In the minutes: Eudora meeting, license plate reader (Oct 26)

CITY COMMISSION AGENDA
EUDORA CITY COMMISSION MEETING AGENDA
CITY HALL – 4 E. 7th STREET
EUDORA, KANSAS
OCTOBER 26, 2026
7:00 PM
MAYOR: Tim Bruce
VICE MAYOR: Alex Curnes
CITY COMMISSIONERS: Grant High, Roberta Lehmann, & Jason Musick

I.

CALL TO ORDER

II.

CHANGES OR ADDITIONS TO AGENDA – Approve agenda

III.

CONSENT ITEMS
A. Consider the minutes of the Eudora City Commission regular meeting held on September 28,
2026
B. Receive the September 2026 Fire Department report
C. Receive the September 2026 Police Department report
D. Receive the September 2026 People Service report
E. Receive the Quarterly Codes report
F. Consider an amendment to the Development Agreement for the K-10 Corridor TIF District
G. Consider the warrants against the City of Eudora from September 24 to October 21, 2026

IV.

PUBLIC COMMENTS: Please sign in and state your name and address prior to addressing the
Governing Body. Public comments are limited to three (3) minutes per speaker.

V.

BUSINESS ITEMS + PUBLIC HEARINGS
A. Receive a quarterly budget update
B. Consider Ordinance No. 1997 authorizing the issuance of Industrial Revenue Bonds (IRB’s)
related to the Paschal’s Landing multifamily residential project
C. Consider the following items related to the development of the Nottingham District
i. Conduct a public hearing regarding the adoption of the Nottingham TIF District Project
Plan for Project Area 2
ii. Conduct a public hearing regarding the adoption of the Nottingham TIF District Project
Plan for Project Area 3
iii. Conduct a public hearing regarding the adoption of the Nottingham Community
Improvement District (CID)
D. Consider an update to the Memorandum of Understanding between the City of Eudora and USD
491 regarding Student Resource Officers
E. Consider an update regarding audiovisual upgrades to the Eudora City Commission Chambers

VI.

MAYOR & CITY COMMISSION COMMENTS

VII.

STAFF COMMENTS

Roll Call

Pledge of Allegiance

VIII. ADJOURNMENT

In an effort to reach the residents of Eudora, our meetings are available on Zoom. Please join us virtually at
https://zoom.us/j/95732162786?pwd=dWsxdzFqMGQ1MFg3aGhkelZIQXYwQT09
Meeting ID: 957 3216 2786
Passcode: 593180

CITY COMMISSION MINUTES

I.

EUD ORA CITY COMMISSION MEETING MINUTES
CITY HALL – 4 E. 7th STREET
EUD ORA, KANSAS
SEPTEMBER 28, 2026
7:00 PM
CALL TO ORDER
Mayor Tim Bruce
Vice Mayor Alex Curnes
Commissioner Grant High
Commissioner Roberta Lehmann
Commissioner Jason Musick
Quorum noted.
The Pledge of Allegiance was recited.

II.

CHANGES OR ADDITIONS TO AGENDA
City Manager Daniel corrected Business Item A on the agenda, which had listed Fire Prevention
Week as September 4 through the 10, but it should have been October 4 through the 10.
ACTION: The City Commission approved the agenda with the corrections provided. Moved by
Mayor Bruce, seconded by Commissioner Lehmann.
Approved: 5 | Denied: 0 | Abstained: 0 | MOTION CARRIED

III.

CONSENT ITEMS
A. Consider the minutes of the Eudora City Commission regular meeting held on September
14, 2026
B. Receive the August 2026 Fire Department report
C. Receive the August 2026 People Service report
D. Consider Ordinance 1194 adopting the 2025 STO
E. Consider Ordinance 1195 adopting the 2025 UPOC
F. Consider the warrants against the City of Eudora from September 10 to September 23,
2026
ACTION: The City Commission approved the consent items as submitted. Moved by Mayor Bruce,
seconded by Commissioner Lehmann.
Approved: 5 | Denied: 0 | Abstained: 0 | MOTION CARRIED

IV.

PUBLIC COMMENTS
Resident Jennifer Riemer commented on the upcoming business item to decrease penalties from
15% to 10%. While she supported the decrease, she proposed that penalties could have a maximum
per bill.

V.

BUSINESS ITEMS + PUBLIC HEARINGS
A. Consider proclaiming October 4 through 10 as Fire Prevention Week

September 28, 2026, City Commission Meeting Minutes |

1

City Clerk Delay presented the proclamation on behalf of Fire Chief Lee, who was not
available to attend the City Commission meeting. The theme of this year's Fire Prevention
Week is “Charge Safe, Ride Safe,” which promotes safe charging of the lithium batteries
used in e-scooters and e-bikes.
ACTION: The City proclaimed the week of October 4-10, 2026, as Fire Prevention Week in
the City of Eudora. Moved by Vice Mayor Curnes, seconded by Commissioner Lehmann.
Approved: 5 | Denied: 0 | Abstained: 0 | MOTION CARRIED
B. Consider authorizing the consumption, possession, sale, and distribution of alcoholic
beverages on City property for the Eudora High School Booster Club’s Adult Prom Special
Event
City Clerk Delay presented that the Booster Club from the Eudora High School is running a
fundraiser for the high school’s after-prom event. The fundraiser will be an Adult Prom at
the Eudora Community Center, an adults-only event on New Year’s Eve, at which the
organizers would like to provide alcohol. To provide alcohol, the Eudora City Code requires
the City Commission to grant permission for alcohol on City grounds.
Vice Mayor Curnes commented that he supports the event; however, he does not believe
alcohol should be provided at public events or on public grounds.
ACTION: The City approved the sale, possession, dispensing, and consumption of alcoholic
liquor at the Eudora Community Center gymnasium for the Eudora High School All Night
Prom Committee from 7:00pm-11:00pm on December 31, 2026, contingent upon the
approval of the Facility Use Agreement, and authorized a resolution if needed. Moved by
Commissioner Lehmann, seconded by Commissioner Musick.
Approved: 4 | Denied: 1 – Curnes | Abstained: 0 | MOTION CARRIED
C. Consider Resolution 2026-20 updating the Eudora Master Fee Schedule
City Clerk Delay presented an update to the Eudora Master Fee schedule, noting it was
outside the normal update schedule. The impetus to update the fee schedule was to
improve the affordability of living in Eudora, so City staff suggested lowering the delinquent
utility bill penalty from 15% to 10%. Delay noted that the City Clerk’s Office, alongside the
City Manager’s Office, had looked into other affordability measures, such as payment plan
options; however, the options available through the City’s current software providers were
cost-prohibitive for consumers and counterproductive to the City’s mission of affordability.
The City would have liked to provide these services at zero cost; however, this was not an
option available to the City through the current software the City is contracted with, so other
options will be explored later.
The City Commission commented that they appreciate the effort to improve the utility
billing process, but wanted to consider further efforts, including improving customer service
through technology and reports available to residents, the disconnection policy, and
payment options, such as one-time EFT payments.
City Clerk Delay responded that these were all efforts the City could investigate to determine
their feasibility, given current staff levels and technology constraints. Delay further
mentioned that the Utility Billing Department would like to go out to bid for new billing and
September 28, 2026, City Commission Meeting Minutes |

2

finance software in 2027 to determine whether there is software that would be a better fit
for the City’s wants and needs regarding the services available to both staff and residents.
ACTION: The City Commission passed Resolution 2026-20, updating the Master Fee
Schedule, effective October 23, 2026. Moved by Commissioner Musick, seconded by
Commissioner Lehmann.
Approved: 5 | Denied: 0 | Abstained: 0 | MOTION CARRIED
D. Consider the following items related to the K-10 Corridor TIF Project
i. Conduct a public hearing regarding the adoption of the K-10 Corridor Redevelopment
Project Plan for Project Area 1
City Manager Daniel reviewed the K-10 Corridor Redevelopment project and noted that
the City received the TIF application in June 2026. A public hearing was scheduled in July
to establish the district, confirming that the area met the statutory requirements. The
area had been annexed and rezoned as needed at the start of the year, with the Project
Area Plan being approved by the Eudora Planning Commission in August of 2026.
The district requires infrastructure improvements totaling $15.9 million, including the
installation of water lines, sanitary sewer lines, off-street parking, and stormwater
management. The payment of the improvements is solely the responsibility of the
developer, and any tax financing would apply only to the development improvements
completed under the development agreement.
Mayor Bruce opened the public hearing at 7:47pm.
Annie Bryant commented that she lives near the proposed development and has
witnessed heightened traffic in the area from semis and trucks, and foresees increased
traffic from the new residential developments coming in. Bryant commented that she
would like to see what traffic control mechanisms will be put into place with an
industrial park in the area. Bryant asks that the development be done well and in a way
that promotes Eudora and does not fall short of the expectations and promises that the
City’s residents have been given.
Bill DeArmond commented that traffic in the area of the proposed development already
needs improvement and expressed concern that the development would exacerbate
these issues. He commented that he has concerns about the costs of expanding water,
sewer, and power lines. Mayor Bruce clarified that the developers bear these costs.
DeArmond further commented that he believed that the development had the potential
to decrease his property value.
Nolan Jones commented that he is glad the development underway in the area is being
done by a local developer who is a native of Eudora.
Pennie Von Achen commented that the K-10 Corridor is becoming a commercial and
industrial strip and is losing its agricultural and open space. Von Achen commented that
she believed a big draw for the community was the ability to see the stars and the lack
of light pollution, which she feared would be lost with the proposed commercial and
industrial development.

September 28, 2026, City Commission Meeting Minutes |

3

Linda Iyer commented that she loves the nature of the community but sees the
development as a threat to the air, noise, and light quality in the area.
Tana Ahlen commented that the area being developed is the gateway to the community
and is not creating an aesthetic that would benefit the community, especially given its
proximity to the elementary school.
Eric Ahlen commented that he is building a home near the property. After many years
of relocating, he would like to put down roots in the area, but chose it for its lack of
industrial and commercial activity. He believes that the development proposed is
counterproductive to the life he had envisioned for himself in Eudora.
GW Weld commented that he appreciates community feedback, recognizing the value
of the Eudora community as one of its residents. As a developer, he pointed out that
the proposed development is consistent with the City’s Comprehensive Plan.
Commissioner Lehmann commented that she wants to consider truck drivers’ legal
requirements to make overnight stops after working eight hours, which would
necessitate an ongoing need for truck stops. The drivers are hauling items that affect
our everyday lives, and capitalizing on the freight business could be a great opportunity
for Eudora.
Commissioner Musick commented that he is passionate about local businesses and has
recognized that, five to ten years ago, our downtown area was busy, but now it is dead.
He commented that he is concerned not only with our local economic activity but also
with the national economic standing, and he wants to ensure that these development
incentives are available to smaller businesses. He commented that he welcomed the
community's growth, which would drive economic stimulus and distribute community
costs.
Mayor Bruce closed the public hearing at 8:14pm.
Mayor Bruce provided a disclaimer that any conversation the City Commission would
have following the public hearing would allow for future discussion and would not
consider the exact development proposed. Any action taken this evening would not be
the last time it was discussed with the public, but would allow for future discussion.
City Manager Daniel reiterated that the meeting would not “rubber-stamp” a truck stop,
hotel, etc. Daniel commented that the City had investigated public safety concerns
regarding increased incidents or reports, citing neighboring cities with similar
demographics. After review, the City is not concerned with increased public safety
incidents in the proposed redevelopment district.
ii. Consider Ordinance No. 1196 adopting the same
ACTION: The City Commission adopted Ordinance No. 1196, adopting a Project Plan
for Project Area 1 and authorizing the execution of a Development Agreement for the
K-0 Corridor Tax Increment Finance District. Moved by Commissioner Lehmann,
seconded by Vice Mayor Curnes.
Approved: 4 | Denied: 1 - High | Abstained: 0 | MOTION CARRIED
September 28, 2026, City Commission Meeting Minutes |

4

iii. Consider Resolution 2026-21 regarding the issuance of Industrial Revenue Bonds for the
K-10 Corridor TIF Redevelopment Project
Kevin Wempe, a member of the City’s bond counsel, explained the origin of the
$70,000,000 figure, which would provide a sales tax incentive to the developer for up
to $70,000,000 in purchases and would not be a bond backed by the City of Eudora.
ACTION: The City Commission adopted Resolution 2026-21, determining the City’s
intent to issue Industrial Revenue Bonds in an amount not to exceed $70,000,000 to
finance the cost of construction of a commercial project for the benefit of Main Street
Development Group LLC and its successors and assigns (sales tax exemption only).
Moved by Vice Mayor Curnes, seconded by Commissioner Lehmann.
Approved: 4 | Denied: 1 - High | Abstained: 0 | MOTION CARRIED
VI.

MAYOR AND CITY COMMISSION COMMENTS
Mayor Tim Bruce asked about the A/V updates to the City Commission Chambers, as there were
many attendees this evening, and he wanted to ensure everyone could clearly see and hear the
presentations and conversations. City Clerk Delay commented that she has been working with the
City’s new IT consultants to obtain their professional opinions on the room and to review some
quotes obtained by the previous IT Administrator. She plans on presenting the findings at the next
City Commission meeting in October.
Vice Mayor Alex Curnes commented that he had the opportunity to volunteer at the Elementary
School, which served as a reminder to keep traffic safety on 10th Street top of mind, including the
proposed traffic signal at Paschal’s Landing. He also reminded everyone that e-scooters and ebikes remain a major concern in the area, and to keep an eye out for riders, as they are much
faster and more dangerous than the traditional bikes many are used to.
Commissioner Grant High commented that he had heard that increased surveillance would be
provided with the approval of a public safety sales tax. City Manager Daniel stated that no Flock
cameras are scheduled for purchase. The City had included license plate readers in the previous
year’s budget, but Flock surveillance had not been included in the quote.
Commissioner Roberta Lehmann asked the City Manager and the Police Department whether the
City could provide parents with information on e-bike safety through the school district.
Commissioner Jason Musick commended the Public Works Department on its response to the
electric outage and asked about the redundancy available in the Electric Department in the City.

VII.

CITY MANAGER AND STAFF COMMENTS
City Manager Zack Daniel commented that Jeremy Hatch addressed the electrical damage and
outage situation promptly, even when the City was short-handed. Daniel also reminded that there
won’t be a meeting on the second Monday in October due to Indigenous Peoples’ Day, and he
asked all Commissioners to check their calendars to hold an Economic Development work session
on Saturday, November 7.

September 28, 2026, City Commission Meeting Minutes |

5

Assistant to the City Manager Michael Gentry commented that there will be a tax meeting at The
Gathering Place on Thursday. This informational meeting would explain to residents what a “yes”
vote on the Public Safety Sales Tax would mean versus a “no” vote.
Police Chief Wes Lovett – No comment.
Director of Public Works Branden Boyd thanked the Police Department for their response to an
electrical outage caused by an accident on K-10. He confirmed that the City has redundancies in
its electrical system, addressing Commissioner Musick’s concerns. He thanked the staff who
worked diligently to restore power despite low staffing. He also addressed concerns raised by
Mayor Bruce and Commissioner High regarding the chip-seal work completed at the end of the
summer season, noting that it would be touched up the following week.
City Clerk/Administrative Services Manager Kelly Delay commented that she looks forward to
working with the City Manager’s Office and the Budget and Finance Department to lower utility
fees for residents, while keeping low property tax and utility rates in mind. She noted that the
Utility Billing Department would appreciate the opportunity to offer these lower fees to residents,
but recognizes that there is a balance to strike among utility rates, fees, and tax rates to maintain
a healthy municipal budget.
VIII. ADJOURNMENT
ACTION: The City Commission adjourned the meeting. Moved by Commissioner Lehmann,
seconded by Vice Mayor Curnes.
Approved: 5 | Denied: 0 | Abstained: 0 | MOTION CARRIED
The meeting adjourned at 8:38pm.
_______________________________
Tim Bruce, Mayor
_______________________________
Kelly Delay, City Clerk

September 28, 2026, City Commission Meeting Minutes |

6

City of Eudora Police Department
Report Date Range: 09/01/2026 to 09/30/2026

Dispatched Calls- Priority Level= 118
INCIDENT TYPE

# INCIDENTS

% of TOTAL

Medicals

17

14.41%

Adult/Child Welfare Checks

16

13.56%

Accidents

16

13.56%

Alarms

10

8.47%

Theft/Burglary

9

7.63%

Domestics
Other

7
43

5.93%
36.44%

118

100.00%

TOTAL

Dispatched Calls- Non-Priority= 187
INCIDENT TYPE

# INCIDENTS

% of TOTAL

Request Speak to Officer

50

26.74%

Administrative

26

13.90%

Follow-Up Investigation

19

10.16%

Motorist Assist

18

9.63%

Animal Calls

11

5.88%

Civil Standby

8

4.28%

Other

55

29.41%

187

100.00%

TOTAL

Self-Initiated Calls/Stops= 268
TYPE

#

Traffic Stops

255

Traffic Citations

66

also counts as a traffic stop

Criminal Citations

48

also counts as a traffic stop

Arrests

10

includes warrants served & DUI's

Warrants Served

2

Attempted Warrants

3

DUI's

2
TOTAL

268

*Total officer interactions for the month of September= 573

News & Events:

On September 9th, EPD partnered with Wendy's for the Frosty with 5-0 event.
This annual event offers free ice cream for school aged kids attending Eudora schools.

