and Capitol Avenue and is currently
constructing a 40-story tower at 16`'' & Dodge Streets. The Omaha World Herald is constructing a new
printing facility, paper storage facility and parking garage north of Capitol Avenue between 14t & 12th
Streets. Marriott Courtyard constructed a new 187-room hotel at 10th & Dodge Streets and just west of
that project. Hilton Garden Inn is constructing a new project. In addition. the City of Omaha has
constructed OmahaPark Six, a 956-stall parking facility at 16th & Davenport Streets and has under
construction OmahaPark Seven, a 700-stall parking facility at 15th & Dodge Streets. In conjunction with
the above-stated projects, the City is doing extensive sidewalk and street enhancement projects in the
redevelopment area.
The major development projects underway in the Downtown Northeast Redevelopment Area allowed the
City to plan for a major convention center/arena project just north of Downtown in the former Union
Pacific Shops property. Following a massive effort to move this project forward, in May of 2000, the
voters of the City of Omaha voted overwhelmingly to approve this project. Today, site preparation is
well underway to bring this project to fruition. It is anticipated that this S281.000.000 project will be
open in October 2003.
To further enhance the City's image, appearance and economic vitality, it is now time to focus on the
original roots of our City, the riverfront. This redevelopment plan will focus on approximately 125 acres
of property at the river's edge and will present a major development project that will continue to propel
massive economic and physical changes at the entrance to the City of Omaha and the State of Nebraska.
The Gallup University Riverfront Redevelopment Plan Area includes the property on the east side of a
realigned Abbott Drive east to the river's edge from the Burt-Izard ditch on the south to the Iowa-
Nebraska State Line on the north. Also included is property on the west and north side of Abbott Drive
from the Convention Center/Union Pacific property line on the west with the north boundary being
Seward Street with the Seward Street north right-of-way line extended east to the Iowa-Nebraska State
Line. Also included is a triangular shaped parcel bounded on the north by the relocated Abbott Drive, on
the east by the Union Pacific Railroad tracks, and on the west by the north parking lot for the
Arena/Convention Center project. Within this approximately 125-acre redevelopment area, the major
property owners include the City of Omaha, Douglas County, Aaron-Ferer and Williams Pipeline Co.
The existing City ownership includes the Abbott Drive right-of-way, the Fire Training and Recycling
Center. Kenefick Park and the Omaha Dock. Douglas County owns the property in the northeast section
of the redevelopment area. which is known as Miller Landing Park. The Plan area is shown on Figure 1.
The plan provides a general analysis of existing conditions and redevelopment opportunities in the area
and presents general guidelines for future development within this redevelopment area. Some areas
within this redevelopment area have been included in previous redevelopment plans. This plan
supercedes those previous planning efforts for any such areas.
This plan sets the general direction that will provide guidance for the development of specific project
plans that will take place within this redevelopment area.
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The purpose of the Redevelopment Plan is to:
1) Analyze existing conditions and discuss development opportunities in the redevelopment area.
2) Identify redevelopment sites within the redevelopment area and present an agenda for future
detailed planning.
. 3) Present specific detailed project plans for a major portion of the redevelopment area with public
improvements as incentives for substantial private development.
Existing Conditions
This section examines the conditions currently found in the area for which Gallup University Riverfront
Redevelopment Plan is concerned.
Land Use
The Gallup University Riverfront Redevelopment Area basically includes three land uses. The first use is
industrial that is associated with the Aaron Ferer operation. The second major land use would include the
Douglas County Miller Landing Park and the City of Omaha's Fire Training Center, Recycling Center,
Kenefick Park and street rights-of-way. The third major land use category is vacant land, which
comprises a large vacant parcel owned by William's Pipeline south of their tank farm and property that is
adjacent to the Grace Street Ditch. Of one major note, the amount of private investment in this area in the •
last decade is very insignificant.
Zoning
The Gallup University Riverfront Redevelopment Area is zoned HI-FP (Heavy Industrial-Flood Plain) on
the east side of Abbott Drive and HI (Heavy Industrial) on the west and north side of Abbott. The HI
Heavy Industrial District is intended to accommodate industrial uses with major external effects. This
District allows 90 percent building coverage and 100 percent impervious coverage. Existing zoning is
shown on Figure 2.
