156
White Lotus Group
1804 Capitol Avenue Omaha, Nebraska 68102
10404 Essex Court, Suite 101 Omaha, Nebraska 68114
www.whitelotusgroup.com
Arun Agarwal
CEO
aagarwal@whitelotusgroup.com
+1 (402) 346-5550
Yes
Arun Agarwal (CEO), Drew Sova (EVP/General Counsel), Eric Wolfe (Architect/Construction Manager), Andrea Macias (Dev Coordiator), Darienne Pokorny (Controller/Auditor/CPA), Crystal Cantrell (REgional Prop Mgr), Shawn Johnson (SVP - Ops)
see Attached
White Lotus Group and its team have been active development entity within the Qualified Census Tracts (QCTs). As a note, the team represents the diversity, equity and inclusion objectives that are often discussed at our area chamber meetings. Additionally, we have focused on the premise that doing good and doing well need not be mutually exclusive. Our team has been involved with over $500MM of private investment in our community alone, some highlighted as follows: • Ames Plaza – 80,000 SF substantial renovation of an abandoned historic mall • Ames Innovation – 44,000 sf substantial renovation of a historic bowling alley (Ames Bowling) • 30 Metro Place – 110-unit mixed-use, affordable housing project that include Charles Drew & Dept Health and Human Services • Sorensen Place – the redevelopment of a 16-acre contaminated site that now includes 120-units senior, affordable housing, retail businesses and business operations. • Turner Court Apartments – a 48-unit historic project in Gifford Park • 1401 Jones – the redevelopment of a historic creamery into the new public library for downtown Omaha • Learning Community South – an elementary learning center in South Omaha • Hotel Deco – a boutique hotel located in downtown Omaha • I-80 Logistics Hub – a 140-acre industrial park with over 1MM SF of distribution warehousing • Brook Valley Corporate Park – a 16-acre flexible industrial development • Baxter Auto Headquarters – a 84,000 sf Class A office development • RTG Medical – new headquarters for a travel nursing operation Projects have spanned the four (4) quadrants of the City of Omaha as well as surrounding 5 states (NE, IA, KS, CO, & IL) and the Company has extensive experience with federal, state and local programs that augment our client’s sustainability. Several other project references are available.
Civic Corner
250827500.0
61505440.0
Capital project Combination of capital project and service/program Service/program
Civic Corner, LLC, owned by White Lotus Group (“WLG”), is requesting an award of funds via the Omaha Economic Recovery Grant to augment its capital stack for the block (the “Civic Site”) located at 1804 Capitol Avenue in North Downtown. The 9-acre parcel attaches to an existing City of Omaha parking garage representing one of the largest developable sites in the core of our city. Intersecting north and downtown Omaha and Creighton University, this large scale development achieves many LB1024’s visioned outcomes. The now-cleared Civic Site originally was developed in 1954 as the largest event and convention center to serve the region. Its well known and accessible location makes it a prime place to build services and jobs that will lift North, South and other neighborhoods targeted in LB1024. Optimizing our vision, we will bring four pillars to the project that we believe will spur transformational change in areas such as employment, health and wealth-building homeownership. The four: • Grocery and retailers (Federally Designated Food Desert) • Housing — Affordable and Market (includes home ownership) • Employer • Civic uses (health care, wellness, child care) The project site, part of the Omaha-approved Northeast Redevelopment Plan, also introduces new streets that enhance access to public transit for people working, visiting and living at the campus. Additional federal sources may be available given its location within Qualified Census Tracts (QCTs). WLG is working with the City of Omaha to redevelop the site and executed a purchase agreement mid-2022. Since, several key announcements should augment redevelopment: the Riverfront, Mutual of Omaha Headquarters, Urban Core Plan and a streetcar, the Project velocity has improved; however, to match best practices from competing cities, the Project will require substantial investment in site infrastructure, a subsidized proposal to a nationally recognized grocer, and other associated uses. Per the council approved purchase agreement, execution of the development needs to occur within the timeframe associated with LB1024.
see attached.
1.0
Fundamental Change (i.e., a proposal that will continue to elevate North or South Omaha's presence and perception within the region, significantly improving the lives of area residents through physical development) Long-Lasting Economic Growth (i.e., a proposal that will foster gainful employment opportunities and financial investment in the area, leading to the creation of generational wealth and widespread economic vitality in North and South Omaha) Transformational (i.e., a proposal that will help energize, recharge, or spur significant and favorable advancements in North or South Omaha's function or appearance)
Multimodal Transportation (i.e., enable connectivity through driving, biking, taking transit, walking, and rolling) Other Infrastructure (i.e., develop or improve broadband, business districts, roadways, sewer, etc.) Policy (i.e., develop or improve context-sensitive education, finance, health, training, zoning, etc.) Quality of Life (i.e., create or enhance natural spaces, mixed uses, parks, safety, etc.) Sustainable Community (i.e., create or enhance housing, services, education, civic uses, recreation, etc.)
The Civic Corner project has the unique opportunity to address many of the community needs with emphasis on integrating north Omaha and downtown Omaha. Historically developed as a regional convention center, the full city block has strong multimodality options including walkability, bus routes and interstate access thereby boosting its viability. During LB1024 townhall sessions, it was stated that providing jobs, housing and associated services were some of the priorities of the program, opportunities for integrating those uses prove to be exponentially more impactful. Civic Corner introduces each of those uses in a logical way so that each of the associated patrons can augment the other aspects of the development maintaining viability and ultimately sustainability. Additionally, our most vulnerable populations would have housing, employment, healthy food, and needed services contained within one district. The quality of life impact improves not only for those families in need, but also for the businesses that need the services from the same population. Lastly, the integrated approach also desensitizes existing cultural barriers that DEI efforts are attempting to address.