Date: October 20, 2026
To: City of Eudora
From: Ethan Mosher, Riley Strader, and George Hulet
O&M Report: September 2026

Wastewater Plant Operation & Maintenance
➢ Staff conducted daily process monitoring and adjustments at WWTP.
➢ Staff cleaned/washed UV channel to remove excess build up and prevent algae
growth in Effluent channel.
➢ Complete 11 monthly preventative maintenance work orders. See the attached list
for more details.
➢ Collected monthly Influent/Effluent samples.
➢ Staff continued drawing down extraneous flow lagoon at WWTP.
➢ Staff pulled spiral screen from WWTP influent channel and cleaned wash nozzles.
The spray nozzles for the brushes were plugged.
➢ Both PeopleService Staff attended Wastewater Training in Maryville MO, and Jeff
City MO.
➢ Staff worked with city staff to pull the RAS/WAS pump at the WWTP headworks.
Pump was showing very high amps. After removing and cleaning the pump, a bolt
was found inside the impeller of the pump. The pump itself and all related equipment
was not missing a bolt, so it is unknown where the bolt came from, but it was
removed, and the pump was placed back into service.
➢ Peopleservice staff conducted annual Safety Inpsection at the WWTP.
➢ Peopleservice Staff worked with Richard Vaughn on 9/25 to replace battery in PLC
Panel of control room at plant. It was thought that the backup battery was causing
fault issues with the SCADA system.
➢ Peopleservice Staff worked with Richard Vaugn on 9/30 for more fault issues with
the WWTP SCADA system. System was not communicating with the computer, and
pumps and blowers at the plant were not able to be ran except in manual mode. A
solution was initially not able to be found and Superior Electric came to assist the
next day and an issue with some of the field wiring was found.
Wastewater Lift Station Maintenance
➢ Check lift stations and wells daily and record runtime hours.
➢ Exercise generators at Main Lift Station and East Intercept Lift Station weekly.
➢ Complete 20 monthly preventative maintenance work orders. See the attached list
for more details.

➢ Staff worked with Kemira Inc. to place an order for more Ferric Sulfate for Main lift
station phosphorous treatment.
➢ Peopleservice Staff found overvoltage alarm on pump at Pinecrest lift station again
on 9/9. The alarm was able to be reset immediately after discovery.
➢ Peopleservice Staff responded to High wet well alarm at East Intercept Lift station on
9/10. After working with Rick Tedrow and Richard Vaughn to find the problem, it was
discovered that a float that was misidentified on the wiring diagram was causing the
pumps not to come on. The float was replaced, and the station is back in normal
operation.
➢ Peopleservice Staff found high runtimes on both pumps at Shadow Ridge on 9/2.
The multitrode had gotten stuck inside the wet well and was causing both pumps to
call to run. After fixing the issue it has been resolved.

Average Daily WasteWater Pumped - In Gallons
2,000,000
1,800,000
1,600,000
1,400,000
1,200,000
1,000,000
800,000
600,000
400,000
200,000
0
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec

2026

2025

BOD Effluent
35.00

30.00
25.00
20.00
15.00
10.00

5.00
0.00
Jan Feb Mar Apr May Jun

2026

2025

Jul Aug Sep Oct Nov Dec

BOD Effluent Permit Limit

TSS Effluent
35
30
25
20

15
10
5
0
Jan Feb Mar Apr May Jun

2026

2025

Jul Aug Sep Oct Nov Dec

TSS Effluent Permit Limit

Wastewater
BOD
BOD Effluent Avg
BOD Effluent Permit Limit
TSS
TSS Effluent Avg
TSS Effluent Permit Limit
Nitrogen Ammonia
NA Effluent Avg
NA Effluent Permit Limit
Flows
Average Daily Pumped
Maximum Daily Pumped
Total Monthly Pumped
Minimum Daily Pumped

Item
Maintenance Budget
Total

Date Completed
9/1/2026
9/1/2026
9/1/2026
9/1/2026
9/1/2026
9/2/2026
9/3/2026
9/3/2026
9/3/2026
9/8/2026
9/8/2026
9/8/2026
9/8/2026
9/8/2026
9/9/2026
9/9/2026

Sep-26

Aug-26

Sep-25

mg/L
mg/L

<6.0
25

<6
25

<3
25

mg/L
mg/L

3
30

7
30

<5
30

mg/L
mg/L

0.5
1.0

0.4
0.8

0.2
1.0

gallons
gallons
gallons
gallons

441,816
758,988
13,254,525
350,229

448,290
953,116
13,897,006
369,741

362,565
435,624
10,876,968
330,096

Amount Spent % of Budget

% of Time

Budgeted Amount
$5,412.00
$5,412.00

Equipment
Peach Street Lift Station
Peach Street Lift Station
Shadow Ridge Lift Station
Wakarusa Estates Lift Station
Main Lift Generator
Fire Extinguisher
Gas Detector
screen unit
UV Bank 1A
Blower 2
Aeration Bridge 1
Aeration Bridge 1
Aeration Bridge 2
Aeration Bridge 2
Hunter's Ridge Lift Station
Blower 1

$1,638.00
$1,638.00

30%
30%

25%
25%

Task
LS Monthly PM
LS Quarterly PM
LS Quarterly PM
LS Quarterly PM
Generator Monthly
Fire Extinguisher Monthly
Calibrate Equipment
Monthly PM
Monthly UV Inspection
Blower Monthly
Monthly PM
Annual PM
Monthly PM
Annual PM
LS Quarterly PM
Blower Monthly

9/10/2026
9/14/2026
9/14/2026
9/14/2026
9/15/2026
9/16/2026
9/17/2026
9/23/2026
9/24/2026
9/24/2026
9/24/2026
9/24/2026
9/24/2026
9/25/2026
9/25/2026

Intech Lift Station
Intech Lift Station
Meadowlark Lift Station
Meadowlark Lift Station
Hunter's Ridge Lift Station
Blower 3
Shadow Ridge Lift Station
Wakarusa Estates Lift Station
East Interceptor Lift station
East Interceptor Lift station
Main Lift Station
Main Lift Station
East Interceptor Generator
Pinecrest Lift Station
Pinecrest Lift Station

LS Monthly PM
LS Quarterly PM
LS Monthly PM
LS Quarterly PM
LS Monthly PM
Blower Monthly
LS Monthly PM
LS Monthly PM
LS Monthly PM
LS Quarterly PM
LS Monthly PM
LS Quarterly PM
Generator Monthly
LS Monthly PM
LS Quarterly PM

COMMUNITY DEVELOPMENT

AGENDA STATEMENT
DATE:
TO:
FROM:
RE:

October 26, 2026
Mayor and City Commissioners
Curt Baumann, Building Official
Gordon Snyder, Codes Enforcement Officer
3rd Quarter Codes Report

BACKGROUND:
The third quarter of codes administration and enforcement was filled with summer and fall time code
violations and resolutions, continuing to focus codes enforcement on overgrown grass, vehicles parked
in yards, junked vehicles, bulk trash at the curb, issuance of numerous contractor licenses, building
permits, and the performance of building inspections and plan reviews.
CODES ENFORCEMENT:
Primary Focus
The Codes Enforcement Officer position’s primary focus is identifying and resolving code violations. This
past quarter (July - September), the following violations were formally addressed:
General Nuisance
Utilities
Junked Motor Vehicles
Camper/RV Parking
Local Traffic Regulations
Overgrown Grass/Weeds
Swimming Pools
Site-Line Triangle
Building & Construction (No Permit)
Non-permitted Contractors
Sign Regulations

23
12
7
4
4
52
2
4
17
12
83

Total Enforcement Matters (City-wide) 3rd Quarter

220

Page 1 of 3

SPECIAL FOCUS AREA(S)
This past quarter, the Codes Enforcement Office focused on the number of general nuisances and
overgrown grass within the city limits.
4 T H QUARTER PRIORITIES
The fourth quarter of the year will be spent focusing on junked vehicles, vehicles being parked in yards,
and addresses being labeled on structures. Will also start working with licensed contractors for 2027
license renewals.
CODES ADMINISTRATION
Primary Focus
The primary focus of the Building Official is to enforce the building codes and zoning regulations related
to construction and buildings within the City limits. This past quarter (July- September), permits were
issued for the following:
Mechanical (Furnace/AC replacement)
10
Plumbing (Water Heater replacement, irrigation
12
gas line repair/pressure test, Sewer repair)
Electrical (Service Repair/upgrade, Temporary power) 7
Re-Roof
13
Sign, Tent, Temporary/Seasonal
5
Fence, Pergola, Deck, Structural Covering
10
New Single-Family Home
2
Driveway
5
Residential – Remodel/Addition
3
R.O.W.
2
New Non-Residential
1
2026 TOTAL BUILDING PERMITS – 3rd Quarter
2026 TOTAL NEW HOUSING STARTS – 3rd Quarter
(Median value: ($489,000.00)
2026 TOTAL CONTRACTOR’S LICENSE – 3rd Quarter

4TH QUARTER, 2026 PRIORITIES
 Annexation and Development
 Paschal’s Landing apartment complex project
 10 Union Lofts
 Cardinal Place Apartments
ALSO OF FOCUS, THIS QUARTER WILL BE:
 Expired open building permits

Page 2 of 3

70
2
33

BUDGET IMPACT: N/A
CITY MANAGER APPROVAL: N/A
RECOMMENDED ACTION:
Suggested motion: No motion is necessary.

Page 3 of 3

CITY MANAGER’S OFFICE

AGENDA STATEMENT
DATE:
TO:
FROM:
RE:

October 26, 2026
Mayor and City Commission
Zack Daniel, City Manager
Consider an amendment to the Development Agreement related to the K-10 Corridor TIF
District

BACKGROUND:
At the group’s September 28, 2026, meeting, the Eudora City Commission adopted Ordinance No. 1196
authorizing the City Manager to execute a Development Agreement related to the K-10 Corridor TIF District in
substantially the same form as included in that evening’s packet materials. Since that time, the project
developers, Main Street Development Group LLC, have adjusted certain portions of the DA related to the timing
of its ownership of the land in question. Subsequently, a revised DA was provided for City review and
consideration. The original agreement contemplated that Main Street Development Group LLC would either
own or have options to acquire the property at the time the agreement was executed. The revised agreement
provides flexibility for property to be acquired by the developer or a related entity within 18 months, while
also recognizing that certain properties may be owned by individual acquiring parties.
To address this arrangement, the revised agreement includes additional provisions acknowledging the property
owners and clarifying their responsibilities. Importantly, these individuals are acquiring real estate interests
and are not assuming the development and financing obligations of Main Street Development Group LLC.
The fundamental terms of the DA remained unchanged. None of the business terms related to the project’s
developers, TIF reimbursements, revenue-sharing, or project milestones are impacted by this amendment.
STAFF RECOMMENDATION:
Staff recommends the City Commission approve the amendment to the development agreement as proposed
to address the updated ownership structure of the property involved in the project.
BUDGET IMPACT: N/A
CITY MANAGER APPROVAL:
City Manager recommends the City Commission approve the proposed amendment.
ADDITIONAL DOCUMENTS ATTACHED:
 Development Agreement for the K-10 Corridor TIF District
STRATEGIC PLAN FOCUS AREA(S):
 Strong & Diverse Economy
RECOMMENDED ACTION:
Suggested motion: I move the City Commission to approve the proposed amendments to the K-10 Corridor TIF
Development Agreement, reflecting the ownership structure of the subject property.

K-10 CORRIDOR REDEVELOPMENT DISTRICT –
PROJECT AREA 1
DEVELOPMENT AGREEMENT

by and between the

CITY OF EUDORA, KANSAS

and

MAIN STREET DEVELOPMENT GROUP LLC

DATED AS OF OCTOBER ___, 2026

TABLE OF CONTENTS
Page
ARTICLE I
DEFINITIONS AND RULES OF CONSTRUCTION
Section 1.01.
Section 1.02.

Rules of Construction .......................................................................................................2
Definitions of Words and Terms .......................................................................................2
ARTICLE II
REPRESENTATIONS AND WARRANTIES

Section 2.01.
Section 2.02.
Section 2.03.
Section 2.04.

Representations of City ....................................................................................................6
Representations of the Developer.....................................................................................6
Developer’s Acquisition of the Redevelopment District ..................................................8
Conditions to the Effective Date of this Agreement .........................................................8
ARTICLE III
REIMBURSEMENT OF REDEVELOPMENT PROJECT COSTS

Section 3.01.
Section 3.02.
Section 3.03.
Section 3.04.
Section 3.05.

Developer to Advance Costs.............................................................................................9
City’s Obligation to Reimburse Developer.......................................................................9
Developer Reimbursement Process ..................................................................................9
Right to Inspect and Audit ..............................................................................................10
Limitation on City’s Payment Obligations .....................................................................10
ARTICLE IV
THE REDEVELOPMENT PROJECT

Section 4.01.
Section 4.02.
Section 4.03.
Section 4.04.
Section 4.05.
Section 4.06.
Section 4.07.

Scope of the Project........................................................................................................10
Developer Improvements Schedule................................................................................ 11
Project Budget ................................................................................................................ 11
Design of Developer Improvements............................................................................... 11
Project Zoning, Planning, Platting and Construction ..................................................... 11
Rights of Access .............................................................................................................13
Certificate of Substantial Completion ............................................................................13
ARTICLE V
USE OF THE REDEVELOPMENT DISTRICT

Section 5.01.
Section 5.02.
Section 5.03.
Section 5.04.
Section 5.05.

Tenants and Land Use Restrictions.................................................................................13
Operation of Project........................................................................................................14
Taxes, Assessments, Encumbrances and Liens...............................................................14
Financing During Construction; Rights of Holders........................................................14
Covenant for Non-Discrimination ..................................................................................15

Section 5.06.
Section 5.07.

Industrial Revenue Bonds...............................................................................................15
Sales Tax Information.....................................................................................................14
ARTICLE VI
TAX INCREMENT FUND

Section 6.01.
Section 6.02.
Section 6.03.

Tax Increment Fund........................................................................................................15
City Administrative Fee..................................................................................................16
Conditions Precedent to Reimbursement .......................................................................16
ARTICLE VII
ASSIGNMENT; TRANSFER

Section 7.01.
Section 7.02.
Section 7.03.

Transfer of Obligations...................................................................................................16
Corporate Reorganization; Assignment or Transfer to Related Party.............................16
Transfer of the Redevelopment District, the Buildings or Structures
Therein........................................................................................................................17
ARTICLE VIII
GENERAL COVENANTS

Section 8.01.
Section 8.02.
Section 8.03.
Section 8.04.
Section 8.05.
Section 8.06.
Section 8.07.

Indemnification of City ..................................................................................................17
Insurance.........................................................................................................................18
Obligation to Restore......................................................................................................18
Non-liability of Officials, Employees and Agents of the City........................................19
Chamber Participation ....................................................................................................19
Non-Poaching Covenant.................................................................................................19
State Reporting Requirements ........................................................................................19
ARTICLE IX
DEFAULTS AND REMEDIES

Section 9.01.
Section 9.02.
Section 9.03.
Section 9.04.
Section 9.05.
Section 9.06.

Developer Event of Default............................................................................................19
City Event of Default......................................................................................................19
Remedies Upon a Developer Event of Default...............................................................19
Remedies Upon a City Event of Default ........................................................................20
Excusable Delays............................................................................................................21
Legal Actions..................................................................................................................21
ARTICLE X
GENERAL PROVISIONS

Section 10.01.

Mutual Assistance...........................................................................................................21

Section 10.02.
Section 10.03.
Section 10.04.
Section 10.05.
Section 10.06.
Section 10.07.
Section 10.08.
Section 10.09.
Section 10.10.
Section 10.11.
Section 10.12.
Section 10.13.
Section 10.14.
Section 10.15.
Section 10.16.
Section 10.17.
Section 10.18.

Effect of Violation of the Terms and Provisions of this Agreement;
No Partnership ............................................................................................................21
Time of Essence..............................................................................................................21
Amendments...................................................................................................................21
Agreement Controls........................................................................................................21
Conflicts of Interest ........................................................................................................22
Term................................................................................................................................22
Validity and Severability ................................................................................................22
Required Disclosures......................................................................................................22
Tax Implications .............................................................................................................22
Authorized Parties ..........................................................................................................23
Notice .............................................................................................................................23
Kansas Law ....................................................................................................................23
Counterparts ...................................................................................................................23
Recordation of Agreement..............................................................................................24
Consent or Approval.......................................................................................................24
Electronic Transactions...................................................................................................24
Ongoing City Expenses ..................................................................................................24
Exhibit A.
Exhibit B.
Exhibit C.
Exhibit D.
Exhibit E.
Exhibit F.
Exhibit G.

Map and Legal Description of Redevelopment District and Project Area
Form of Certificate of Redevelopment Project Costs
Developer Improvements Budget
General Depiction of Developer Improvements
Prohibited Uses
Form of Certificate of Substantial Completion
Developer Improvements Schedule

K-10 CORRIDOR REDEVELOPMENT DISTRICT – PROJECT AREA 1
DEVELOPMENT AGREEMENT

THIS DEVELOPMENT AGREEMENT is entered into by and between the CITY OF
EUDORA, KANSAS, a municipal corporation duly organized and existing under the laws of the State of
Kansas as a city of the second class (the “City”), and MAIN STREET DEVELOPMENT GROUP
LLC, a limited liability company organized and existing under the laws of the State of Kansas (the
“Developer,” and together with the City, the “Parties”), and is dated as of October ___, 2026 (the
“Effective Date”).
RECITALS
WHEREAS, on July 27, 2026, the City created the K-10 Corridor Redevelopment District –
Project Area 1 (the “Redevelopment District”) pursuant to K.S.A. 12-1770 et seq. (the “TIF Act”) and
Ordinance No. 1189 of the City; and
WHEREAS, the Redevelopment District consists of approximately 132.5 acres located generally
at the northeast corner of East 2300 Road and North 1402 Road in the City, and is legally described on
Exhibit A attached hereto; and
WHEREAS, pursuant to Ordinance No. 1189, the Redevelopment District may contain two or
more redevelopment project areas, and the boundaries of Project Area 1 are legally described on Exhibit
A (the “Project Area”); and
WHEREAS, the Developer submitted to the City the Project Plan for the K-10 Commerce Park
in the Eudora K-10 Corridor TIF District (the “Project Plan”), such Project Plan relating to the Project
Area and approved by the City on September 28, 2026, pursuant to Ordinance No. 1196; and
WHEREAS, the City is authorized and empowered under the provisions of K.S.A. 12-1740 to
12-1749d, inclusive (the “IRB Act”), to issue industrial revenue bonds to pay the cost of certain
facilities for the purposes set forth in the IRB Act, and to lease such facilities to private persons, firms or
corporations; and
WHEREAS, pursuant to Resolution No. 2026-21 adopted by the City on September 28, 2026,
the City determined the City’s intent to issue its industrial revenue bonds (the “IRBs”) for purposes of
providing a sales tax exemption for the purchase of building materials, equipment and labor for the
Project; and
WHEREAS, the City and the Developer desire to enter into this Agreement to address matters
related to development of the Redevelopment District and implementation of the Project Plan.
NOW, THEREFORE, in consideration of the foregoing, and of the mutual covenants and
agreements herein contained, and other good and valuable consideration, the receipt and sufficiency of
which are hereby acknowledged, the Parties do hereby agree as follows:

ARTICLE I
DEFINITIONS AND RULES OF CONSTRUCTION

Section 1.01. Rules of Construction. For all purposes of this Agreement, except as otherwise
expressly provided or unless the context otherwise requires, the following rules of construction apply in
construing the provisions of this Agreement.
A.