Utilities and Infrastructure
The Gallup University Riverfront Redevelopment Area is well served by utilities and public
improvements. locations of which generally follow the Abbott Drive right-of-way.
Sewer
In the Gallup University Riverfront Redevelopment Area there are two major sewer outfall ditches in the
redevelopment area. The Burt-Izard ditch is at the southern end of the redevelopment area, and the Grace
Street ditch, which bisects the site toward the northern end of the area. Both of these ditches can produce
obnoxious odors, especially when there is little rainfall for extended periods of time. This has been the
case during the late summer and early fall of 2000. In addition to the two outfalls, there is a major
sanitary sewer along the western edge of the site that crosses Abbott Drive and winds its way through the
Omaha Dock property.
Gas and Water
While the redevelopment plan encompasses a fairly large area, there basically is one gas and water main
that serves the redevelopment area. Both of these mains are in the Abbott Drive right-of-way and cross
over to Sixth Street in a northerly route and then proceed west along Seward Street. Both lines are
currently sized to very adequately serve the area.
Streets
Considering the fairly large size of the redevelopment area, the area has very relatively few streets.
Abbott Drive, which serves as one of the main connections between Eppley Airfield and Downtown
Omaha, currently is located in the western portion of the redevelopment area at the south end. In the
northern portion of the redevelopment area,Abbott Drive bisects the site.
Rail Service
Rail services enter the redevelopment area from the Union Pacific Railyard. which is just west of the
redevelopment area. The rail service crosses Abbott Drive between the Omaha Dock Property and Aaron
Ferer and provides rail service to both of the areas. Because of the traffic flow on Abbott Drive, this
crossing is signalized.
Building Conditions
All of the existing buildings in the redevelopment area are in relatively good condition for their current
use with the exception of one owned by the City of Omaha. The condition assessment of the building is
based on external visual inspections and does not consider environmental or structural conditions. The
functional obsolescence of particular buildings has not been evaluated.
Historic and Architectural Significance
While this redevelopment area is fairly large in size. it contains very few buildings. None of the buildings
in this area are on the National Register and none are designated as local landmarks. It is very doubtful
that any of the buildings in this area possess architectural or historic significance.
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Property Valuation and Tax Revenues
Property values in the Gallup University Riverfront Redevelopment Area are relatively low, because most
of the property in the area is publicly owned. The current total tax valuation of the redevelopment area is
approximately S520,000 which produces approximately S9,300 in tax revenue annually.
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Gallup University Riverfront Redevelopment Plan
The Redevelopment Plan
Introduction
The Gallup University Riverfront Redevelopment Plan capitalizes on a unique opportunity to both retain
an expanded world headquarters corporate campus. Gallup, within the State of Nebraska in the Omaha
area and to fulfill a long held community vision of redeveloping the Missouri River/Abbott Drive corridor
north of the downtown area. The Downtown Northeast Redevelopment Plan,The Marco Redevelopment
Plan and the Convention Center/Arena Redevelopment Plan all laid a foundation for this additional key
piece of the city's renewal puzzle. To the extent that this Redevelopment Plan incorporates portions of
any previously approved redevelopment plan area, then this plan shall supercede and amend those
previous plans,but only with respect to such overlapping areas.
The plan envisions the acquisition, clearance, environmental remediation, site preparation and complete
redevelopment of an approximately 125-acre area located along the Missouri River immediately north of
downtown Omaha. adjacent to Asarco Park and the City's new Convention Center and Arena Facility(see
Figure 1). Implementation of the plan may utilize to the fullest extent all of the benefits provided in the
Nebraska Community Development Law, including the use of eminent domain. Redevelopment Bond
Financing, and Tax Increment Financing.
Plan Components
The overall Redevelopment Plan consists of three (3) distinct elements: the Corporate Campus and its
expansion area, the Miller Park and the Future RedevelopmentSiteFigure Landing op (see 3).