Strengths: -Connects North Omaha and Downtown Omaha -Multimodal transportation exists (Transit-Oriented Development) -City of Omaha Support Opportunities -Catalyzes investment in surround areas -Integrates uses for diverse population -Offers employment services, and wealth generating home ownership Addresses Weaknesses -Process to redevelop requires community input -Creates jobs in our Urban Core and North Omaha strengthening our city -Connects what has been disconnected Challenges our Threats -Develops without displacement -Cost outpaces affordability is managed through community support
• Safe and affordable housing (includes wealth generating home ownership) • Home Ownership • Jobs, Jobs, Jobs (not only onsite, but walkable to the largest employers) • Needed Services – Grocer, health, wellness, childcare • Wanted Services – Restaurant, lifestyle • Multimodal transportation • Within a QCT • Adjacent to educational institutions • Will cause additional investment in the surrounding areas
1500 jobs would be created in the QCT (between $35k to $250k)
1500
250
$25-$40 for temp jobs.
We would implement a set aside program that would engage minority and disadvantaged businesses. Depending on how the ownership would be structured would be tailored accordingly.
We believe project has multiple benefits including creating and expanding a local neighborhood, increasing livability by incorporating multiple uses, addresses food insecurity by delivering a grocer in a federally designated food desert, creates jobs by adding an employer and casts a wide net for people regionally to engage this destination. As referenced in the mapping tools, the site has 62 affiliated organizations on top of its northeast downtown association. The Developer is committed to including public input as part of our development process.
The Project can serve an a large scale development at the midpoint of North Omaha and Downtown. It contributes in an inclusive, sustainable manner by developing a self contained district as well as introducing uses that would draw regionally. The unique approach of introducing streets enhances an already strong transit-oriented development. Those served by the district will have service options, grocery options, living options and employment options.
Several prior projects have brought ideas to this site that the market could not bear. With the assistance of the Economic Recovery Act, we can further expand on civic commitments being made. These include introducing more high-rise structures, lifestyle projects that attract talent to our community and building sustainably. Coupling the arts with design, the site’s canvas has many options to put Omaha’s north downtown on a regional/national map. Additional options for ESG related investments could be incorporated.
Economic Development, Housing created (affordable and home ownership in particular), Services offered, Addressing Food Desert Designation
Economic Development (City of Omaha) - Invested Capital, Jobs Created, Sales Tax Revenue, Property Tax Revenue. Affordable Housing Built and # of Occupants Served (NIFA) Services offered (Civic Users's Annual Report)
ABSOLUTELY! The addition of the use are will spur development and investment in surrounding areas. The contemplated housing for the employment created cannot be solved simply within the site. Moreover, the grocer would appeal to users within a 5-10 mile radius which would only magnify investment interest in the North & South Omaha and our Urban Core.
Yes
Front Porch -funding and technical support (other organizations related to the civic use as well)
Yes, Front Porch has agreed to assist in the integrated civic/affordable housing portion of the project.
No
1804 Capitol Avenue Omaha, NE 68102 Former Civic Auditorium Site - 9 acres inclusive of a City of Omaha Parking Garage
Within one or more QCTs
see attached, note that additional due diligence, design and construction related materials are available, but limited due to size and file limits.
Yes
Yes
Yes
No
No
Costs were determined by schematic designs inclusive of architectural, engineering, construction and development team input.
No
Rationale towards assisting with multiple aspects of the project include: Site Infrastructure (This will enable all facets of the project to improve viability and absorption). Addressing difficult to construct, dense infill projects to include harder investments: Civic Uses and Affordable Housing. Lastly, subsidizing a grocery operator will have a return on investment to the city exponentially.
Site Infrastructure - we are introducing streets in the development (losing developable land) to improve accessibility. This also requires more structured "district" parking (all users). Grocery subsidy - we believe that to solidify LB1024 service areas and beyond, we must bring a grocery operator to market (this plan would subsidize that operator to function). Affordable Housing and Civic Uses will expand the diversity and include a wider cast of patrons to the project.
Yes
Our firm has a CPA/Controller that works with our engineering and construction management staff. Upon updating engineering with city of omaha public works approvals and bonding, a general construction contract alongside engineering and marketing fees defined, we would see to submit payment applications with associated lien waivers (approved by 3rd party engineer) for payment or reimbursement. That would continue until final pay application and payment.
City of Omaha subsidies, Charitable contributions, Enhanced Employment Area, Tax Increment Financing. Additional opportunities exist including Low Income Housing Tax Credits (affordable housing), new market tax credits or otherwise.
We have already begun seeking additional sources; however, our request only includes those that we can commit to today. (LIHTC, TIF, City)
Limited. The project may be able to proceed; however, in a much smaller, less impactful manner.
yes.
By introducing the street grid into our plan, we have separated the site into 4 distinct quadrants. We are able to create a logical phasing plan without negatively stigmatizing another portion of the project. That being said, the collection of uses complement each other and augment the sites overall success.
The Organization has arranged for the financing the Debt & Equity for the development. We will do the necessary to ensure the success of the overall project. Additionally, the organization is committed to pushing the velocity in which the Project is delivered, and delivered in an agreeable timeframe. This includes the option to JV with other developers to manage various portions of the Project.
1.0
1.0
1.0
1.0
Additional Location Documents (see application for list) Data table of uses (breakdown of how the requested funds will be used for your proposal) Documentation of site control (proof of ownership, option, purchase contract, or long-term lease agreement) Environmental assessment of subject site. Is the property a brownfield site? Organizational Chart Plans and detailed descriptions, including pictures and a map of the site location/surrounding area Pro Forma Proposal Budget/Sources and Uses Request Rationale Documentation Schedule