The terms defined in this Article include the plural as well as the singular.

B.
All accounting terms not otherwise defined herein shall have the meanings assigned to
them, and all computations herein provided for shall be made, in accordance with generally accepted
accounting principles.
C.
All references herein to “generally accepted accounting principles” refer to such
principles in effect on the date of the determination, certification, computation or other action to be taken
hereunder using or involving such terms.
D.
All references in this instrument to designated “Articles,” “Sections” and other
subdivisions are to be the designated Articles, Sections and other subdivisions of this instrument as
originally executed.
E.
The words “herein,” “hereof” and “hereunder” and other words of similar import refer to
this Agreement as a whole and not to any particular Article, Section or other subdivision.
F.
The Article and Section headings herein are for convenience only and shall not affect the
construction hereof.
G.
The representations, covenants and recitations set forth in the foregoing recitals are
material to this Agreement and are hereby incorporated into and made a part of this Agreement as though
they were fully set forth in this Section. The provisions of the Project Plan, and such resolutions and
ordinances of the City introduced or adopted by the City Commission which designate the
Redevelopment District and the Project Area and adopt the Project Plan, and the provisions of the TIF
Act, are hereby incorporated herein by reference and made a part of this Agreement, subject in every case
to the specific terms hereof.
Section 1.02. Definitions of Words and Terms. Capitalized words used in this Agreement
shall have the meanings set forth in the Recitals to this Agreement or they shall have the following
meanings:
“Action” has the meaning set forth in Section 8.01.
“Actual Rate of Borrowed Funds” means the interest rate being paid by the Developer on its
loan obligations to a bank or other lender to finance any portion of the costs of the Project, as submitted
by the Developer to the City in the form of an affidavit from the Developer, accompanied by bank statements
or other records evidencing such interest rate paid by Developer to such entities (which bank statements or
other records may be redacted as necessary in Developer’s discretion to exclude account numbers or other
confidential information); provided, however that in no event shall the Actual Rate of Borrowed Funds
exceed seven and one half percent (7.5%) per annum.
“Agreement” means this K-10 Corridor Redevelopment District – Project Area 1 Development
Agreement, as amended from time to time.
“Applicable Law and Requirements” means any applicable constitution, treaty, statute, rule,
regulation, ordinance, order, directive, code, interpretation, judgment, decree, injunction, writ,

2

determination, award, permit, license, authorization, directive, requirement or decision of or agreement
with or by Governmental Authorities.
“Certificate of Redevelopment Project Costs” means a certificate relating to Redevelopment
Project Costs in substantially the form attached hereto as Exhibit B.
“Certificate of Substantial Completion” means a certificate evidencing Substantial Completion
of the Developer Improvements, in substantially the form attached hereto as Exhibit F.
“City” means the City of Eudora, Douglas County, Kansas.
“City Administrative Fee” means the annual fee payable to the City from funds held in the Tax
Increment Fund in the amount of one-half percent (0.5%) of Incremental Tax Revenues, as set forth in
Section 6.02.
“City Code” means the Code of the City of Eudora, Kansas.
“City Commission” means the governing body of the City.
“City Expenses” has the meaning set forth in Section 10.18 of this Agreement.
“City Event of Default” means any event or occurrence defined in Section 9.02 of this
Agreement.
“City Indemnified Parties” has the meaning set forth in Section 8.01.
“City Manager” means the City Manager or, in the City’s Manager’s absence, the acting City
manager, of the City.
“Construction Plans” means plans, drawings, specifications and related documents, and
construction schedules for the construction of the Project, together with all supplements, amendments or
corrections, submitted by the Developer and approved by the City in accordance with this Agreement.
“Developer” means Main Street Development Group LLC, a limited liability company organized
and existing under the laws of the State of Kansas, and any successors and assigns of Developer’s rights
under this Agreement who are approved pursuant to this Agreement.
“Developer Event of Default” means any event or occurrence defined in Section 9.01 of this
Agreement.
“Developer Improvements” means the improvements described in Section 4.01 of this
Agreement.
“Developer Improvements Schedule” means the schedule for the Developer Improvements as
set forth in Exhibit G hereto.
“Developer’s Representative” means Dustin K. Baker, GW Weld, or such other person or
persons at the time designated to act on behalf of the Developer in matters relating to this Agreement as
evidenced by a written certificate furnished to the City containing the specimen signature of such person
or persons and signed on behalf of the Developer.

3

“Event of Default” means any event or occurrence as defined in Article IX of this Agreement.
“Excusable Delays” means any delay beyond the reasonable control of the Party affected, caused
by damage or destruction by fire or other casualty, strike, shortage of materials, unavailability of labor,
adverse weather conditions such as, by way of illustration and not limitation, severe rain storms or below
freezing temperatures of abnormal degree or abnormal duration, tornadoes, and any other events or
conditions, which shall include but not be limited to any litigation interfering with or delaying the
construction of all or any portion of the Project in accordance with this Agreement, which in fact prevents
the Party so affected from discharging its respective obligations hereunder; provided, Developer’s
inability to secure financing for the Developer Improvements or Project or changes in the general
business climate will not constitute Excusable Delays.
“Funding Agreement” means the Funding Agreement (Main Street Development Group LLC –
TIF Proposal)” dated June 2026 between the City and Developer.
“Governmental Approvals” means all plat approvals, re-zoning or other zoning changes, site
plan approvals, conditional use permits, variances, building permits, architectural review or other
subdivision, zoning or similar approvals required for the implementation of the Project and consistent
with the Project Plan, the Site Plan, and this Agreement.
“Governmental Authorities” means any and all jurisdictions, entities, courts, boards, agencies,
commissions, offices, divisions, subdivisions, departments, bodies or authorities of any type of any
governmental unit (federal, state or local) whether now or hereafter in existence.
“Incremental Tax Revenues” means the Property Tax Revenues and the Sales Tax Revenues.
“IRB Act” has the meaning described in the Recitals hereto.
“IRBs” has the meaning described in the Recitals hereto.
“Off-Site Improvements” has the meaning described in Exhibit C hereto.
“Parties” or “Party” means the City and/or the Developer.
“Pay As You Go” has the meaning set forth in Section 3.02.
“Permitted Subsequent Approvals” means the building permits and other Governmental
Approvals customarily obtained prior to construction which have not been obtained on the date that this
Agreement is executed, which the City or other governmental entity has not yet determined to grant.
“Project” means the Developer Improvements and resulting commercial development located in
the Project Area consisting of some or all of the following uses and improvements, without limitation:
approximately seven (7) lots for commercial uses, which may include a hotel, a convenience store/travel
plaza, and other retail and commercial uses, and associated costs for land acquisition, site preparation,
grading, streets, roads, waterlines, sanitary sewers, surface parking, utility extensions, and other
infrastructure improvements, all as generally depicted for illustrative purposes only in Exhibit A hereto.
“Project Area” means Project Area 1 within the Redevelopment District, the boundaries of
which are legally described in Exhibit A hereto.

4

“Project Budget” means the Developer’s budget for the Developer Improvements as set forth in
Exhibit C hereto.
“Project Plan” means the Project Plan for the K-10 Commerce Park in the Eudora K-10 Corridor
TIF District, which was approved by the City on September 28, 2026 pursuant to Ordinance No. 1196.
“Property Tax Revenues” means One Hundred Percent (100%) of the incremental increase in
real property taxes within the Project Area, determined in accordance with the TIF Act and the Project
Plan; provided, if three (3) years after Substantial Completion of the Developer Improvements, Developer
has not presented to the City a binding arms-length commitment for advancement of a vertical
commercial, retail, or hospitality element of the Project, such as a signed purchase-sale agreement, lease
agreement, or construction contract relating to such vertical element, then Property Tax Revenues shall
reduce to Eighty-Five Percent (85%) of the incremental increase in real property taxes within the Project
Area.
“Redevelopment District” means the K-10 Corridor Redevelopment District, created by the City
on July 27, 2026 by the passage of Ordinance No. 1189, pursuant to the TIF Act, and legally described on
Exhibit A hereto.
“Redevelopment Project Costs” means “redevelopment project costs” as defined in the TIF Act
and as set forth in the Project Plan, the Project Budget, and this Agreement.
“Reimbursement Cap” means $15,921,739, plus interest thereon as described in Section 3.02 at
a rate not to exceed the Developer’s Actual Rate of Borrowed Funds but in any event not to exceed seven
and one-half percent (7.5%).
“Related Entity” has the meaning set forth in Section 7.02.
“Sales Tax Revenues” means (a) initially Ninety-Five Percent (95%) of the revenue received by
the City from its unrestricted sales taxes generated within the Project Area, then (b) reducing to SeventyFive Percent (75%) of the revenue received by the City from its unrestricted sales taxes generated within the
Project Area upon the earlier of (i) reimbursement to Developer of $5,000,000 of Incremental Revenues or
(ii) the end the tenth year of the TIF Term, and then (c) reducing further to Fifty Percent (50%) of the
revenue received by the City from its unrestricted sales taxes generated within the Project Area upon the
earlier of (i) reimbursement to Developer of $10,000,000 of Incremental Revenues or (ii) the end of the
fifteenth year of the TIF Term.
“Site Plan” means the final development plan or plans (whether one or more) for the Project
submitted from time to time by the Developer or its assigns to the City and approved by the City pursuant
to applicable City ordinances, regulations and City Code provisions, which may be approved as a whole
or approved in phases or stages, and any approved amendments thereto.
“Substantial Completion” has the meaning set forth in Section 4.07.
“Tax Increment Fund” means the K-10 Corridor Tax Increment Fund – Project Area 1, created
pursuant to the TIF Act and Section 6.01 hereof.
“TIF Act” means the Kansas Tax Increment Financing District Act, K.S.A. 12-1770 et seq., as
amended and supplemented from time to time.

5

“TIF Term” means, unless this Agreement is terminated earlier in accordance with the terms
hereof, the timeframe commencing on the effective date of the Project Plan to the earliest of (i) 20 years
from such date; (ii) reimbursement to Developer of all Redevelopment Project Costs; or (iii)
reimbursement to Developer up to the Reimbursement Cap.

ARTICLE II
REPRESENTATIONS AND WARRANTIES
Section 2.01. Representations of City. The City makes the following representations and
warranties, which to the best of the City’s actual knowledge, are true and correct on the date hereof:
A.
Due Authority. The City has full constitutional and lawful right, power and authority,
under current applicable law, to execute and deliver and perform the terms and obligations of this
Agreement, and this Agreement has been duly and validly authorized and approved by all necessary City
proceedings, findings and actions. Accordingly, this Agreement constitutes the legal, valid and binding
obligation of the City, enforceable in accordance with its terms.
B.
No Defaults or Violation of Law. The execution and delivery of this Agreement, the
consummation of the transactions contemplated hereby, and the fulfillment of the terms and conditions
hereof do not and will not conflict with or result in a breach of any of the terms or conditions of any
agreement or instrument to which it is now a party, and do not and will not constitute a default under any
of the foregoing.
C.
No Litigation. To the best of the City’s knowledge, there is no litigation, proceeding or
investigation pending or, to the knowledge of the City, threatened against the City with respect to the
Project Plan or this Agreement. In addition, no litigation, proceeding or investigation is pending or, to the
knowledge of the City, threatened against the City seeking to restrain, enjoin or in any way limit the
approval or issuance and delivery of this Agreement or which would in any manner challenge or
adversely affect the existence or powers of the City to enter into and carry out the transactions described
in or contemplated by the execution, delivery, validity or performance by the City of the terms and
provisions of this Agreement.
D.
Governmental or Corporate Consents. No consent or approval is required to be obtained
from, and no action need be taken by, or document filed with, any governmental body or corporate entity
in connection with the execution and delivery by the City of this Agreement.
E.
No Default. No default or Event of Default has occurred and is continuing, and no event
has occurred and is continuing which with the lapse of time or the giving of notice, or both, would
constitute a default or an event of default in any material respect on the part of the City under this
Agreement.
Section 2.02.

Representations of the Developer.

The Developer makes the following representations and warranties, which to the best of the
Developer’s actual knowledge, are true and correct on the date hereof; provided that each such
representation and warranty is made with the understanding that, as of the date hereof, the Developer has
not yet acquired fee simple title to the real property within the Redevelopment District, which the
Developer will acquire or cause to be acquired in accordance with Section 2.03, and no representation or

6

warranty in this Section shall be deemed untrue or breached by reason of the Developer not yet holding
such title:
A.
Due Authority. The Developer has all necessary power and authority to execute and
deliver and perform the terms and obligations of this Agreement and to execute and deliver the documents
required of the Developer herein, and such execution and delivery has been duly and validly authorized
and approved by all necessary proceedings. Accordingly, this Agreement constitutes the legal valid and
binding obligation of the Developer, enforceable in accordance with its terms.
B.
No Defaults or Violation of Law. The execution and delivery of this Agreement, the
consummation of the transactions contemplated hereby, and the fulfillment of the terms and conditions
hereof do not and will not conflict with or result in a breach of any of the terms or conditions of any
corporate or organizational restriction or of any agreement or instrument to which it is now a party, and
do not and will not constitute a default under any of the foregoing.
C.
No Litigation. No litigation, proceeding or investigation is pending or, to the knowledge
of the Developer, threatened against the Project, the Developer or any officer, director, member or
shareholder of the Developer with respect to the Project Plan or this Agreement. In addition, no litigation,
proceeding or investigation is pending or, to the knowledge of the Developer, threatened against the
Developer seeking to restrain, enjoin or in any way limit the approval or issuance and delivery of this
Agreement or which would in any manner challenge or adversely affect the existence or powers of the
Developer to enter into and carry out the transactions described in or contemplated by the execution,
delivery, validity or performance by the Developer, of the terms and provisions of this Agreement.
D.
No Material Change. (1) The Developer has not incurred any material liabilities or
entered into any material transactions other than in the ordinary course of business except for the
transactions contemplated by this Agreement and (2) there has been no material adverse change in the
business, financial position, prospects or results of operations of the Developer, which could affect the
Developer’s ability to perform its obligations pursuant to this Agreement from that shown in the financial
information provided by the Developer to the City prior to the execution of this Agreement.
E.
Governmental or Corporate Consents. No consent or approval is required to be obtained
from, and no action need be taken by, or document filed with, any governmental body or corporate entity
in connection with the execution and delivery by the Developer of this Agreement, other than Permitted
Subsequent Approvals.
F.
No Default. No default or Developer Event of Default has occurred and is continuing, and
no event has occurred and is continuing which with the lapse of time or the giving of notice, or both,
would constitute a default or a Developer Event of Default in any material respect on the part of the
Developer under this Agreement, or any other material agreement or material instrument affecting the
property owned by Developer to which the Developer is a party or by which the Developer is or may be
bound.
G.
Approvals. Except for Permitted Subsequent Approvals, the Developer has received and
is in good standing with respect to all certificates, licenses, inspections, franchises, consents, immunities,
permits, authorizations and approvals, governmental or otherwise, necessary to conduct and to continue to
conduct its business as heretofore conducted by it with respect to the Project Plan and this Agreement and
to own or lease and operate its properties as now owned or leased by it with respect to the Project Plan
and this Agreement. Except for Permitted Subsequent Approvals, the Developer has obtained all
certificates, licenses, inspections, franchises, consents, immunities, permits, authorizations and approvals,
governmental or otherwise, necessary to acquire, construct, equip, operate and maintain the Project. The

7

Developer reasonably believes that all such certificates, licenses, consents, permits, authorizations or
approvals which have not yet been obtained will be obtained in due course.
H.
Construction Permits. Except for Permitted Subsequent Approvals, all governmental
permits and licenses required by applicable law to construct, occupy and operate the Project have been
issued and are in full force and effect or, if the present stage of development does not allow such issuance,
the Developer reasonably believes, after commercially reasonable inquiry of the appropriate
governmental officials, that such permits and licenses will be issued in a timely manner in order to permit
the Project to be constructed.
I.
Compliance with Laws. The Developer is in material compliance with all valid laws,
ordinances, orders, decrees, decisions, rules, regulations and requirements of every duly constituted
governmental authority, commission and court applicable to any of its affairs, business, and operations as
contemplated by this Agreement.
J.
Other Disclosures. The information furnished to the City by the Developer in connection
with the matters covered in this Agreement is true and correct and do not contain any untrue statement of
any material fact and do not omit to state any material fact required to be stated therein or necessary to
make any statement made therein, in the light of the circumstances under which it was made, not
misleading.
K.
Project. The Developer represents and warrants that the Project Area is sufficient to
construct the Developer Improvements and Project as contemplated in the Project Plan and this
Agreement.
Section 2.03. Developer’s Acquisition of the Redevelopment District. The Developer shall
acquire, or shall cause a Related Entity to acquire, fee simple title to all real property within the
Redevelopment District no later than eighteen (18) months after the Effective Date (the “Acquisition
Deadline”); provided that the City may, in its discretion, extend the Acquisition Deadline upon the
Developer’s written request. Subject to Excusable Delays and the cure period set forth in Section 9.01, the
Developer’s failure to acquire, or cause the acquisition of, fee simple title to all real property within the
Redevelopment District on or before the Acquisition Deadline (as it may be extended) shall constitute a
Developer Event of Default, and the City may terminate this Agreement, the Redevelopment District, and
the Project Plan in accordance with Section 9.03.A.1.
Section 2.04. Conditions to the Effective Date of this Agreement. Contemporaneously with
the execution of this Agreement, and as a precondition to the effectiveness of this Agreement, the
Developer shall submit the following documents to the City:
A.
A copy of the Developer’s Articles of Organization and a certificate of good standing
dated within three months of the date of this Agreement, each certified by the Secretary of State of the
State of Kansas.
B.

A certified copy of the Operating Agreement of the Developer.