The keystone of this entire redevelopment effort is the commitment of Gallup to relocate and expand its
corporate headquarters and management education facilities (University), currently employing over 500
people, to this Omaha riverfront site located at the eastern gateway to the State of Nebraska. Over time,
in a series of phases. Gallup plans to develop a world class corporate campus on approximately 66 acres
in the central portion of the plan area. At full development, the campus will consist of a series of
interconnected buildings including Gallup's corporate offices, Gallup University (The Management
Education Complex), an extended stay lodging facility. a printing and mailing facility, and a child
development center, totaling up to a possible 900.000 square feet (see Figure 4). Gallup anticipates that
its total investment in the new campus facilities will exceed SSO million.
In addition to creating an open. well-landscaped campus environment along the riverfront, the campus
will also incorporate a portion of the Missouri Riverfront Trails System. providing a critical link between
Asarco Park on the south through the Campus to the Miller Landing Park on the north.
The Miller Landing Park consists of approximately 23 acres. most of which is currently owned by
Douglas County. It is located immediately north of the proposed Gallup Campus and will be developed
as a public recreation and open space in concert with the campus. The park will provide access to the
river and incorporate a number of passive recreation facilities including an extensive trail system and
river overlooks.
•
The main public access from Abbott Drive to the Gallup Campus will traverse the southern portion of the
park area. Gallup will cooperate with Douglas County to develop a Master Plan for the improvement of
the park and for its operation and maintenance.
The Future Redevelopment Site, consisting of approximately 13.5 acres, located south of the Gallup
Campus presents another riverfront development opportunity. This site could serve as the location for an
additional corporate office or small campus development or it could be an ideal location for mid to high-
rise residential development. It may also be the terminus of a proposed pedestrian bridge crossing the
Missouri River. Any of these uses would be appropriate so long as such development was compatible
with the Gallup Campus.
The overall redevelopment concept for the entire plan area is shown in Figure 5. For each of these three
(3)-planned components. as well as each individual phase of the Campus development, a specific project
plan will be created and adopted pursuant to the Nebraska Community Development Law.
Initial Activities
In order to capture this development opportunity and set the stage for redevelopment of the plan area,
several initial steps must be undertaken. These include acquisition of all non-publicly owned property
within the plan area, relocation or realignment of existing streets, various utility modifications or
relocations, sanitary and storm sewer installation, demolition of existing structures, identification and
remediation of environmental hazards, grading and filling of the site to elevate it above flood levels, and
other require site preparation work.
Specific activities include,but are not necessary limited to, the following:
Property Acquisition
Except for the current Miller Landing Park property, which is already owned by Douglas County,
the City will acquire marketable fee simple title, including all leasehold interests, to all property
within the plan area and relocate all existing businesses. To assemble the property, the City of
Omaha may use its powers of eminent domain pursuant to the authority granted by Sections 18-
2107 and 18-2122 of the Nebraska Community Development Law, as well as other applicable
statutory authority. Certain site acquisition activities, particularly to those related to land
acquisition associated with the realignment of Abbott Drive, may be included and accomplished
as a part of an amended Convention Center/Arena Redevelopment Plan.
Street System
In conjunction with a recent amendment to the Convention Center/Arena Redevelopment Plan,
Abbott Drive will be realigned from the Iowa-Nebraska border through the plan area south to its
intersection with 10`h Street. Included as a part of this realignment will be the installation of
decorative lighting and landscaping consistent with the other portions of Abbott Drive. The
former Abbott Drive right-of-way will be vacated and incorporated into the various sites within
the plan area.
As a part of the Gallup University Riverfront Redevelopment Plan, a new public street
intersecting with Abbott Drive and leading through the Miller Landing Park area to the Gallup
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Campus will be constructed. This street will serve as the main public access to the Gallup
• • Campus.
An additional new north-south public street, also intersecting with Abbott Drive, will be
constructed along a railroad and utility corridor located within the plan area. This street will
provide a secondary service and employee access to the Campus as well as a principal access to
the Future Redevelopment Site to the south. Eventually, this street may be extended farther south
to connect to Asarco Park.