ARTICLE III
REIMBURSEMENT OF REDEVELOPMENT PROJECT COSTS

8

Section 3.01. Developer to Advance Costs. The Developer agrees to advance all costs as
necessary to complete the Developer Improvements. No general obligation or special obligation bonds
will be issued by the City for the Project, and the City will not consent to, and the Developer is prohibited
from seeking, the issuance of municipal bonds by another party to be secured by the Incremental Tax
Revenues.
Section 3.02. City’s Obligation to Reimburse Developer. Subject to the terms of this
Agreement and the conditions in this Section, the City agrees, solely and exclusively from funds accrued
in the Tax Increment Fund, to reimburse Developer for Redevelopment Project Costs in a total amount
not to exceed the Reimbursement Cap. Developer will be reimbursed for Redevelopment Project Costs
from the Tax Increment Fund by the City up to the Reimbursement Cap as funds are collected in the Tax
Increment Fund (the “Pay As You Go” method) in accordance with Section 6.01. The City shall have no
obligation to reimburse Developer until funds are available in the Tax Increment Fund. Nothing in this
Agreement shall obligate the City to reimburse Developer for any cost that is not a “Redevelopment
Project Cost” as defined by the TIF Act.
For purposes of reimbursement of interest under this Agreement, interest shall be calculated on
the basis of a 360-day year of twelve 30-day months and shall accrue on certified but not yet reimbursed
Redevelopment Project Costs at a rate equal to Developer’s Actual Rate of Borrowed Funds, as evidenced
by the Developer by providing documentation showing the calculation of the interest and such other
supporting documentation as the City may reasonably request, from the date the respective Certificate of
Redevelopment Project Costs is approved by the City until such certified Redevelopment Project Costs
have been reimbursed to Developer.
Section 3.03.

Developer Reimbursement Process.

A.
All requests for reimbursement of Redevelopment Project Costs shall be made in a
Certificate of Redevelopment Project Costs in substantial compliance with the form attached hereto as
Exhibit B. The Developer may not submit to the City a Certificate of Redevelopment Project Costs until
a Certificate of Substantial Completion has been submitted to and executed by the City in accordance
with Section 4.07. Thereafter, the Developer shall not submit to the City more than two Certificates of
Redevelopment Project Cost per calendar year. The Developer shall provide itemized invoices, receipts or
such other information reasonably satisfactory to the City to confirm that any such cost has been paid and
qualifies as a Redevelopment Project Cost and shall further provide a summary sheet in Excel format
detailing the costs requested to be reimbursed. Such summary sheet shall show the date such cost was
paid, the payee, a brief description of the type of cost paid, and the amount paid. The Developer shall
provide such additional information as requested by the City to confirm that such costs have been
incurred and qualify as Redevelopment Project Costs.
B.
The City reserves the right to have its engineer or other agents or employees inspect all
work in respect of which a Certificate of Redevelopment Project Costs is submitted, to examine the
Developer’s and others’ records relating to all expenses related to the invoices to be paid, and to obtain
from such parties such other information as is reasonably necessary for the City to evaluate compliance
with the terms hereof.
C.
The City shall have 30 calendar days after receipt of any Certificate of Redevelopment
Project Costs to review and respond by written notice to the Developer. If the submitted Certificate of
Redevelopment Project Costs and supporting documentation demonstrates that (1) the request relates to
the Redevelopment Project Costs; (2) the expense was incurred; (3) Developer is not in material default
under this Agreement; and (4) there is no fraud on the part of the Developer, then the City shall approve
the Certificate of Redevelopment Project Costs and make, or cause to be made, reimbursement from the

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Tax Increment Fund in accordance with this Section 3.03 and Article VI hereof. If the City approves the
Certificate in part and disapproves it in part, the approved portion shall be deemed approved and the City
shall make, or cause to be made, reimbursement of such approved portion from the Tax Increment Fund
in accordance with this Section 3.03 and Article VI hereof, without regard to the disapproved portion. If
the City reasonably disapproves of the Certificate of Redevelopment Project Costs in whole or in part, the
City shall notify the Developer in writing of the reason for such disapproval within such 30-day period,
whereupon the Developer shall have the right to provide additional clarification or supporting
documentation with respect to the disapproved portion, to identify and substitute other costs for
reimbursement with a supplemental application for payment, subject to the limitations of this Agreement,
or otherwise satisfy the conditions for approval set forth in this Section, in each case by resubmitting the
disapproved portion in a subsequent Certificate. Approval of the Certificate of Redevelopment Project
Costs will not be unreasonably withheld.
D.
If the Developer submits a Certificate of Redevelopment Project Costs for an amount
greater than the current balance in the Tax Increment Fund, any unpaid Redevelopment Project Costs
described in such Certificate shall remain approved by the City and shall be paid within thirty (30)
calendar days of the date additional funds are deposited in the Tax Increment Fund, to the extent of such
funds, until the Developer is fully reimbursed for the Redevelopment Project Costs described in such
Certificate.
Section 3.04. Right to Inspect and Audit. The Developer agrees that, up to one year after
completion of the Developer Improvements as evidenced by the City’s execution of the Certificate of
Substantial Completion, the City, with reasonable advance notice and during normal business hours, shall
have the right and authority to review, audit, and copy, from time to time, all the Developer’s books and
records relating to the Redevelopment Project Costs (including, but not limited to, all general contractor’s
sworn statements, general contracts, subcontracts, material purchase orders, waivers of lien, paid receipts
and invoices).
Section 3.05. Limitation on City’s Payment Obligations. Notwithstanding any other term or
provision of this Agreement, the City’s obligation to reimburse Developer for Redevelopment Project
Costs shall be limited to monies in the Tax Increment Fund during the TIF Term and shall not be payable
from any other source.
ARTICLE IV
THE REDEVELOPMENT PROJECT
Section 4.01. Scope of the Project. Subject to the terms and conditions of the Project Plan and
this Agreement, the Developer shall construct, or cause to be acquired or constructed:


Acquisition of fee title to all property within the Project Area, subject to and in accordance
with Section 2.03;



Installation of off-site twelve-inch waterline consistent with Exhibit C and related fittings,
hydrants, and connections;



Installation of off-site eight-inch sanitary sewer improvements consistent with Exhibit C and
related manholes and connections;

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

Construction of off-site street improvements to E 2300 Road consistent with Exhibit C
meeting the City’s standards for a three-lane collector and related drives, sidewalks, and
stormwater improvements;



Site work, driveways, sidewalks, curbs/gutters, parking lots, storm sewers, sanitary sewers,
waterlines, and related on-site infrastructure described in Exhibit C (under “On-Site
Improvements for Commercial Zoning”);

all as described in Exhibit C and generally depicted in Exhibit D hereto (collectively, the “Developer
Improvements”). The parties acknowledge that the Developer, in concert with the property owner, will
acquire land and construct the Developer Improvements in accordance with this Agreement and the
approved Project Plan. The Developer Improvements are intended to facilitate the orderly development,
improvements, ownership, occupancy, leasing and use of the properties within the Project Area.
Developer shall dedicate all public components of the Project to the City provided the quality of the title
is marketable as defined by the Kansas Marketable Record Title Act and the Title Standards of the Kansas
Bar Association upon completion of the same. Following said dedication, the City will be responsible for
all operating and capital costs for such dedicated portions of the Project and shall maintain the same in a
manner consistent with similar public improvements within the City.
Section 4.02. Developer Improvements Schedule. Developer will commence and complete
the Developer Improvements in accordance with the Developer Improvements Schedule attached as
Exhibit G. The completion of the Developer Improvements shall be evidenced by the City’s execution of
a Certificate of Substantial Completion in accordance with Section 4.07 of this Agreement. Developer’s
failure to follow the Developer Improvements Schedule will be considered a Developer Event of Default,
and the City may terminate this Agreement, the Redevelopment District, and the Project Plan in
accordance with Section 9.03.A.1. Upon reasonable advance notice, the Developer shall meet with the
City to review and discuss the design and construction of the Developer Improvements in order to enable
the City to monitor the status of construction and to determine that the Developer Improvements are
performed and completed in accordance with this Agreement.
Section 4.03. Project Budget. The Developer Improvements shall be constructed substantially
in accordance with Exhibit C hereto. Notwithstanding the foregoing, the amounts listed in Exhibit C do
not represent caps on any individual expenditure or category of expenditures, as reimbursable amounts
may be moved from one line item or category to another, to the full extent permitted by law, to reflect
actual expenditures; provided that the City will not reimburse the Developer for any cost that is not
eligible for reimbursement under the TIF Act.
Section 4.04.

Design of Developer Improvements.

A.
In order to further the development of the Redevelopment District, the City hereby
authorizes the Developer to construct, or cause to be constructed, the Developer Improvements according
to the final plans approved in writing by the City during the normal course of obtaining the Permitted
Subsequent Approvals.
B.
Developer shall comply or cause compliance with the design standards and requirements,
which are considered and approved through the approval processes referenced in Section 4.05.
Section 4.05.

Project Zoning, Planning, Platting and Construction.

A.
Site Plan. The parties agree and acknowledge that the City has approved, or the City will
consider approving, the Site Plan(s) for the Project pursuant to City Code. The Site Plan will be in

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substantial conformance with this Agreement; provided the Site Plan may change from time to time, in
Developer’s sole discretion subject to compliance with the Project Plan, City Code, and Applicable Law
and Requirements.
B.
Construction Plans. After approval of a Site Plan applicable to the Project, the Developer
shall submit Construction Plans for review and approval pursuant to City Code. Construction Plans may
be submitted in phases or stages. The Construction Plans shall be in sufficient completeness and detail to
show that construction will be in conformance with the Project Plan and this Agreement. The Developer
agrees that all construction, improvement, equipping, and installation work on the Project shall be done in
accordance with the Site Plan, Construction Plans, and related documents to be approved by the City in
compliance with City Code.
C.
Construction Permits and Approvals. Before commencement of construction or
development of any buildings, structures or other work or improvements, the Developer shall, at its own
expense, secure or cause to be secured any and all permits and approvals which may be required by the
City and any other Governmental Authorities having jurisdiction as to such construction, development or
work. The City shall cooperate with and provide all usual assistance to the Developer in securing these
permits and approvals, and shall diligently process, review and consider all such permits and approvals as
may be required by law.
D.
Continuation and Completion. The City acknowledges and agrees that the Developer
Improvements will necessarily be constructed in stages, phases, or segments, and not in one continuous
process, and that the various components of the Developer Improvements may have differing
commencement and completion dates. Accordingly, the Developer shall not be required to maintain
continuous construction activity on the Developer Improvements, and no cessation, suspension, or
intermittency of work on any component of the Developer Improvements shall constitute a default under
this Agreement; provided that (i) the Developer commences and completes the Developer Improvements
in accordance with the Developer Improvements Schedule attached as Exhibit G, subject to Excusable
Delays, and (ii) once the Developer has commenced construction of the Off-Site Improvements, if the
Developer permits cessation of work on the Off-Site Improvements for a period in excess of 30
consecutive days or 60 days in the aggregate, the Developer shall notify to the City Manager in writing of
the reason for the cessation and the anticipated date of construction recommencement.
E.
Periodic Review. Upon reasonable advance notice, the Developer will meet with the City
to review the design and construction of the Project to determine that they are being performed and
completed in accordance with this Agreement, the Project Plan and all Applicable Law and Requirements.
If the Project is not being designed or constructed in accordance with an approved Site Plan, the Project
Plan, or this Agreement, after consulting with the Developer, the City shall promptly deliver written
notice to the Developer and the Developer shall promptly correct such deficiencies.
F.
Antidiscrimination During Construction. The Developer, for itself, its successors and
assigns, and any contractor with whom the Developer has contracted for the performance of work on the
Project, agrees that in the construction, renovation, improvement, equipping, repair and installation of the
Project provided for in this Agreement, the Developer shall not discriminate against any employee or
applicant for employment because of race, color, creed, religion, age, sex, marital status, handicap,
national origin, sexual orientation or ancestry.
G.
Local Labor, Vendors, and Businesses. The Developer shall use reasonable efforts to
utilize local labor, vendors, and businesses during construction of the Developer Improvements; provided,
however, that the Developer shall have no obligation to utilize local labor, vendors of business to the

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extent they are not the lowest and best bid for the applicable work. The Developer shall communicate
such efforts to the City upon the City’s request.
H.
No Waiver. Nothing in this Agreement shall constitute a waiver of the City’s right to
consider and approve or deny Governmental Approvals pursuant to the City’s regulatory authority as
provided by City Code and applicable state law. The Developer acknowledges that satisfaction of certain
conditions contained in this Agreement requires the reasonable exercise of the City’s discretionary zoning
authority by the City’s Planning Commission and City Commission in accordance with City Code and
applicable state law.
Section 4.06. Rights of Access. Representatives of the City shall have the right of access to
the Redevelopment District, without charges or fees, upon at least 24 hours prior written notice, at normal
construction hours during the period of construction, for the purpose of ensuring compliance with this
Agreement, including, but not limited to, the inspection of the work being performed in constructing,
renovating, improving, equipping, repairing and installing the Project, so long as they comply with all
safety rules. Except in case of emergency, prior to any such access, such representatives of the City will
check in with the on-site manager and Developer’s Representative. Such representatives of the City shall
carry proper identification, shall insure their own safety, assuming the risk of injury, and shall not
interfere with the construction activity. The Developer may require such representatives to sign a waiver
of liability prior to being permitted on-site. Notwithstanding any provision in this Agreement to the
contrary, the City and its officers, employees and agents shall retain all rights of access to the Project
pursuant to State law and the City Code.
Section 4.07. Certificate of Substantial Completion. Promptly after Substantial Completion
of the Developer Improvements in accordance with the provisions of this Agreement, the Developer may
submit a Certificate of Substantial Completion to the City. “Substantial Completion” shall mean that the
Developer has substantially completed the Developer Improvements in accordance with this Agreement
in the sole reasonable discretion of the City. A Certificate of Substantial Completion shall be in
substantially the form attached as Exhibit F. The City shall, within a reasonable period of time following
the City’s receipt of a Certificate of Substantial Completion, carry out such inspections as it deems
necessary to verify to its reasonable satisfaction the accuracy of the certifications contained in such
Certificate of Substantial Completion. The City’s execution of a Certificate of Substantial Completion for
the Developer Improvements shall constitute evidence of the satisfaction of the Developer’s agreements
and covenants to construct the Developer Improvements.

ARTICLE V
USE OF THE REDEVELOPMENT DISTRICT
Section 5.01.

Tenants and Land Use Restrictions. At all times while this Agreement is in

effect:
A.
Conformance with Project Plan. The Project Area shall be developed, and the Project
constructed, in accordance with this Agreement and the Project Plan submitted by the Developer and
approved by the City. No “substantial changes,” as defined by K.S.A. 12-1770a(t), shall be made to the
Project except as may be mutually agreed upon, in writing, between the Developer and the City and as
provided in the TIF Act.
B.
Prohibited Uses. The types of land uses set forth in Exhibit E hereto are prohibited
within the Redevelopment District, unless approved in writing by the City, and this prohibition shall be

13

construed as running with the land, enforceable against the purchasers or other transferees as if such
purchaser or transferee were originally a party and bound by this Agreement.
C.
Tax-Exempt Organizations. The Developer may not sell or lease property within the
Redevelopment District to a tax-exempt organization if such sale or lease would cause any portion of the
Project Area to be exempt from taxation for real property tax purposes, unless approved in writing by the
City. Otherwise, there shall be no restriction on the Developer’s sale or lease of property within the
Redevelopment District to a tax-exempt organization. Nothing in this Section shall prevent the granting of
any temporary or permanent easements necessary to facilitate the construction of the Project.
Section 5.02.

Operation of Project.

A.
Compliance with Applicable Laws. The Project shall comply with all applicable building
and zoning, health, environmental and safety resolutions and laws and all other applicable laws, rules and
regulations. The Developer shall, at its own expense, secure or cause to be secured any and all permits
which may be required by the City and any other governmental agency having jurisdiction for the
construction and operation of the Project, including but not limited to, obtaining all necessary rental
licenses and paying any necessary fees to obtain required permits and licenses.
B.
Maintenance. During the term of this Agreement, Developer shall cause all parts of the
Project owned by Developer to be maintained, preserved and kept in good repair and working order and
in good and safe condition, consistent with industry standards for similarly situated projects in the greater
metropolitan Kansas City and Douglas County metropolitan areas. Developer may make additions,
alterations and changes to the Project so long as such additions, alterations and changes are made in
compliance with all Applicable Law and Requirements, and as long as the same do not materially
adversely affect Developer’s ability to perform its obligations under this Agreement. Additionally, the
Developer will diligently maintain, or cause to be maintained, all public access drives, parking areas,
landscape areas, and open space areas within the Redevelopment District that are owned by Developer,
and will repair any and all damage (reasonable wear and tear excepted) to such areas in a timely manner,
in accordance with all applicable codes and property maintenance standards implemented for similarly
situated projects in the metropolitan Kansas City and Douglas County metropolitan areas.
Section 5.03.

Taxes, Assessments, Encumbrances and Liens.

A.
The Developer shall pay when due all real estate taxes and assessments for the real
property owned by Developer within the Redevelopment District. Nothing herein shall be deemed to
otherwise prohibit the Developer from contesting the validity or amounts of any assessment, encumbrance
or lien, nor to limit the remedies available to the Developer in respect thereto.
B.
Subject to Section 5.04, Developer agrees that no mechanics’ or other liens shall be
established or remain against the Project, or the funds in connection with any of the Project, for labor or
materials furnished in connection with any acquisition, construction, additions, modifications,
improvements, repairs, renewals or replacements so made. However, the Developer shall not be in
default if mechanics’ or other liens are filed or established and the Developer contests in good faith said
mechanics’ liens and in such event may permit the items so contested to remain undischarged and
unsatisfied during the period of such contest and any appeal therefrom. The Developer hereby agrees and
covenants to indemnify and hold harmless the City in the event any liens are filed against the Project as a
result of acts of the Developer, its agents or independent contractors.
Section 5.04.

Financing During Construction; Rights of Holders.