Figure 6 schematically illustrates the new public streets to be constructed in the plan area. All
other existing public streets within the plan area will be abandoned and vacated with the
respective rights-of-way being incorporated into the various development sites.
Sewers
A large, 60-inch sanitary sewer currently traverses the plan area in a north-south direction. For
the most part, this sewer will remain in place. It is expected that either no or only minor
relocations for short segments of this sewer will be required to accommodate the redevelopment
plan.
The Grace Street ditch is located at the north end of the proposed Campus site and the Burt-Izard
ditch is at the south end of the Redevelopment Area. At present, these are large open drainage
ditches flowing into the Missouri River. In order to avoid future potential safety, environmental
and aesthetic concerns, these open drainage ways will be tubed and filled for most of their length
through the plan area.
Utilities
•
All gas and water mains and electrical transmission lines within the plan area will be consolidated
into public street rights-of-way or into the street-railway-utility corridor located within the plan
area. Remaining utility and electrical lines will be removed from the site.
Demolition and Environmental Remediati on
All existing structures within the plan area will be completely demolished and removed from the
site. Any hazardous materials located within the buildable portions of the Campus and/or its
expansion area will be removed and the entire plan area will be remediated in accordance with an
accepted remediation plan.
Grading, and Site Preparation
Portions of the Campus area. including the expansion site. will be filled with clean earth to
appropriate levels for flood protection or protected with a new levee to be constructed to Corp of
Engineers standards. It is anticipated that all building site locations will be elevated to one foot
above the 500-year flood level. Most of the balance of the campus will be graded to one foot
above the 100-year flood elevation. Other portions of the plan area be finished graded. All
7
portions of the plan area not expected to have immediate building construction will be landscaped
on an interim basis pending future full development.
Costs and Sources of Funding
Estimated costs for the above initial activities are approximately S62.0 million. Projected sources
of funding may include Tax Increment Financing proceeds, City general funds, Redevelopment
Bond Financing, Street and/or Sewer Bonds, revenue bonds, land sale proceeds, lease-purchase
bonds. private contributions, and other state and local funding sources.
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Gallup University Riverfront Redevelopment Plan
Project Plan I
Project Description
The first phase of the Gallup University Riverfront Redevelopment Plan consists of the construction of
Gallup's initial campus facilities and certain related improvements to the south one-half of the Miller
Landing Park.
Gallup's first phase. to be located on approximately 12 acres of its campus. will consist of its initial office
• building. the management education facility (Gallup University), a printing and mailing facility, and a
child development center for Gallup employee's families.
Surface parking lots to service these uses, (not included in the above total acres) campus walkways 1
including a segment of the Riverfront Trails System and landscaping will also be incorporated into this
first phase. ,The first phase will be approximately 320,000 square feet in size with an estimated
construction cost of S45.0 million.
This Project Plan I also includes the initial development of the south half of Miller Landing Park. These
improvements, which will be compatible with and compliment those of Gallup's Campus, will include a
park entry street which will also serve as the primary entrance to the Gallup Campus from Abbott Drive,
public trails and open spaces. water features, landscaping and other park improvements. Preliminary cost
estimates for these improvements indicated such costs to be approximately S3.0 million.
Figure 7 illustrates the Project I Site Plan and the various improvements anticipated to be developed as
part of the Project Plan I. All improvements are expected to be completed and Gallup's initial facilities
occupied by October 2003.
Plan I Area & TIF Boundary
The Project Plan I area's current legal description and the Project I Tax Increment Financing Boundary is
legally described as shown on the attached Exhibit A. The TIF Boundary is shown on Figure 8.
Subdivision & Rezoning
As part of the overall redevelopment of this area. a new subdivision plat will be prepared and approved
for recording. Upon such recording, revised legal descriptions corresponding to the new subdivision plat
will be substituted for the above legal descriptions.
In addition. the Campus area will be rezoned to Mixed-Use to correspond with Gallup's proposed plan
and land uses.
Tax Increment Financing
Based on an estimated cost of S45.000,000. the first phase of Gallup's Campus is projected to produce
approximately S855.000 in annual real estate tax revenues. These tax payments are projected to produce
tax increment financing proceeds of approximately S5.0 million. TIF proceeds will be used for
acquisition. site preparation,publicly accessible improvements and/or other allowable uses.
9
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Gallup University Riverfront Redevelopment Plan
Future Phases Plan
Future phases of the Gallup University Riverfront Redevelopment Plan will include: (a) additional
facilities, including a lodging facility primarily for Gallup clients and employees, and expansions of
existing facilities built on the Gallup Campus to accommodate the company's future growth; (b)
completion of the entire Miller Landing Park area as public use space, including the possible construction
of certain facilities for the National Park Service: and. (c) development of the Future Redevelopment Site.
(See Figure 5). Such future development may include the joint use of parking facilities including parking
structures. Such parking facilities may be publicly or privately constructed and/or owned.
Future development in the entire plan area will be accomplished using standards for building design and •
materials, landscaping, open space, parking, lighting, and maintenance which will be formalized through
covenants entered into by the various participants in this redevelopment process.
Each future phase of the Gallup University Riverfront Redevelopment Plan will also continue to use to
the fullest extent the benefits provided under the Nebraska Community Development Law, including the
use of tax increment financing. The continued use and availability of additional tax increment financing
proceeds from any future phase of the plan is a prior condition to both the City and Gallup commencing
the initial phase of this project (Project Plan I). Without future TIF, this redevelopment project would not
be feasible for either Gallup or the City. For each additional phase, a separate detailed project plan will
be prepared and approved by the City.
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cv25A CITY OF OMAHA
LEGISLATIVE CHAMBER
Omaha,Nebr
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 125 acre Gallup University Riverfront
Redevelopment area is located on the Missouri River, generally north of the Asarco
Redevelopment and south of the Iowa/Nebraska State Line (see Attachment 1 for complete legal
description); and,
WHEREAS, this Redevelopment Plan is located within an area previously
declared "blighted and substandard and in need of redevelopment" by City Council Resolution
No. 1445, June 2, 1992; and,
WHEREAS, Gallup University Riverfront Redevelopment Plan is for the purpose
of constructing a world headquarters corporate campus for Gallup as described in Exhibit "A",
attached hereto and made a part hereof; and,
WHEREAS, the Gallup University Riverfront Redevelopment Plan provides for
the use of Tax Increment Financing for acquisition, site preparation, publicly accessible
improvements and/or other allowable costs; and,
WHEREAS, an Industrial Development Bond issue may be used in this blighted
and substandard area to assist with project financing; and,
WHEREAS, Section 18-2108 of the Nebraska Revised Statues 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,
WHEREAS, the Gallup University Riverfront Redevelopment Plan was approved
by the City of Omaha Planning Board on December 6, 2000.
By
Councilmember
Adopted
City Clerk
Approved
Mayor
•
rl •
...., ;25A
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,
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CITY OF OMAHA
L .
LEGISLATIVE CHAMBER
. v Omaha,Nebr
PAGE 2
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY OF OMAHA:
THAT, the attached Gallup University Riverfront Redevelopment Plan, containing a
provision for the division of ad valorem taxes under Sections 18-2147 through 18-2150, Revised
Statutes of Nebraska, including an amendment to the Convention Center/Arena Redevelopment
Plan, be and hereby is approved for the area on the Missouri River generally north of the Asarco
Redevelopment and south of the Iowa/Nebraska State Line.
APPROVED AS TO FORM:
/W--/fzid
CITY ATTORNEY DATE
PAPLN1\9568maldoc
_,Z.,
By... fl..i1.4.!,!‘;-',.._.:3. .....r:-
/-- •' iCant-•.ritilmember
JAM- 9 200f
Adopted
-
.,00 .
Approved.