14

A.
No Encumbrances Except Mortgages during Construction. Notwithstanding any other
provision of this Agreement, mortgages are permitted for the acquisition, construction, renovation,
improvement, equipping, repair and installation of the Project and to secure permanent financing
thereafter. However, nothing contained in this paragraph is intended to permit or require the
subordination of general property taxes, special assessments or any other statutorily authorized
governmental lien to be subordinate in the priority of payment to such mortgages.
B.
Holder Not Obligated to Construct Improvements. The holder of any mortgage
authorized by this Agreement shall not be obligated by the provisions of this Agreement to construct or
complete the Project or to guarantee such construction or completion; nor shall any covenant or any other
provision in the deed for the Redevelopment District be construed so to obligate such holder. Nothing in
this Agreement shall be deemed to construe, permit or authorize any such holder to devote the
Redevelopment District to any uses or to construct any improvements thereon, other than those uses or
improvements provided for or authorized by this Agreement.
C.
Notice of Default to Mortgage Holders; Right to Cure. With respect to any mortgage
granted by Developer as provided herein, whenever the City shall deliver any notice or demand to
Developer with respect to any breach or default by the Developer in completion of construction of the
Project, the City shall at the same time deliver to each holder of record of any mortgage authorized by this
Agreement a copy of such notice or demand, but only if City has been requested to do so in writing by
Developer. Each such holder shall (insofar as the rights of the City are concerned) have the right, at its
option, within sixty (60) days after the receipt of the notice, to cure or remedy or commence to cure or
remedy any such default and to add the cost thereof to the mortgage debt and the lien of its mortgage.
Nothing contained in this Agreement shall be deemed to permit or authorize such holder to undertake or
continue the construction or completion of the Project (beyond the extent necessary to conserve or protect
the Project or construction already made) without first having expressly assumed the Developer’s
obligations to the City by written agreement satisfactory to and with the City. The holder, in that event,
must agree to complete, in the manner provided in this Agreement, that portion of the Project to which the
lien or title of such holder relate, and submit evidence satisfactory to the City that it has the qualifications
and financial responsibility necessary to perform such obligations.
D.
The restrictions on Developer financing set forth in this Section are intended to, and shall,
apply only to mortgage financing incurred during the construction period for the improvements. Such
restrictions shall not apply to permanent financing, refinancing, or any other financing obtained by the
Developer or its successors or assigns. Nothing in this Agreement is intended or shall be construed to
prevent, restrict, or condition the Developer’s ability to obtain, refinance, or replace any financing for the
Project or any aspect thereof.
Section 5.05. Covenant for Non-Discrimination. The Developer covenants by and for itself
and any successors in interest that there shall be no discrimination against or segregation of any person or
group of persons on account of race, color, creed, religion, sex, familial status, marital status, age,
handicap, national origin, sexual orientation or ancestry in the sale, lease, sublease, transfer, use,
occupancy, tenure or enjoyment of the Redevelopment District, nor shall the Developer itself or any
person claiming under or through it establish or permit any such practice or practices of discrimination or
segregation with reference to the selection, location, number, use or occupancy of tenants, lessees,
subtenants, sublessees or vendees of the Redevelopment District.
The covenant established in this Section shall, without regard to technical classification and
designation, be binding for the benefit and in favor of the City, its successors and assigns and any
successor in interest to the Redevelopment District or any part thereof. The covenants contained in this
Section shall remain for so long as this Agreement is in effect. Notwithstanding the foregoing, if a

15

violation of this Section is alleged to have occurred with respect to a portion of the Project Area in which
the Developer no longer holds an ownership interest, or is committed by a person or entity unrelated to
the Developer, such violation shall not constitute a breach by the Developer or a Developer Event of
Default under this Agreement. In such event, the City may enforce the covenants contained in this Section
directly against the breaching party, but shall have no right to enforce such covenants against, or to
declare a Developer Event of Default with respect to, the Developer.
Section 5.06. Industrial Revenue Bonds. The City agrees to consider one or more issuances
of IRBs to provide sales tax exemption on the Project’s construction materials and furniture, fixtures, and
equipment in accordance with the provisions of K.S.A. 12-1740 to 12-1749d, inclusive, and the
Developer (or permitted successors and assigns) will be responsible for payment of all costs of issuance
related to the IRBs.
Section 5.07.

Sales Tax Information.

A.
The Developer shall provide the City written notice of all current tenants of the Project
within thirty (30) days of the opening or closing for business of any business within the Redevelopment
District, and at all other times upon the written request of the City Manager.
B.
The Developer shall provide to the City simultaneously with submission to the Kansas
Department of Revenue the monthly sales tax returns for Developer’s facilities in the Redevelopment
District, and such obligation shall be a covenant running with the land enforceable against all businesses
operating in the Redevelopment District that will only terminate: (i) upon the passage by the City of an
ordinance terminating the Redevelopment District; or (ii) upon termination of this Agreement as provided
hereunder.
C.
The Developer agrees to use commercially reasonable efforts to cause all prospective
assignees, purchasers, tenants, subtenants or any other entity acquiring property or occupancy rights in the
Redevelopment District following the Effective Date to be obligated by written contract (lease agreement
or other enforceable document) to provide to the City simultaneously with submission to the Kansas
Department of Revenue the monthly sales tax returns for their facilities in the Redevelopment District.
The Developer hereby agrees that it will use commercially reasonable efforts to ensure that each such
prospective lease agreement provides that the City is an intended third party beneficiary of such
provisions and has a separate and independent right to enforce such provisions directly against such
tenant or purchaser.
D.
To the extent it may legally do so, information obtained pursuant to this Section shall be
kept confidential by the City in accordance with K.S.A. 79-3657 and the City shall take all actions
necessary to preserve the confidentiality thereof and to ensure that, under no circumstances, will such
information become public record.
ARTICLE VI
TAX INCREMENT FUND
Section 6.01.

Tax Increment Fund.

A.
Creation of Fund; Deposit of Incremental Tax Revenues. The City shall establish and
maintain a separate fund and account known as the K-10 Corridor Tax Increment Fund – Project Area 1
(the “Tax Increment Fund”).

16

B.
Disbursements from Fund. All disbursements from the Tax Increment Fund shall be
made only to pay Redevelopment Project Costs and the City Administrative Fee provided in Section 6.02
and City Expenses. The City shall have sole control of the disbursements from the Tax Increment Fund.
Such disbursements shall not be made until the conditions precedent listed in Section 6.03 have been met
and shall be made in the following order of priority:
1.

Payment of the City Administrative Fee.

2.
Reimbursement of Redevelopment Project Costs incurred by the Developer up to
the Reimbursement Cap.
Upon reimbursement of Developer up to the Reimbursement Cap, the City may use any surplus
amounts held in the Tax Increment Fund for any purpose authorized by the TIF Act.
Section 6.02. City Administrative Fee. The City shall charge the City Administrative Fee in
connection with the administration and other City costs of the Incremental Tax Revenues in the amount of
one-half percent (0.5%) of all Incremental Tax Revenues.
Section 6.03. Conditions Precedent to Reimbursement. No disbursements to Developer
from the Tax Increment Fund will be made unless and until a Certificate of Substantial Completion has
been submitted to and executed by the City in accordance with Section 4.07.

ARTICLE VII
ASSIGNMENT; TRANSFER
Section 7.01.

Transfer of Obligations.

A.
The rights, duties and obligations hereunder of the Developer may not be assigned, in
whole or in part, to another entity, without the prior approval, such approval not to be unreasonably
withheld, of the City Commission following verification by the City Attorney that the assignment
complies with the terms of this Agreement. Any proposed assignee shall have qualifications and financial
responsibility, as reasonably determined by the City Manager, necessary and adequate to fulfill the
obligations of the Developer with respect to the portion of the Redevelopment District being transferred.
Any proposed assignee shall, by instrument in writing, for itself and its successors and assigns, and
expressly for the benefit of the City, assume all of the obligations of the Developer under this Agreement
and agree to be subject to all the conditions and restrictions to which the Developer is subject (or, in the
event the transfer is of or relates to a portion of the Redevelopment District, such obligations, conditions
and restrictions to the extent that they relate to such portion) (collectively, the “Transfer Documents”).
The Developer shall not be relieved from any obligations set forth herein unless and until the City
specifically agrees to release the Developer. The Developer agrees to record all assignments in the office
of the Register of Deeds of Douglas County, Kansas, in a timely manner following the execution of such
agreements.
B.
The Parties’ obligations pursuant to this Agreement, unless earlier satisfied, shall inure to
and be binding upon the heirs, executors, administrators, successors and assigns of the respective parties
as if they were in every case specifically named and shall be construed as a covenant running with the
land, enforceable against the purchasers or other transferees as if such purchaser or transferee were
originally a party and bound by this Agreement. Notwithstanding the foregoing, no tenant of any part of
the Redevelopment District shall be bound by any obligation of the Developer solely by virtue of being a

17

tenant; provided, however, that no transferee or owner of property within the Redevelopment District
except the Developer shall be entitled to any rights whatsoever or claim upon the Incremental Tax
Revenues as set forth herein, except as specifically authorized in writing by the Developer.
C.
The foregoing restrictions on assignment, transfer and conveyance shall not apply to any
security interest granted to secure indebtedness to any construction or permanent lender.
Section 7.02. Corporate Reorganization; Assignment or Transfer to Related Party. The
Developer may form additional development or ownership entities to replace or joint venture with
Developer for the purpose of estate planning or any other purpose; provided that the current principals of
Developer own not less than 51% of any new or restructured company (a “Related Entity”). Any
assignment or transfer to a Related Entity shall be automatically permitted by the City upon receipt by the
City of the Transfer Documents described in Section 7.01.A.
Section 7.03.
Therein.

Transfer of the Redevelopment District, the Buildings or Structures

A.
The Developer shall be authorized to transfer any property interest within the boundaries
of the Redevelopment District in accordance with the requirements of this Section 7.03.
B.
Developer may sell or lease real estate in the Redevelopment District in the ordinary
course of its business with notice to, but without need for prior consent from, the City Manager, if the
transfer does not include a transfer of any construction or development obligations under this Agreement.
Developer shall notify the City in writing of such transfer not less than thirty (30) days prior to the
proposed effective date of any proposed sale or other transfer of any or all of the real property in the
Redevelopment District or any interest therein. Such notice shall include (i) a copy (or draft, if an
executed copy is not available) of the instrument effecting such sale or other disposition, and (ii) if the
transfer includes a transfer of construction or development obligations of this Agreement thereby making
the transfer subject to the approval stated in Section 7.01A, evidence sufficient to the City that the
proposed transferee has all of the qualifications and financial responsibility, as reasonably determined by
the City, necessary and adequate to fulfill the obligations of Developer in accordance with Section 7.01.
C.
The restrictions in this Section 7.03 shall not be deemed to prevent the granting of
temporary or permanent easements or permits to facilitate the development of the Redevelopment District
or to prohibit or restrict the leasing of any part or parts of a building, structure, or land.

ARTICLE VIII
GENERAL COVENANTS
Section 8.01.

Indemnification of City.

A.
Developer agrees to indemnify and hold the City, its officials, officers, employees, agents
independent contractors, and consultants (collectively, the “City Indemnified Parties”) harmless from
and against any and all suits, claims, costs of defense, damages, injuries, liabilities, judgments, costs
and/or expenses, including court costs and attorneys fees, to the extent resulting from, arising out of, or in
any way connected with:
1.
the Developer’s actions and undertaking in implementation of the Project Plan or
this Agreement;

18

2.
the negligence or willful misconduct of Developer, its employees, agents or
independent contractors and consultants in connection with the management, design,
development, redevelopment and construction of the Project; and
3.
any delay or expense resulting from any litigation filed against the Developer by
any member or shareholder of the Developer, any prospective investor, prospective partner or
joint venture partner, lender, co-proposer, architect, contractor, consultant or other vendor.
This section shall not apply to willful misconduct or negligence of the City or its officers, employees or
agents. This section includes, but is not limited to, any repair, cleanup, remediation, detoxification, or
preparation and implementation of any removal, remediation, response, closure or other plan (regardless
of whether undertaken due to governmental action) concerning any hazardous substance or hazardous
wastes including petroleum and its fractions as defined in (i) the Comprehensive Environmental
Response, Compensation and Liability Act (“CERCLA”; 42 U.S.C. Section 9601, et seq.), (ii) the
Resource Conservation and Recovery Act (“RCRA”; 42 U.S.C. Section 6901 et seq.) and (iii) Article 34,
Chapter 65, K.S.A. and all amendments thereto, at any place where Developer owns or has control of real
property pursuant to any of Developer’s activities under this Agreement. The foregoing indemnity is
intended to operate as an agreement pursuant to Section 107 (e) of CERCLA to assure, protect, hold
harmless and indemnify City from liability.
B.
In the event any suit, action, investigation, claim or proceeding (collectively, an
“Action”) is begun or made as a result of which the Developer may become obligated to one or more of
the City Indemnified Parties hereunder, any one of the City Indemnified Parties shall give prompt notice
to the Developer of the occurrence of such event.
C.
The right to indemnification set forth in this Agreement shall survive the termination of
this Agreement.
Section 8.02. Insurance. Developer shall maintain or cause to be maintained insurance with
respect to the Project covering such risks that are of an insurable nature and of the character customarily
insured against by organizations operating similar properties and engaged in similar operations (including
but not limited to property and casualty, worker’s compensation and general liability) and in such
amounts as, in the reasonable judgment of Developer, are adequate to protect the Developer and the
Project. Throughout the term of this Agreement, Developer agrees to provide the City upon request
evidence of property insurance and a certificate of liability insurance demonstrating compliance with this
Section 8.02.
Section 8.03.

Obligation to Restore.

A.
Restoration of Project by Developer. The Developer hereby agrees that if any portion of
the Project owned by Developer shall be damaged or destroyed, in whole or in part, by fire or other
casualty, the Developer shall promptly restore, replace or rebuild the same, or shall promptly cause the
same to be restored, replaced or rebuilt, to as nearly as possible the value, quality and condition it was in
immediately prior to such fire or other casualty or taking, with such alterations or changes as may be
approved in writing by the City, which approval shall not be unreasonably withheld.
B.
Restoration of Project by Third Parties. The Developer further agrees that each contract,
lease or sublease relating to the development, ownership or use of any portion of the Project not owned or
controlled by the Developer shall include a provision to the effect that if any portion of the Project
controlled by such owner, lessee or sublessee shall be damaged or destroyed, in whole or in part, by fire

19

or other casualty, such owner, lessee or sublessee shall promptly restore, replace or rebuild the same (or
shall promptly cause the same to be restored, replaced or rebuilt) to as nearly as possible the value, quality
and condition it was in immediately prior to such fire or other casualty or taking, with such alterations or
changes as may be approved in writing by the Developer and the City, which approval shall not be
unreasonably withheld. The Developer agrees that each contract, lease or sublease relating to the
development, ownership or use of any portion of the Project shall include a requirement that, in the event
insurance covering fire or other casualty results in payment of insurance proceeds to a lender, the lender
shall be obligated to restore certain portions of the Project in accordance with this Section.
C.
Enforcement. The restrictions set forth in this Section are for the benefit of the City and
may be enforced by the City by a suit for specific performance or for damages, or both.
Section 8.04. Non-liability of Officials, Employees and Agents of the City. No recourse
shall be had for the reimbursement of the Redevelopment Project Costs or for any claim based thereon or
upon any representation, obligation, covenant or agreement contained in this Agreement against any past,
present or future official, officer, employee or agent of the City, under any rule of law or equity, statute or
constitution or by the enforcement of any assessment or penalty or otherwise, and all such liability of any
such officials, officers, employees or agents as such is hereby expressly waived and released as a
condition of and consideration for the execution of this Agreement.
Section 8.05. Chamber Participation. During the TIF Term, either the Developer, Main
Street Development Group LLC or Alcove Development, LLC shall be a member of and reasonably
participate in the Eudora Chamber of Commerce (the “Chamber”). Such participation shall include
annual payment of dues to the Chamber. Additionally, the Developer shall use reasonable efforts to
encourage tenants and successor owners within the Redevelopment District to become members of and
actively participate in the Chamber.
Section 8.06. Non-Poaching Covenant. Developer shall not directly sell or lease any portion
of the Redevelopment District to an existing retail business in the City if such business would relocate
from outside the Redevelopment District, without the Developer first obtaining the written consent of the
City Manager. Provided, there shall be no restriction for businesses located within the City adding an
additional location inside the Redevelopment District. The covenant set forth in this Section 8.06 applies
only to Developer and shall not apply to subsequent owners of real estate in the Project Area. This
covenant shall expire and cease to have any force or effect on or after the tenth (10th) anniversary of the
date of this Agreement.
Section 8.07. State Reporting Requirements. Developer hereby agrees to cooperate with the
City and/or the Secretary of Commerce (the “Secretary”) to provide information required for compliance
with the reporting requirements in K.S.A. Section 74-50,226 et seq. Such information will be in the form
and manner required by the Secretary for publication on the Kansas Department of Commerce website.
Failure to comply with the requirements of this section beyond applicable cure periods will be a
Developer Event of Default. Developer will pay any and all administrative fees to be collected by the
Secretary in connection with these reporting requirements.
ARTICLE IX
DEFAULTS AND REMEDIES
Section 9.01. Developer Event of Default. Subject to Section 9.05, a “Developer Event of
Default” shall mean a default in the performance of any obligation or breach of any covenant or
agreement of the Developer in this Agreement (other than a covenant or agreement, a default in the

20

performance or breach of which is specifically dealt with elsewhere in this Section), and continuance of
such default or breach for a period of thirty (30) days after City has delivered to Developer a written
notice specifying such default or breach and requiring it to be remedied; provided, that if such default or
breach cannot be fully remedied within such thirty (30) day period, but can reasonably be expected to be
fully remedied and the Developer is diligently attempting to remedy such default or breach, such default
or breach shall not constitute an event of default if the Developer shall immediately upon receipt of such
notice diligently attempt to remedy such default or breach and shall thereafter prosecute and complete the
same with due diligence and dispatch.
Section 9.02. City Event of Default. Subject to Section 9.05, a “City Event of Default” shall
mean a default in the performance of any obligation or breach of any other covenant or agreement of the
City in this Agreement (other than a covenant or agreement, a default in the performance or breach of
which is specifically dealt with elsewhere in this Section), and continuance of such default or breach for a
period of thirty (30) days after there has been given to the City by the Developer a written notice
specifying such default or breach and requiring it to be remedied; provided, that if such default or breach
cannot be fully remedied within such thirty (30) day period, but can reasonably be expected to be fully
remedied and the City is diligently attempting to remedy such default or breach, such default or breach
shall not constitute an event of default if the City shall immediately upon receipt of such notice diligently
attempt to remedy such default or breach and shall thereafter prosecute and complete the same with due
diligence and dispatch.
Section 9.03.

Remedies Upon a Developer Event of Default.

A.
Upon the occurrence and continuance of a Developer Event of Default, the City shall
have the following rights and remedies, in addition to any other rights and remedies provided under this
Agreement or by law:
1.
The City shall have the right to terminate this Agreement, the Developer’s rights
under this Agreement, the Redevelopment District, and/or the Project Plan.
2.
The City may pursue any available remedy at law or in equity by suit, action,
mandamus or other proceeding to enforce and compel the performance of the duties and
obligations of the Developer as set forth in this Agreement, to enforce or preserve any other rights
or interests of the City under this Agreement or otherwise existing at law or in equity and to
recover any damages incurred by the City resulting from such Developer Event of Default.
B.
Upon termination of this Agreement for any reason, the City shall have no obligation to
reimburse the Developer for any amounts advanced under this Agreement or costs otherwise incurred or
paid by Developer.
C.
If the City has instituted any proceeding to enforce any right or remedy under this
Agreement by suit or otherwise, and such proceeding has been discontinued or abandoned for any reason,
or has been determined adversely to the City, then and in every case the City and the Developer shall,
subject to any determination in such proceeding, be restored to their former positions and rights
hereunder, and thereafter all rights and remedies of the City shall continue as though no such proceeding
had been instituted.
D.
The exercise by the City of any one remedy shall not preclude the exercise by it, at the
same or different times, of any other remedies for the same default or breach. No waiver made by the
City shall apply to obligations beyond those expressly waived.

21

E.
Any delay by the City in instituting or prosecuting any such actions or proceedings or
otherwise asserting its rights under this Section shall not operate as a waiver of such rights or limit it in
any way. No waiver in fact made by the City of any specific default by the Developer shall be considered
or treated as a waiver of the rights with respect to any other defaults, or with respect to the particular
default except to the extent specifically waived.
Section 9.04.

Remedies Upon a City Event of Default.

A.
Upon the occurrence and continuance of a City Event of Default the Developer shall have
the following rights and remedies, in addition to any other rights and remedies provided under this
Agreement or by law:
1.
The Developer shall have the right to terminate the Developer’s obligations
under this Agreement;
2.
The Developer may pursue any available remedy at law or in equity by suit,
action, mandamus or other proceeding to enforce and compel the performance of the duties and
obligations of the City as set forth in this Agreement, to enforce or preserve any other rights or
interests of the Developer under this Agreement or otherwise existing at law or in equity and to
recover any damages incurred by the Developer resulting from such City Event of Default.
B.
If the Developer has instituted any proceeding to enforce any right or remedy under this
Agreement by suit or otherwise, and such proceeding has been discontinued or abandoned for any reason,
or has been determined adversely to the Developer, then and in every case the Developer and the City
shall, subject to any determination in such proceeding, be restored to their former positions and rights
hereunder, and thereafter all rights and remedies of the Developer shall continue as though no such
proceeding had been instituted.
C.
The exercise by the Developer of any one remedy shall not preclude the exercise by it, at
the same or different times, of any other remedies for the same default or breach. No waiver made by the
Developer shall apply to obligations beyond those expressly waived.
D.
Any delay by the Developer in instituting or prosecuting any such actions or proceedings
or otherwise asserting its rights under this paragraph shall not operate as a waiver of such rights or limit it
in any way. No waiver in fact made by the Developer of any specific default by the City shall be
considered or treated as a waiver of the rights with respect to any other defaults, or with respect to the
particular default except to the extent specifically waived.
Section 9.05. Excusable Delays. Neither the City nor the Developer shall be deemed to be in
default of this Agreement because of an Excusable Delay.
Section 9.06. Legal Actions. Any legal actions related to or arising out of this Agreement
must be instituted in the District Court of Douglas County, Kansas or, if federal jurisdiction exists, in the
United States District Court for the District of Kansas.

ARTICLE X
GENERAL PROVISIONS

22

Section 10.01. Mutual Assistance. The City and the Developer agree to take such actions,
including the execution and delivery of such documents, instruments, petitions and certifications as may
be necessary or appropriate to carry out the terms, provisions and intent of this Agreement and to aid and
assist each other in carrying out said terms, provisions and intent.
Section 10.02. Effect of Violation of the Terms and Provisions of this Agreement; No
Partnership. The City is deemed the beneficiary of the terms and provisions of this Agreement, for and
in its own rights and for the purposes of protecting the interests of the community and other parties,
public or private, in whose favor and for whose benefit this Agreement and the covenants running with
the land have been provided. The Agreement shall run in favor of the City, without regard to whether the
City has been, remains or is an owner of any land or interest therein in the Project or the Redevelopment
District. The City shall have the right, if the Agreement or covenants are breached, to exercise all rights
and remedies, and to maintain any actions or suits at law or in equity or other proper proceedings to
enforce the curing of such breaches to which it or any other beneficiaries of this Agreement and
covenants may be entitled. Nothing contained herein shall be construed as creating a partnership between
the Developer and the City.
Section 10.03. Time of Essence. Time is of the essence of this Agreement. The Parties will
make every reasonable effort to expedite the subject matters hereof and acknowledge that the successful
performance of this Agreement requires their continued cooperation.
Section 10.04. Amendments. This Agreement may be amended only by the mutual consent of
the Parties, by the adoption of a resolution of the City approving said amendment, as provided by law,
and by the execution of said amendment by the Parties or their successors in interest.
Section 10.05. Agreement Controls. The Parties agree that the Project Plan will be
implemented as agreed in this Agreement. This Agreement specifies the rights, duties and obligations of
the City and Developer with respect to constructing the Project, the payment of Redevelopment Project
Costs and all other methods of implementing the Project Plan. The Parties further agree that this
Agreement contains provisions that are in greater detail than as set forth in the Project Plan and that
expand upon the estimated and anticipated sources and uses of funds to implement the Project Plan.
Nothing in this Agreement shall be deemed an amendment of the Project Plan. Except as otherwise
expressly provided herein, this Agreement supersedes all prior agreements, negotiations and discussions
relative to the subject matter hereof and is a full integration of the agreement of the Parties.
Section 10.06. Conflicts of Interest.
A.
No member of the City’s governing body or of any branch of the City’s government that
has any power of review or approval of any of the Developer’s undertakings shall participate in any
decisions relating thereto which affect such person’s personal interest or the interests of any corporation
or partnership in which such person is directly or indirectly interested. Any person having such interest
shall immediately, upon knowledge of such possible conflict, disclose, in writing, to the City the nature of
such interest and seek a determination with respect to such interest by the City and, in the meantime, shall
not participate in any actions or discussions relating to the activities herein proscribed.
B.
The Developer warrants that it has not paid or given and will not pay or give any officer,
employee or agent of the City any money or other consideration for obtaining this Agreement. The
Developer further represents that, to its best knowledge and belief, no officer, employee or agent of the
City who exercises or has exercised any functions or responsibilities with respect to the Project during his
or her tenure, or who is in a position to participate in a decision making process or gain insider
information with regard to the Project, has or will have any interest, direct or indirect, in any contract or

23

subcontract, or the proceeds thereof, for work to be performed in connection with the Project, or in any
activity, or benefit therefrom, which is part of the Project at any time during or after such person’s tenure.
Section 10.07. Term. Unless earlier terminated as provided herein, this Agreement shall remain
in full force and effect during the TIF Term.
Section 10.08. Validity and Severability. It is the intention of the parties that the provisions of
this Agreement shall be enforced to the fullest extent permissible under the laws and public policies of the
State of Kansas, and that the unenforceability (or modification to conform with such laws or public
policies) of any provision hereof shall not render unenforceable, or impair, the remainder of this
Agreement. Accordingly, if any provision of this Agreement shall be deemed invalid or unenforceable in
whole or in part, this Agreement shall be deemed amended to delete or modify, in whole or in part, if
necessary, the invalid or unenforceable provision or provisions, or portions thereof, and to alter the
balance of this Agreement in order to render the same valid and enforceable.
Section 10.09. Required Disclosures. The Developer shall immediately notify the City of the
occurrence of any material event which would cause any of the information furnished to the City by the
Developer in connection with the matters covered in this Agreement to contain any untrue statement of
any material fact or to omit to state any material fact required to be stated therein or necessary to make
any statement made therein, in the light of the circumstances under which it was made, not misleading.
Section 10.10. Tax Implications. The Developer acknowledges and represents that (1) neither
the City nor any of its officials, employees, consultants, attorneys or other agents has provided to the
Developer any advice regarding the federal or state income tax implications or consequences of this
Agreement and the transactions contemplated hereby, and (2) the Developer is relying solely upon its own
tax advisors in this regard.
Section 10.11. Authorized Parties. Whenever under the provisions of this Agreement and
other related documents, instruments or any supplemental agreement, a request, demand, approval, notice
or consent of the City or the Developer is required, or the City or the Developer is required to agree or to
take some action at the request of the other Party, such approval or such consent or such request shall be
given for the City, unless otherwise provided herein, by the City Manager and for the Developer by any
officer of Developer so authorized; and any person shall be authorized to act on any such agreement,
request, demand, approval, notice or consent or other action and neither Party shall have any complaint
against the other as a result of any such action taken. The City Manager may seek the advice, consent or
approval of the City Commission before providing any supplemental agreement, request, demand,
approval, notice or consent for the City pursuant to this Section.
Section 10.12. Notice. All notices and requests required pursuant to this Agreement shall be
sent as follows:
To the City:

To the Developer:

City Manager
City of Eudora, Kansas
PO Box 650
4 East 7th Street
Eudora, Kansas 66025
[email protected]

Main Street Development Group LLC
Attn: Dustin Baker
P.O. Box 3789
Lawrence, Kansas 66046
[email protected]

With a copy to:

With a copy to:

24

City Attorney
City of Eudora, Kansas
PO Box 650
4 East 7th Street
Eudora, Kansas 66025
[email protected]

Matthew S. Gough
Barber Emerson, L.C.
1211 Massachusetts St.
PO Box 667
Lawrence, Kansas 66044
[email protected]

and
Kevin Wempe
Gilmore & Bell, P.C.
2405 Grand Blvd., Suite 1100
Kansas City, Missouri 64108
[email protected]
or at such other addresses as the Parties may indicate in writing to the other in accordance with the
provisions of this Agreement (with at least ten (10) days’ notice of such change in writing), either by
personal delivery, reputable overnight delivery service (such as UPS or FedEx), by certified mail, return
receipt requested, or by email, with electronic or telephonic confirmation of receipt. Any notice sent by:
(a) certified mail, return receipt requested, shall be deemed delivered two (2) business days after
deposited in the United States Mail; (b) personal delivery shall be deemed delivered when actually
received; (c) an overnight delivery service shall be deemed delivered on the business day following the
date the notice is deposited with the overnight delivery service; and (d) email shall be deemed duly given
as of the date of confirmation of receipt.
Section 10.13. Kansas Law. This Agreement shall be governed by and construed in accordance
with the laws of the State of Kansas.
Section 10.14. Counterparts. This Agreement may be executed in several counterparts, each of
which shall be an original and all of which shall constitute but one and the same agreement.
Section 10.15. Recordation of Agreement. Developer shall record a memorandum of this
Agreement (and a memorandum of any amendments or supplements hereto), joined by the owner(s) of the
affected real property, to be recorded in the real estate records of Douglas County, Kansas, and Developer
shall provide proof of recording such memorandum to the City.
Section 10.16. Consent or Approval. Except as otherwise provided in this Agreement,
whenever the consent, approval or acceptance of either Party is required hereunder, such consent,
approval or acceptance shall not be unreasonably withheld or unduly delayed.
Section 10.17. Electronic Transactions. The transaction described herein may be conducted and
related documents may be stored by electronic means. Copies, telecopies, facsimiles, electronic files and
other reproductions of original executed documents shall be deemed to be authentic and valid
counterparts of such original documents for all purposes, including the filing of any claim, action or suit
in the appropriate court of law.
Section 10.18. Ongoing City Expenses.
Developer acknowledges that the ongoing
interpretation, administration, amendment, or performance of this Agreement may result in additional
actual and documented out-of-pocket expenses to the City (collectively, the “City Expenses”), and,
subject to the terms and conditions hereof, Developer shall be responsible for payment of reasonable City

25

Expenses to the extent the City Expenses incurred directly in connection with this Agreement in any year
of the TIF Term exceed the aggregate amount of funds from (i) the Administrative Service Fee received
by the City during such calendar year and (ii) any amounts paid or deposited by the Developer pursuant to
that certain Funding Agreement between the parties and not previously expended to pay such City
Expenses. The City shall submit to the Developer an itemized statement of actual payments for such City
Expenses with each such request for payment or reimbursement from the Developer’s funds.
The Developer shall advance to the City the amounts set forth on such statements within thirty
(30) days of receipt thereof. If such funds are not received by the City within such 30-day period, the
unpaid balance shall be subject to a penalty of one-and-one-half percent (1.5%) per month until paid, and
the City shall be relieved of any and all obligations hereunder until such City Expenses are paid and/or
may declare a Developer Event of Default.

[Balance of page intentionally left blank]

26

THIS AGREEMENT has been executed as of the date first hereinabove written.

CITY OF EUDORA, KANSAS

By:
Tim Bruce, Mayor
(SEAL)
ATTEST:

_______________________________
Kelly Delay, City Clerk

Development Agreement

S-1

MAIN STREET DEVELOPMENT GROUP
LLC,
a Kansas limited liability company

By:
Name:
Title:

Development Agreement

S-2

EXHIBIT A
MAP AND LEGAL DESCRIPTION OF REDEVELOPMENT DISTRICT AND PROJECT AREA
Map of Redevelopment District:

A-1

Legal Description of Redevelopment District:
TRACT 1:
A tract of land in the West one-half of Section 3, Township 13 South, Range 21 East of the 6th P.M.,
more particularly described as follows: Commencing at the Southwest corner of said Section 3, thence N
00°00’00” E along the West line of said Section 3 a distance of 1535.00 feet for a point of beginning,
thence continuing N 00°00’00” E along the West line of said Section 3 a distance of 432.65 feet; thence S
87°34’14” E a distance of 226.58 feet; thence S 02°33’27” W a distance of 84.80 feet; thence S
69°14’04” E a distance of 8.41 feet; thence S 01°25’32” W a distance of 126.65 feet; thence S 89°12’29”
E a distance of 32.27 feet; thence S 01°01’57” W a distance of 59.39 feet; thence S 89°12’36” E a
distance of 115.69 feet; thence N 21°58’09” E a distance of 70.75 feet; thence S 88°04’34” E a distance
of 631.64 feet; thence N 05°08’43” E a distance of 1316.43 feet; thence N 87°24’09” E a distance of
365.06 feet; thence S 07°56’06” W a distance of 410.86 feet to the North line of the Southwest Quarter of
said Section 3; thence N 88 °58’08” W along the North line of the Southwest Quarter of said Section 3 a
distance of 70.12 feet to the Northeast Corner of the West one-half of the Southwest Quarter of said
Section 3; thence S 00°01’17” W along the East line of the West one-half of the Southwest Quarter of
said Section 3 a distance of 2267.70 feet to the North right-of-way line of Kansas Highway #10; thence S
78 °53’01” W along the North right-of-way line of Kansas Highway #10 a distance of 501.63 feet to the
East line of Lot 1, Eisele Mobile Home Village; thence N 00 °00’00” E along the East line of said Lot 1 a
distance of 1238.50 feet to the Northeast corner of said Lot 1; thence N 88 °58’38” W along the North
line of said Lot 1 a distance of 835.00 feet to the point of beginning, all in Douglas County, Kansas.
TRACT 2:
Commencing at the Northwest corner of the Southwest Quarter of the Southwest Quarter of Section 3,
Township 13 South, Range 21 East of the 6th P.M., thence N 00 ° 00’00” E on the West line of the
Southwest Quarter of said Section 3, 632.58 feet for a point of beginning; thence continuing N 00 °
00’00” E on the West line of the Southwest Quarter of said Section 3, 112.00 feet; thence N 90 ° 00’ 00”
E, 400.66 feet; thence S 00° 00’00” W, 331.72 feet; thence S 21° 58’09” W, 70.75 feet; thence N
89°12’36” W, 115.69 feet; thence N 01°01’57” E, 59.39 feet; thence N 89° 12’29” W, 32.27 feet; thence
N 01°25’32” E, 126.65 feet; thence N 69° 14’04” W, 8.41 feet; thence N 02° 33’27” E, 84.80 feet; thence
N 87°34’14” W, 226.58 feet to the point of beginning, all in Douglas County, Kansas.
TRACT 3:
The Southeast Quarter of the Northwest Quarter, and the South Half of the Southwest Quarter of the
Northwest Quarter of Section 3, Township 13 South, Range 21 East of the 6th P.M., in Douglas County,
Kansas; and the West half of the Southwest Quarter of Section 3, Township 13 South, Range 21 East of
the 6th P.M., in Douglas County, Kansas, LESS the following tracts:
LESS TRACT A:
Commencing at the Southwest corner of Section 3, Township 13 South, Range 21 East of the 6th
P.M., in Douglas County, Kansas; thence N 00°00’00” E along the West line of said Section 3,
1535.00 feet for a point of beginning; thence Continuing N 00°00’00” E along the West line of said
Section 3, 432.65 feet; thence S 87°34’14” E, 226.58 feet; thence S 02°33’27” W, 84.80 feet; thence
S 69°14’04” E, 8.41 feet; thence S 01°25’32” W, 126.65 feet; thence S 89° 12’29” E, 32.27 feet;
thence S 01°01’57” W, 59.39 feet; thence S 89°12’36” E, 115.69 feet; thence N 21°58’09” E, 70.75
feet; thence S 88°04’34” E, 631.64 feet; thence N 05°08’43” E, 1316.43 feet; thence N 87°24’09” E,
365.06 feet; thence South 07°56’06” W, 410.86 feet to the North line of the Southwest Quarter of said