,774 i lerk ag/er
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Mayo
C.. r
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•
"NOTICE TO'PUBLIC" THE DAILY RECORD
NOTICE OF'PUBL1CM ARING ON THE OF OMAHA
GALLOP.UNIVERSITY.RIVERFRONT
- REDEVELOPMENT PLAN RONALD A. HENNINGSEN Publisher
- Notices hereby given that the Omaha
City Council has set Tuesday,.�January 9, PROOF OF PUBLICATION
2001 at 2:00 o'clock P:M.. T e date of
Public Hearing on the Gallup University
Riverfront Redevelopment Plan. UNITED STATES OF AMERICA,
The Gallup University Riverfront The State of Nebraska,
Redevelopment Plan is approximately 125 District of Nebraska, gg,
acres located on the Missouri River,
generally north of the Asarco County ofDouglas,
Redevelopment and south of the City of Omaha,
Iowa/Nebraska state line. The
Redevelopment Plan is located within an JOHN P. EGLSAER
area declared blighted and substandard and
in need of redevelopment by the City being duly sworn,deposes and says that he is
Council on June 2, 1992.
The Gallup University Riverfront
Redevelopment Plan proposes the ADVERTISING MANAGER
construction of a world •headquarters
corporate•campus for Gallup.
The plan proposes $5 million in Tax of THE DAILY RECORD,of Omaha,a legal newspaper,printed and
Increment Financing for the first phase. The published daily in the English language, having a bona fide paid
total project cost is estimated to be $45
million for the first phase. A copy of said circulation in Douglas County in excess of 300 copies, printed in
plan is available for public inspection in the Omaha,in said County of Douglas,for more than fifty-two weeks last
City Clerk's Office. past; that the printed notice hereto attached was published in THE
Public Hearing will be held before the City
Council of the City of Omaha, in the DAILY RECORD,
Chambers,Omaha/Douglas Civic of Omaha,on
Center. 1819 Farnam Street4,Omaha,
Nebraska. December 21 and 28, 2000
BUSTER ROWN,
4.-`t ity Clerk '
Lt RE_ItJESTS FOR SIGN• GUAGE
INTERP;,_ •ER:51SIGNERS4WIL' EQUIRE A
MI I t WI; I sF 4$1iOURSADC�A GE NOTICE.
1 l JL4INATIVE F.OFIViA.71;31,5pE NEEDED
AL (•: 1)ESTS WIL'IITBEQs •..,,0 MINIMUM Thats 1dSNew.spaper during that time was regularly published and
OF W.2 .s i RS„ADVANCE' 0 _G.: in r eiviA Fd p. :.ion in the County of Douglas, and State of
PLEASE NO•.AY''AMM IODROWSKI—
444-5553, IF AR':t'GENIE fS.4NEED TO BE Nebra�s _ t "••,CIy r
MADE. '' . FPubll� ENE ••n I
h12-21&28-00 a �G • `� I.
dher'sFee $...... ................•.
__ Nbrp�Y
� - u0fl t o�pfpe$ : a•• •:s,• Su ribed in nay press and rn to
EXPIRL, before me this 8 th day of
:To -- $ 5/?:1 �,' . Deceut.e 00
-- - Notary ' PI c in for Douglas
State of Nebraska
1.1.... = PROOF OF PUBLICATION •
'NOTICE TO PUBLIC' V
NOTICE OF
`EAIGOHE
- GALRIVERFRONTITY
REDEVELOPMENT PLAN
Notice Is hereby given that AFFIDAVIT
the Omaha City Council has
o
set Tuesday JOnuary 9 2001
at 2:00 o'cick P.M. as the
date of Public Hearing,on State of Nebraska, County of Douglas, ss:
Riverfrontu Redevelopment •
Plan.
Rh Gallup.
Reeve men Michelle Revis
Plan is approximately 125
acres
ir s located
oc peed on the ,being duly sworn, deposes and says
north of the Asarco
Redevelopment and south of that he is an employee of The Omaha World-Herald, a legal daily newspaper
the Iowa/Nebraska state
line. The Redevelopment
Plan is located within an printed and published in the county of Douglas and State of Nebraska, and of
area declared blighted and
substandard and in need of
redevelopment
e Heil o���eb 1992.hhe City general circulation in the Counties of Douglas and Sarpy and State of Nebraska,
CiThe Goiiue University r — and that the attached printed notice was published in the said newspaper on he
Riverfrontropdsel pmtne
i Plan PP al. . . . . .day of 2 L- `
construction of a world QkY�, c�72Y A. D.,2�. . .
h S eadgar GOIIUporporate
and that said newspaper is a legal newspaper under the statues of the State of
The.plan proposes S5 million
In Tax Increment Financing Nebraska. The above facts are within my personal knowledge. The Omaha
for the first phase.The total
prolecis mutton estimated
stim eedrto 228 763 279 178
phase.oe 5 A copy cif said elant World-Heralc �ias an average circulation of daily, '
available I tor publClerk'sic Sunday,in 19 - .
availab a the City uli
Office.