A-2

Section 3; thence N 88°58’08” W along the North line of the Southwest Quarter of said Section 3,
70.12 feet to the Northeast corner of the West Half of the Southwest Quarter of said Section 3; thence
S 00°01’17” W along the East line of the West Half of the Southwest Quarter of said Section 3,
2267.70 feet to the North right-of-way line of Kansas Highway No. 10; thence S 78 ° 53’01” W along
the North right-of way line of Kansas Highway No. 10, 501.63 feet to the East line of Lot 1, Eisele
Mobile Home Village; thence N 00°00’00” E along the East line of said Lot 1, 1238.50 feet to the
Northeast corner of said Lot 1; thence N 88°58’38” W along the North line of said Lot 1, 835.00 feet
to the point of beginning, LESS any portion thereof taken for highway purposes.
LESS TRACT B:
Lot 1, Eisele Mobile Home Village, LESS that portion taken by Condemnation Case No. 29523 Tract
27B for Kansas Highway #10 right-of-way purposes described as follows:
Beginning at the Southwest corner of said Lot 1; thence N 00°00’00” E along the West line of said
Lot 1, 350.71 feet thence S 33°41’ 24” E, 72.11 feet; thence S 00°00’00” E, 100.00 feet; thence S
82°46’00” E, 363.60 feet; thence N 78°53’37” E, 401.68 feet to the East line of said Lot 1; thence S
00°00’00” E, 236.50 feet to the Southeast corner of said Lot 1; thence N 88°58’38” W along the
South line of said Lot 1, 795.00 feet to the point of beginning, all in Douglas County, Kansas.
AND LESS TRACT C:
Commencing at the Northwest corner of the Southwest Quarter of the Southwest Quarter of Section
3, Township 13 South, Range 21 East of the 6th P.M., thence N 00°00’00” E on the West line of the
Southwest Quarter of said Section 3, 632.58 feet for a point of beginning; thence continuing N
00°00’00” E on the West line of the Southwest Quarter of said Section 3, 112.00 feet; thence N
90°00’00” E, 400.66 feet; thence S 00° 00’00” W, 331.72 feet; thence S 21° 58’09” W, 70.75 feet;
thence N 89°12’36” W, 115.69 feet; thence N 01°01’57” E, 59.39 feet; thence N 89°12’29” W, 32.27
feet; thence N 01°25’32” E, 126.65 feet; thence N 69°14’04” W, 8.41 feet; thence N 02°33’27” E,
84.80 feet; thence N 87° 34’14” W, 226.58 feet to the point of beginning, all in Douglas County,
Kansas.
TRACT 4:
Lot 1, Eisele Mobile Home Village, LESS that portion taken by Condemnation Case No. 29523 Tract 27B
for Kansas Highway #10 right-of-way purposes described as follows: Beginning at the Southwest corner of
said Lot 1; thence N 00°00’00” E along the West line of said Lot 1, 350.71 feet thence S 33°41’24” E, 72.11
feet; thence S 00°00’00” E, 100.00 feet; thence S 82°46’00” E, 363.60 feet; thence N 78°53’37” E, 401.68
feet to the East line of said Lot 1; thence S 00°00’00” E, 236.50 feet to the Southeast corner of said Lot 1;
thence N 88°58’38” W along the South line of said Lot 1, 795.00 feet to the point of beginning, all in
Douglas County, Kansas.

A-3

Legal Description of Project Area:

A-4

EXHIBIT B
FORM OF CERTIFICATE OF REDEVELOPMENT PROJECT COSTS

CERTIFICATE OF REDEVELOPMENT PROJECT COSTS

TO:

City of Eudora, Kansas
Attention: City Manager
Re:

K-10 Corridor Redevelopment District – Project Area 1

Terms not otherwise defined herein shall have the meaning ascribed to such terms in the K-10
Corridor Redevelopment District – Project Area 1 Development Agreement dated as of __________,
2026 (the “Agreement”) between the City and the Developer.
In connection with the Agreement, the undersigned hereby states and certifies that:
1.
Attached hereto as Schedule 1 is (a) a summary sheet detailing costs requested to be
reimbursed, including a notation of whether such costs are Redevelopment Project Costs; and (b) itemized
invoices, receipts, or other information confirming that such costs have been paid and qualifies as a
Redevelopment Project Cost.
2.
The summary sheet described in “1” above has been delivered to the City in electronic
format as an Excel document.
3.
These Redevelopment Project Costs have been paid by the Developer and are
reimbursable under the Agreement.
4.
Each item listed on Schedule 1 has not previously been paid or reimbursed from money
derived from the Tax Increment Fund, and no part thereof has been included in any other certificate
previously filed with the City.
5.
There has not been filed with or served upon the Developer any notice of any lien, right
of lien or attachment upon or claim affecting the right of any person, firm or corporation to receive
payment of the amounts stated in this request, except to the extent any such lien is being contested in
good faith.
6.
All necessary permits and approvals required for the work for which this certificate
relates were issued and were in full force and effect at the time such work was being performed.
7.
The Developer is not in default or breach of any term or condition of the Agreement, and
no event has occurred and no condition exists which constitutes a Developer Event of Default under the
Agreement.
8.
All work for which payment or reimbursement is requested has been performed in a good
and workmanlike manner and in accordance with the Agreement.

B-1

10.
All of the Developer’s representations set forth in the Agreement remain true and correct
as of the date hereof.

Dated this _____ day of ______________, 20____.

MAIN STREET DEVELOPMENT GROUP
LLC
a Kansas limited liability company

By:
Name:
Title:

Approved for Payment this ____ day of ___________, 20_____:

CITY OF EUDORA, KANSAS

By:
Title:

___________________________________
___________________________________

B-2

SCHEDULE I
TO CERTIFICATE OF REDEVELOPMENT PROJECT COSTS

REQUEST NO. _____

Person, firm
or corporation
to whom payment
was made

DATED____________________, 20__

SCHEDULE OF PAYMENTS REQUESTED
Amount to be
reimbursed from
Date
Tax Increment
General classification and
Paid
Funds
description of the costs

[invoices and supporting documents attached]

I-1

EXHIBIT C
DEVELOPER IMPROVEMENTS BUDGET

Cost Category
Land acquisition
Sanitary Sewer(2)
Water Line(2)
Street(2)
Site Improvements
Soft Costs

Description(1)
Approx. 27.7 acres
th
10 Street sewer improvements
10th Street & E. 2300 Road
waterline improvements
E. 2300 Road Improvements
(three-lane City collector)
[see Engineer’s Opinion of
Probable Cost on next page]
Contingency, Survey,
Engineering, Legal

Totals
(1)
(2)

Est. Total Cost
$614,689
237,000
478,750

Est. Redevelopment
Project Cost
$614,689
237,000
478,750

1,295,100

1,295,100

9,586,200

9,586,200

3,710,000

3,710,000

$15,921,739

$15,921,739

Additional detail provided in Engineer’s Opinion of Probable Cost on next page and in Exhibit D.
Collectively, the “Off-Site Improvements.”

C-1

Infrastructure for Eisele Property Development (Commercial Only) @ 10th Street & E 2300 Road
Eudora, Kansas
Engineer's Opinion of Probable Project Costs
Prepared by BG Consultants, Inc.
May 8, 2026
No. Description
Qty.
Units
Unit Price
Total Price
Off-Site Sanitary Sewer Improvements (10th Street)
1. Contractor Construction Staking
1
Lump Sum $
2,500.00 $
2,500.00
2. 8" PVC Sanitary Sewer (SDR 26)
1,250
Lin. Ft. $
120.00 $
150,000.00
3. 4' Manhole (Precast)
4
Each
$
8,000.00 $
32,000.00
4. Connection to Existing
1
Each
$
2,500.00 $
2,500.00
5. Budget for Incidentals & Restoration
50,000.00 $
50,000.00
1
Lump Sum $
Off-Site Waterline Improvements (10th Street & E 2300 Road)
6. Contractor Construction Staking
1
7. 12" Waterline
2,750
8. Flowable Fill (estimate)
175
9. Fittings & Valves
1
10. Fire Hydrant Assembly
8
11. Misc. Connections and Disconnects
1
12. Budget for Incidentals & Restoration
1

Lump Sum $
Lin. Ft. $
Cu. Yds. $
Lump Sum $
Each
$
Lump Sum $
Lump Sum $

Off-Site Street: E 2300 Rd (3-lane City Collector)
13. Contractor Construction Staking
1
14. Clearing and Grubbing
1
15. Earthwork & Road Grading
1
16. Aggregate Base (AB-3)(6")
7,050
17. Asphalt Pavement (KDOT HMA - Comm. Gr. Class A) 3,500
18. Concrete Curb & Gutter (AE)
2,850
19. Concrete Intersection Apron
3
20. Commercial Driveway
2
21. Concrete Sidewalk (4")(AE)
2,550
22. Sidewalk Curb Ramps
14
23. Curb Inlet
6
24. 15" Storm Sewer
400
25. 18" Storm Sewer
200
26. 24" Storm Sewer
200
27. 30" Storm Sewer
0
28. 48" Storm Sewer
0
29. Storm Sewer End Treatments & Riprap
1
30. Budget for Incidentals & Restoration
1

Lump Sum $
Lump Sum $
Lump Sum $
Sq. Yds. $
Tons
$
Lin. Ft. $
Each
$
Each
$
Lin. Ft. $
Each
$
Each
$
Lin. Ft. $
Lin. Ft. $
Lin. Ft. $
Lin. Ft. $
Lin. Ft. $
Lump Sum $
Lump Sum $

On-Site Improvements for Commercial Zoning
31. Contractor Construction Staking
1
Lump Sum $
32. Clearing and Grubbing
1
Lump Sum $
33. Mass Grading (±200,000 Cu. Yds. Earthwork)
1
Lump Sum $
34. Detention Pond
1
Each
$
35. Seeding
26
Acres
$
36. Erosion Control
1
Lump Sum $
37. Earthwork & Road Grading
1
Lump Sum $
East/West Commercial Street (31' City Collector)
38. Aggregate Base (AB-3)(6")
5,100 Sq. Yds. $
39. Asphalt Pavement (KDOT HMA - Comm. Gr. Class A) 2,500
Tons
$
40. Concrete Curb & Gutter (AE)
1,900
Lin. Ft. $
41. Commercial Driveway
9
Each
$
42. Concrete Sidewalk (4")(AE)
1,900
Lin. Ft. $
43. Sidewalk Curb Ramps
14
Each
$
44. Curb Inlet
6
Each
$
45. 15" Storm Sewer
500
Lin. Ft. $
46. 18" Storm Sewer
200
Lin. Ft. $
47. Storm Sewer End Treatments & Riprap
1
Lump Sum $
Waterline for Commercial Zoning
48. 8" Waterline
1,200
Lin. Ft. $
49. Flowable Fill (estimate)
50
Cu. Yds. $
50. Fittings & Valves
1
Lump Sum $
51. Fire Hydrant Assembly
3
Each
$
52. Misc. Connections and Disconnects
1
Lump Sum $
53. Budget for Incidentals & Restoration
1
Lump Sum $
Sanitary Sewer for Commercial Zoning
54. Lift Station (Equipment, Install, Electrical)
1
Lump Sum $
55. 4" HDPE Force Main (3,500 Lin. Ft. @ $60.00/ft.)
1
Lump Sum $
56. 8" PVC Sanitary Sewer (SDR 26)
1,400
Lin. Ft. $
57. Flowable Fill (estimate)
100
Cu. Yds. $
58. 8"x4" Sewer Service Wye/Tee & Stub
8
Each
$
59. 4' Manhole (Precast)
5
Each
$
Site Parking Lots & Sidewalks for Commercial Zoning
60. Parking Lot Pavement (Light Duty) on 4" AB-3
30,000 Sq. Yds. $
61. Parking Lot Pavement (Heavy Duty) on 6" AB-3
16,000 Sq. Yds. $
62. Concrete Curb & Gutter (AE)
20,000 Lin. Ft. $
63. Concrete Sidewalk (4")(AE)
4,500
Lin. Ft. $
64. Sidewalk Curb Ramps
36
Each
$
65. Parking Lot Signing
1
Lump Sum $
66. Parking Lot Striping
1
Lump Sum $

Subtotal A =

$

237,000.00

5,000.00
110.00
150.00
35,000.00
7,500.00
10,000.00
40,000.00

$
$
$
$
$
$
$

5,000.00
302,500.00
26,250.00
35,000.00
60,000.00
10,000.00
40,000.00

Subtotal B =

$

478,750.00

7,500.00
10,000.00
125,000.00
12.00
125.00
50.00
25,000.00
20,000.00
40.00
1,500.00
10,000.00
150.00
175.00
200.00
225.00
250.00
20,000.00
35,000.00

$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$
$

7,500.00
10,000.00
125,000.00
84,600.00
437,500.00
142,500.00
75,000.00
40,000.00
102,000.00
21,000.00
60,000.00
60,000.00
35,000.00
40,000.00
20,000.00
35,000.00

Subtotal C =

$

1,295,100.00

50,000.00
10,000.00
3,000,000.00
25,000.00
3,000.00
50,000.00
75,000.00

$
$
$
$
$
$
$

50,000.00
10,000.00
3,000,000.00
25,000.00
78,000.00
50,000.00
75,000.00

12.00
125.00
50.00
20,000.00
40.00
1,500.00
10,000.00
150.00
175.00
10,000.00

$
$
$
$
$
$
$
$
$

61,200.00
312,500.00
95,000.00
180,000.00
76,000.00
21,000.00
60,000.00
75,000.00
35,000.00

90.00
150.00
10,000.00
7,500.00
10,000.00
10,000.00

$
$
$
$
$
$

108,000.00
7,500.00
10,000.00
22,500.00
10,000.00
10,000.00

500,000.00
210,000.00
120.00
150.00
5,000.00
10,000.00

$
$
$
$
$
$

500,000.00
210,000.00
168,000.00
15,000.00
40,000.00
50,000.00

50.00
110.00
35.00
40.00
1,500.00
7,500.00
30,000.00

$
$
$
$
$
$
$

1,500,000.00
1,760,000.00
700,000.00
180,000.00
54,000.00
7,500.00
30,000.00

Subtotal D =

$

9,586,200.00

Construction Total, No Contingency (Subtotals A+B+C+D) = $
+10% Contingency = $
+20% Survey, Engineering, Construction Admin./Observation = $

11,597,050.00
1,160,000.00
2,550,000.00

GRAND TOTAL = $

15,307,050.00

NOTES:
1. Rock Excavation not included.
2. Costs associated with the relocation of existing utilities are not included.
3. Property/Easement acquisition costs not included.
4. Sales tax on materials not included.
5. Costs for Electrical, Gas, and Communications utilities not included.
6. Development Fees not included.

C-2

EXHIBIT D
GENERAL DEPICTION OF DEVELOPER IMPROVEMENTS

D-1

EXHIBIT E
PROHIBITED USES





Adult business establishments
Pay day or title loans
Vape stores, including any standalone vape stores within a convenience store (provided that a
convenience store may sell vapes in the ordinary course of business)
Check cashing (except those in connection with bank or savings and loan institutions,
brokerage services, or ancillary to a convenience store)

E-1

EXHIBIT F
FORM OF CERTIFICATE OF SUBSTANTIAL COMPLETION

CERTIFICATE OF SUBSTANTIAL COMPLETION

The undersigned, Main Street Development Group LLC (the “Developer”), pursuant to that
certain K-10 Corridor Redevelopment District – Project Area 1 Development Agreement dated as of
__________, 2026, between the City of Eudora, Kansas (the “City”) and the Developer (the
“Agreement”), hereby certifies to the City as follows:
1.
That as of ____________, 20___, Substantial Completion of the Developer
Improvements (as such term is defined in the Agreement) has been completed in accordance with the
Agreement.
2.
The Developer Improvements have been completed in a workmanlike manner and in
accordance with the Construction Plans (as those terms are defined in the Agreement) and contain all
components of the Developer Improvements required by or described in the Agreement.
3.

Lien waivers for applicable portions of the Developer Improvements have been obtained.

4.
This Certificate of Substantial Completion is accompanied by the project architect’s or
engineer’s certificate of substantial completion on AIA Form G-704 (or the substantial equivalent thereof,
a copy of which is attached hereto as Appendix A and by this reference incorporated herein), certifying
that the Developer Improvements have been substantially completed in accordance with the Agreement.
5.
This Certificate of Substantial Completion is being issued by the Developer to the City in
accordance with the Agreement to evidence the Developer’s satisfaction of all obligations and covenants
with respect to the Developer Improvements.
6.
The City’s execution of this Certificate shall evidence the satisfaction of the Developer’s
agreements and covenants to construct the Developer Improvements described above.
This Certificate is given without prejudice to any rights against third parties which exist as of the
date hereof or which may subsequently come into being.
Terms not otherwise defined herein shall have the meaning ascribed to such terms in the
Agreement.

F-1

IN WITNESS WHEREOF, the undersigned has hereunto set his/her hand this _____ day of
____________, 20_____.
MAIN STREET DEVELOPMENT GROUP
LLC,
a Kansas limited liability company

By:
Name:
Title:

Approved for Payment this ____ day of ___________, 20_____:

CITY OF EUDORA, KANSAS

By:
Title:

___________________________________
___________________________________

F-2

EXHIBIT G
DEVELOPER IMPROVEMENTS SCHEDULE

Date
_____________, 2026
June 30, 2029

Milestone
Execution of development agreement
Deadline for Developer to commence construction of the Developer
Improvements

December 31, 2031

Deadline for Substantial Completion of the Developer Improvements

G-1

CONSENT
THIS CONSENT (this “Consent”) is executed in connection with the Development
Agreement dated as of October __, 2026 (the “Agreement”), between the City of Eudora,
Kansas (the “City”) and Main Street Development Group LLC (the “Developer”). Capitalized
terms used but not defined herein have the meanings given in the Agreement.
WHEREAS, Jason and Mandee Pingel and GW Weld, Jr. (each an “Acquiring Party”
and collectively, the “Acquiring Parties”) have acquired a fee title interest in and to all the real
estate within the Redevelopment District and desire to consent to the terms of the Agreement as
set forth in this Consent.
NOW, THEREFORE, the undersigned Acquiring Parties hereby state as follows:
1.
Agreement.