•
Public Hearing will be held
before the City Council of
the City fof eOmaha, in the Advertising
;Omahia/Ovougias chamcivic
'Center, 1819 FOrnam Street, (Signed Title
Omaha,Nebraska.}e -
BCityrClerk n
ALL REQUESTS FOR SIGN Subscribed in mypresence and sworn to Dore me this -2?
LANGUAGE
INTERPRE)TE��R��S
REQUIRE A MINimUNIOF day ofDef. X�\O-el `. . .20 . . . .
48 HO%OT CE ANC
IF ALTERNATIVE
FORMATS ARE NEEDED
ALL REQUESTS WILL
REQUIRE A MINIMUM OF
72 HOURS ADVANCE iza �// ,
NOTICE j Y /IY
i PLEASE NOTIFY TAMMY / 111 f
1!L BIODROWSKI-444-5553 IF i
ARRAN EE MADE ELD
TNotary Public
GENERAL NOTARY-State of Nebraska
Printer's Fee$ I��I DEBRA L. MARCO
Affidavit • My Comm.Exp. Sept. 13,2003
Paid by
313-G8-007
"
"NOTICE TO PUBLIC" THE DAILY RECORD
NOTICE OF PUBLIC HEARING ON THE OF OMAHA
AMENDMENT TO THE DOWNTOWN RONALD A. HENNINGSEN,Publisher
NORTHEAST REDEVELOPMENT PLAN
FOR THE UNION PACIFIC PROOF OF PUBLICATION
HEADGT RED ER$P•OJECT
Notice is befell ir, .,- ,'7 tl the Omaha
City Council has,,iri.A.--�LL ,4.,., anuary s, UNITED STATES OF AMERICA,
.,
2001 at 2:00 o'cii',- •.I'r -.he date of
Public Hearing on-the''same 8rrient to the 1LeState ofNebraska,
Downtown Northeast Redevelopment Plan District ofNebraska. ss,
for the Union Pacific Headquarters Project. County of
City of Omaha,
Douglas,
ha.
The Amendment to the Downtown
Northeast Redevelopment Plan for the
Union Pacific Headquarters Project is located
• from 14th to 15th Streets between Capitol JOHN P. EGLSAER
Avenue and Douglas Street. The
being duly sworn,deposes and says that he is
Redevelopment Plan is located within an
area declared blighted and substandard and
in need of redevelopment by the City ADVERTISING MANAGER
Council on June 2, 1992.
The Amendment to Northeast the
Redevelopment Ple Downtown
to the of THE DAILY RECORD,of Omaha,a legal newspaper,printed and
Union.Pacific Headquarters ProjeC: roposes published daily in the English language, having a bona tide paid
the construction of a new headquarters
office building by-'}he Union Pa fic Railroad circulation in Douglas County in excess of 300 copies, printed in
Company and a 1,200 stall pa.,,4..,tructure Omaha,in said County of Douglas,for more than fifty-two weeks last
constructed by the City. ^ .'-
Public Hearing will be hel.-:ykii.P e City past; that the printed notice hereto attached was published in THE
Council of the City of II--.f ,--•'n the
• Legislative Chambers,Omaha ceu,1g' Civic DAILY RECORD,of Omaha,on
Center, 1819 Farnam Str$": a
Nebraska. maha,
December 21 adn 28, 2000
BU"-fi`i;'4'OWN,
ALL REQUESTS FOR S L i i�'Clerk
j
INTERPRETERS(SI GNERSI QUIRE A
MINIMUM OF 48 HOURS. �-E NOTICE.A
IF ALTERNATIVE FORMATS ARE NEEDED
ALL REQUESTS WILL REQUIRE A MINIMUM That s aper during that time was regularly published and
OF S ADVANCETAM NOTICE. in • on in the County of Douglas,
and State Ot
PLEASE NOTIFY TAMMY BIODROWSKI-
444-5553, IF ARRANGEMENTS NEED TO BE N Cy
MADE. ��..«.w
h12-21&28-00 Q` .''(�.,tiN►ERi{i' j
. b�per'see $..g.N.N®.. •
'Adds onal c '�gRY .� ribed in my nos and awo to
'''. CO MIS . '. . 28th
EXP! E 53101
before me this day of
:TOE-- $ • Decemb r 20Vii 0
J'Jq:7.gY6,20,•SAQ
'eOF NEBQ' Notary and r tE1es Coty.
state of Nebraska�-
un
. - PROOF OF PUBLICATION
NOTICE TO PUBLIC" •
'1JOTICR E OF PNU$L'IC
``=MENOMENOT rT0 THE
4.RE�EVELOPNMENTHPLAN AFFIDAVIT
,i,' R"THE UNION PACIFIC
hM1EADQ UAR7 ERS
1 .,, PROJECT State of Nebraska, County of Douglas, ss:
tplatice is hereby giver) that,
)the Omand City Council has
set Tuesday,January 9,2001
at 2:00 o'clock P.M. as the,
date-of Public Hearing on Michelle Revis
the Amendment to the
Downtown Northeast! ,being duly sworn,deposes and says
Redevelopment Plan for the
.Union Pacific Headquarters
rolect. that he is an employee of The Omaha World-Herald, a legal daily newspaper
7t)e Amendment to thei
.0 be t awrne„t P rt n east printed and published in the county of Douglas and State of Nebraska, and of •
the
Union Pacific Headquarters I
Ptrotect
ect Is located
f ombet 14theen general circulation in the Counties of Douglas and Sarpy and State of Nebraska,
capital Avenue and Douglas on the1aPitiOreet. The Redevelopment and that the attached printed notire was published in the said newspaper
Plan is located within an
area� declared blighted andI Q. .dayof Oe_C._;�.rr�; :-C,� A.D. 20 . . . .,
rerilvelopmentn brntheedCIN I i.V
�� aoncu on June 2 1992. j - --and that said newspaper is a legal newspaper under the statues of the State of
The Amendment to st Nebraska. The facts are within mypersonal knowledge. The Omaha
aD wn N rtheas above >
Redevelopment Plan for the 228 763 g 279,178
.Ualon Pacific Headquarters, • World-Herald9 as an average circulation of ' daily, '
4"4Prrolect proposes the ,
fdbnstruction of a new
4, uarters office building' Sunday,in 19 . . . .
!Ry9�T(►rtohad CompanyPandt a
1,200 stall parking structure'.
constructed by the City.
t l t.
Public Hearing will be held ( Advertising
'before the City Council of r g ' �.t t-.kJ�J�. .it of Omaha, in the SI ned itle•
oLegislative Chambers,
m.dhd/Douglas Civic •
Center, 1819 Farnom Street,
Dinah°,Nebraska.
• Buster Brown
' City Clerk 1 Subscribed in my presence and sworn to lore me this . .�
ALL REQUESTS FOR SIGN ��}(+1
INTERPRETERS day of ( ev..l"'• 'Y. ' • •20• ' •
I ISIGNER )WILL_ •
REQUIRE A MINIMUM OF
1.
48 HOURS ADVANCE
NOTICE.
IF ALTERNATIVE
FORMATS ARE NEEDED
ALL REQUESTS WILL •
REQUIRE A MINIMUM OF' `�/�n�
72 HOURS ADVANCE I OLA/6(_ (V. %J I�/ (f
I NOTICE
PLEASE NOTIFY TAMMy
BIODROWSKI-444.5553 IF
'ARR N EE MADE EhD Notary Public
TGENERAL NOTARY-State of Nebraska
t �III DEBRA L. MARCO
Printer's Fee$
..A....i'My Comm.Exp. Sept. 13,2003
Affidavit
Paid by
313-G8-007