Consent. Each Acquiring Party has reviewed and consents to the terms of the

2.
Acquisition for Own Account. Each Acquiring Party is acquiring fee simple title
to its respective parcels within the Redevelopment District for its own account as investment real
property.
3.
No Assumption of Developer Obligations. Nothing in this Consent or the
Agreement shall be construed to require any Acquiring Party to assume or perform the
Developer’s obligations under the Agreement, including the design, construction, equipping,
financing, completion, or reimbursement obligations relating to the Developer Improvements or
the Project, all of which remain solely the obligations of the Developer. No Acquiring Party shall
have any liability for a Developer Event of Default.
4.
No Partnership; Fee Title Only. Each Acquiring Party is acquiring fee simple
real property and not a partnership or other equity interest. Nothing in this Consent or the
Agreement shall be construed to create a partnership, joint venture, or similar relationship
between any Acquiring Party and the City or, for purposes of such acquisition, the Developer.
5.
No Claim to Incremental Tax Revenues. Each Acquiring Party acknowledges
that, except as expressly authorized in writing by the Developer and in accordance with the terms
of the Agreement, no owner or transferee of property within the Redevelopment District other
than the Developer is entitled to any rights to or claim upon the Incremental Tax Revenues.
6.
Covenants Running with the Land. Each Acquiring Party acknowledges and
agrees that, upon acquisition of any real property within the Redevelopment District, such
property shall be subject to, and such Acquiring Party shall be bound, solely in its capacity as
owner of such property and not as a developer, by the covenants and restrictions in the
Agreement that run with the land, including without limitation the land use restrictions and
Prohibited Uses (Section 5.01), the obligation to provide sales tax information (Section 5.07), the
covenant for non-discrimination (Section 5.05), and ordinary owner maintenance of owned
property (Section 5.02).

F-2

7.
Cooperation. The Acquiring Parties agree to execute such further documents and
instruments as may be reasonably necessary to carry out the terms and intent of the Agreement
and this Consent.
IN WITNESS WHEREOF, the undersigned have executed this Consent as of the date
set forth below.
_____________________________
Jason Pingel

_____________________________
Mandee Pingel

_____________________________
GW Weld, Jr.

F-3

Check Report
City of Eudora, KS

By Check Number
Date Range: 09/24/2026 - 10/21/2026

Vendor Number
Vendor Name
Bank Code: APBNKMA-APBNKMA
00108
Advance Auto Parts
Payable #
Payable Type
Account Number
5134607906268 Credit Memo
01-030-7070

5134625725718

40071
Payable #

1G9L-TJRV-V7L9

Payment Date

Payment Type

Discount Amount

10/01/2026
Regular
0.00
72.57 72934
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
03/20/2026
Credit on return of tool set
0.00
-42.93
Tools & Shop Supplies
Credit on return of tool set
-42.93
Post Date

Invoice
30-300-6501

09/14/2026
White wypall towels for water plant
Facility & Grounds
White wypall towels for water p…

Amazon Capital Services
Payable Type
Account Number

Post Date

Invoice
01-030-7001

0.00

09/23/2026
Coffee for city hall
Breakroom, Custodial, &… Coffee for city hall

0.00

1WKD-93JR-CGV4 Invoice
30-300-6501

09/15/2026
Relay for water plan,t timer for filter
Facility & Grounds
Relay for water plan,t timer for fi…

0.00

1Y3P-NLN4-4DYP Invoice
01-055-7001

09/14/2026
Copy paper for printer at EPRD
Office Supplies & Electron… Copy paper for printer at EPRD

0.00

1Y3P-NLN4-GCK3 Invoice
01-030-7002

09/15/2026
Paper towels for bathroom
Breakroom, Custodial, &… Paper towels for bathroom

0.00

ASCAP
Payable Type
Account Number

500699730-0917… Invoice
01-060-6504
00097
Payable #

287287829843X… Invoice
01-030-6201
01-035-6201
01-045-6201
20-200-6201
30-300-6201
40-400-6201

09/19/2026
First Net air cards
Utilities
Utilities
Utilities
Utilities
Utilities
Utilities

BT3517331

14.99
14.99
28.28
28.28
83.98
83.98

10/01/2026
Regular
0.00
465.58 72936
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
09/17/2026
Annual licensing for music rights
0.00
465.58
Pool & Aquatic Center
Annual licensing for music rights
465.58

287235033945X… Invoice
01-030-6201
01-035-6201
01-045-6201
20-200-6201
30-300-6201
40-400-6201

40052
Payable #

31.98
31.98

Post Date

10/01/2026
Regular
Payable Description
Account Name
Item Description
09/11/2026
AT&T Wireless
Utilities
AT&T Wireless
Utilities
AT&T Wireless
Utilities
AT&T Wireless
Utilities
AT&T Wireless
Utilities
AT&T Wireless
Utilities
AT&T Wireless

AT&T Mobility
Payable Type
Account Number

115.50
115.50

10/01/2026
Regular
0.00
442.82 72935
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
09/08/2026
Len wipes, sqwinchers dry packs, keyboard…
0.00
283.59
Office Supplies & Electron… 283.59
283.59

1GV3-T77W-47P7 Invoice
01-015-7002

01058
Payable #

Payment Amount Number

Post Date

0.00
773.82 72937
Discount Amount Payable Amount
Distribution Amount
0.00
298.46
11.94
167.13
83.57
11.94
11.94
11.94
0.00

First Net air cards
First Net air cards
First Net air cards
First Net air cards
First Net air cards
First Net air cards

475.36
19.01
266.22
133.10
19.01
19.01
19.01

10/01/2026
Regular
0.00
15,127.50 72938
Baker Tilly Municipal Advisors, LLC
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
09/01/2026
Continuing disclosure service
0.00
2,700.00
Invoice
Financial Consulting
Continuing disclosure service
2,700.00
01-015-6211

10/22/2026 1:52:26 PM

Page 1 of 21

Check Report

Date Range: 09/24/2026 - 10/21/2026

Vendor Number
BTMA-10000182

Vendor Name
Invoice
66-660-9309

Payment Date Payment Type
09/04/2026
K10 TIF corridor analysis
Developer Reimbursable … K10 TIF corridor analysis

03088
Payable #

CFS Engineers
Payable Type
Account Number

Post Date

58846

40913
Payable #

43885

03186
Payable #

Invoice
61-610-6210

Discount Amount Payment Amount Number
0.00
12,427.50
12,427.50

10/01/2026
Regular
0.00
11,497.00 72939
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
09/18/2026
Main & 10th street improvements
0.00
11,497.00
Planning & Engineering
Main & 10th street improvemen…
11,497.00

10/01/2026
Regular
0.00
7,148.00 72940
Charles Sargent Irrigation
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
07/24/2026
Mobilization of equipment, labor to pull &…
0.00
7,148.00
Invoice
Facility & Grounds
Mobilization of equipment, labor…
7,148.00
30-300-6501

4280488637

Invoice
01-055-6212

10/01/2026
Regular
0.00
1,789.97 72941
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
08/27/2026
Mat & bathroom services at EPRD
0.00
538.12
Janitorial & Facility Servic… Mat & bathroom services at EP…
538.12

4281127146

Invoice
01-030-6103
20-200-6103
30-300-6103
40-400-6103

09/02/2026
Rental uniforms for Derrick,Mark,Jermey &…
Uniform and Protective G… Rental uniforms for Derrick,Mark…
Uniform and Protective G… Rental uniforms for Derrick,Mark…
Uniform and Protective G… Rental uniforms for Derrick,Mark…
Uniform and Protective G… Rental uniforms for Derrick,Mark…

0.00

Invoice
01-030-6103
20-200-6103
30-300-6103
40-400-6103

09/10/2026
FR rental for Mark,Cordell,Jermey,Derrick
Uniform and Protective G… FR rental for Mark,Cordell,Jerm…
Uniform and Protective G… FR rental for Mark,Cordell,Jerm…
Uniform and Protective G… FR rental for Mark,Cordell,Jerm…
Uniform and Protective G… FR rental for Mark,Cordell,Jerm…

0.00

4282148789

Invoice
01-055-6212

09/11/2026
Mat and bathroom services for rec center …
Janitorial & Facility Servic… Mat and bathroom services for r…

0.00

407.85
407.85

4282775666

Invoice
01-055-6212

09/17/2026
Mat and bathroom services for rec center…
Janitorial & Facility Servic… Mat and bathroom services for r…

0.00

337.24
337.24

9387953130

Invoice
01-055-6212

08/31/2026
Water break cooler checked and serviced …
Janitorial & Facility Servic… Water break cooler checked and…

0.00

Invoice
01-055-6212

08/31/2026
Ice maker maintenance and serviced
Janitorial & Facility Servic… Ice maker maintenance and serv…

0.00

4281952706

9387953136

40855
Payable #

32001078933
42001054189

04210
Payable #

AR207999

04283

Cintas Corporation
Payable Type
Account Number

Post Date

91.88
5.35
75.85
5.34
5.34
91.88
5.35
75.85
5.34
5.34

98.00
98.00
225.00
225.00

10/01/2026
Regular
0.00
1,105.00 72942
City Wide Window Washing Enterprises LLC
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
09/01/2026
Cleaning for PW dept 9/1-9/30/26
0.00
385.00
Invoice
Janitorial & Facility Servic… Cleaning for PW dept 9/1-9/30/…
385.00
01-030-6212
Invoice
01-045-6212

07/28/2026
PD building cleaning service
Janitorial & Facility Servic… PD building cleaning service

Douglas County Sheriff
Payable Type
Account Number

Post Date

Invoice
01-045-6237
Drexel Technologies

10/22/2026 1:52:26 PM

0.00

720.00
720.00

10/01/2026
Regular
0.00
265.96 72943
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
09/01/2026
We were not billed for this inmate original…
0.00
265.96
Inmate Housing & Medical We were not billed for this inma…
265.96
10/01/2026

Regular

0.00

237.40 72944

Page 2 of 21

Check Report
Vendor Number
Payable #

INV189870

40547
Payable #

06A0C79D-0151

11020
Payable #

Date Range: 09/24/2026 - 10/21/2026
Vendor Name
Payable Type
Account Number
Invoice
01-030-6202
E-notice, Inc.
Payable Type
Account Number
Invoice
66-660-9309

Payment Date Payment Type
Discount Amount Payment Amount Number
Post Date
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
05/28/2026
Contract base rate & overage
0.00
237.40
Software Services
Contract base rate & overage
237.40
10/01/2026
Regular
0.00
1,643.96 72945
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
09/01/2026
Publication of resolution 2026-15 for k10 …
0.00
1,643.96
Developer Reimbursable … Publication of resolution 2026-1…
1,643.96
Post Date

2613954262-08/… Invoice
30-300-6201

10/01/2026
Regular
0.00
1,578.76 72946
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
09/18/2026
Electric for well @ 2061 N 1500 Rd Well
0.00
1,383.58
Utilities
Electric for well @ 2061 N 1500 …
1,383.58

9763306911-08/… Invoice
30-300-6201

09/18/2026
Electric for well @ 2079 N 1500 Rd
Utilities
Electric for well @ 2079 N 1500 …

Evergy (Water Wells)
Payable Type
Account Number

Post Date

0.00

195.18
195.18

06025
Payable #

10/01/2026
Regular
0.00
430.00 72947
Farmers Alliance Companies
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
12/02/2026
Payment for bond period 12/2026-12/2027
0.00
430.00
73047905_12/02… Invoice
Property/Liability Ins & B… Payment for bond period 12/20…
430.00
01-015-6209

06107
Payable #

4275

40583
Payable #

9354386587

07083
Payable #

UNIV0105800

08041
Payable #

10/01/2026
Regular
0.00
1,300.00 72948
Flory Bookkeeping Services LLC
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
10/01/2026
Monthly
payroll
for
October
0.00
1,300.00
Invoice
Financial Consulting
Monthly payroll for October
247.00
01-015-6211
Financial Consulting
Monthly payroll for October
13.00
01-015-6211
Financial Consulting
Monthly payroll for October
52.00
01-025-6211
Financial Consulting
Monthly payroll for October
65.00
01-030-6211
Financial Consulting
Monthly payroll for October
104.00
01-035-6211
Financial Consulting
Monthly payroll for October
364.00
01-045-6211
Financial Consulting
Monthly payroll for October
143.00
01-055-6211
Financial Consulting
Monthly payroll for October
26.00
20-200-6211
Financial Consulting
Monthly payroll for October
156.00
30-300-6211
Financial Consulting
Monthly payroll for October
130.00
40-400-6211
10/01/2026
Regular
0.00
671.24 72949
Graybar Electric Company, Inc
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
08/21/2026
Transformer and warning box stickers
0.00
671.24
Invoice
Line Materials, Lighting, &… Transformer and warning box sti…
671.24
20-200-7041
GT Distributors, Inc
Payable Type
Account Number
Invoice
01-045-6103

10/01/2026
Regular
Payable Description
Account Name
Item Description
08/19/2026
Pants x2 for ofc Hunt
Uniform and Protective G… Pants x2 for ofc Hunt

0.00
179.98 72950
Discount Amount Payable Amount
Distribution Amount
0.00
179.98
179.98
0.00
8,908.76 72951
Discount Amount Payable Amount
Distribution Amount
0.00
3,161.55
937.50
2,224.05

Post Date

7487684

Invoice
30-300-7020
30-300-7021

10/01/2026
Regular
Payable Description
Account Name
Item Description
07/07/2026
Chlorine & Coagulate
Chlorine
Chlorine & Coagulate
Coagulate
Chlorine & Coagulate

7564481

Invoice
30-300-7020

09/14/2026
Chlorine & Coagulate
Chlorine
Chlorine & Coagulate

Hawkins, Inc
Payable Type
Account Number

10/22/2026 1:52:26 PM

Post Date

0.00

5,747.21
937.50

Page 3 of 21

Check Report
Vendor Number

40467
Payable #

V2722

08112
Payable #

1-528198

40030
Payable #

46488

15022
Payable #

6080252

11169
Payable #

Date Range: 09/24/2026 - 10/21/2026

Hillfab LLC
Payable Type
Account Number
Invoice
40-400-6202

90436062

12052
Payable #

246447

12058
Payable #

October_2026

04282
Payable #

Coagulate

Payment Type
Chlorine & Coagulate

Discount Amount Payment Amount Number
4,809.71

10/01/2026
Regular
0.00
1,187.00 72952
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
09/14/2026
2026repairs & maintenance-SCADA softwa…
0.00
1,187.00
Software Services
2026repairs & maintenance-SC…
1,187.00
Post Date

10/01/2026
Regular
0.00
65.00 72953
Honey Creek Disposal Service, LLC
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
08/20/2026
Special pickup @ 1204 Cherry St
0.00
65.00
Invoice
Reimbursable Expense
Special pickup @ 1204 Cherry St
65.00
01-025-9309
Kansas Fencing Inc
Payable Type
Account Number
Invoice
01-030-6501

10/01/2026
Regular
0.00
2,242.07 72954
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
09/23/2026
Damage done to fence at PW by boat ram…
0.00
2,242.07
Facility & Grounds
Damage done to fence at PW by…
2,242.07
Post Date

10/01/2026
Regular
0.00
110.39 72955
Kansas One-Call System, Inc
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
08/31/2026
83 locates @ 1.33 each
0.00
110.39
Invoice
Kansas One-Call
83 locates @ 1.33 each
36.80
20-200-6241
Kansas One-Call
83 locates @ 1.33 each
36.79
30-300-6241
Kansas One-Call
83 locates @ 1.33 each
36.80
40-400-6241
Kansas Secretary of State
Payable Type
Account Number

M.Buchholz0917… Invoice
01-045-6209
12048
Payable #

Payment Date

Vendor Name
30-300-7021

10/01/2026
Regular
0.00
25.00 72956
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
09/17/2026
Notary bond for M Buchholz
0.00
25.00
Property/Liability Ins & B… Notary bond for M Buchholz
25.00
Post Date

10/01/2026
Regular
0.00
2,205.00 72957
Landis+Gyr Technology, Inc
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
09/01/2026
Emerge for August 2026
0.00
2,205.00
Invoice
Software Services
Emerge for August 2026
1,102.50
20-200-6202
Software Services
Emerge for August 2026
1,102.50
30-300-6202
Lathrop GPM LLP
Payable Type
Account Number
Invoice
01-015-6208
Lauren Conard Young
Payable Type
Account Number
Invoice
01-015-6221

10/01/2026
Regular
0.00
483.00 72958
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
08/26/2026
General legal matters for July 2026
0.00
483.00
Legal Services
General legal matters for July 20…
483.00
Post Date

10/01/2026
Regular
0.00
500.00 72959
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
10/01/2026
COurt appointed attorney for Oct 2026
0.00
500.00
Municipal Court Legal
COurt appointed attorney for Oc…
500.00
Post Date

9313760077

Invoice
01-030-7070

10/01/2026
Regular
0.00
425.47 72960
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
08/29/2026
Drill bits, washers. hex cap screws
0.00
416.67
Tools & Shop Supplies
Drill bits, washers. hex cap scre…
416.67

9313761984

Invoice

08/31/2026

Lawson Products Inc
Payable Type
Account Number

10/22/2026 1:52:26 PM

Post Date

Drill bits

0.00

8.80

Page 4 of 21

Check Report

Date Range: 09/24/2026 - 10/21/2026

Vendor Number

Vendor Name
01-030-7070

12190
Payable #

10/01/2026
Regular
0.00
50.00 72961
League of Kansas Municipalities
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
09/17/2026
Planning
&
zoning
101
webinar
for
R
Boyd…
0.00
50.00
Invoice
Continuing Education & T… Planning & zoning 101 webinar f…
50.00
01-015-6104

200018673

13150
Payable #

1143077

1193851

01180
Payable #

CD239419

13265
Payable #

2738521

40609
Payable #

OCT_L2-P2

Payment Date
Tools & Shop Supplies

Payment Type
Drill bits

Discount Amount

Payment Amount Number
8.80

10/01/2026
Regular
0.00
217.22 72962
MEI Total Elevator Solutions
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
09/01/2026
Credit for overpayment back in 2025
0.00
-0.30
Credit Memo
Facility & Grounds
Credit for overpayment back in …
-0.15
01-035-6501
Facility & Grounds
Credit for overpayment back in …
-0.15
01-045-6501
Invoice
01-035-6501
01-045-6501

07/31/2026
Quarterly elevator service
Facility & Grounds
Quarterly elevator service
Facility & Grounds
Quarterly elevator service

Mississippi Lime Co.
Payable Type
Account Number

Post Date

Invoice
30-300-7022

0.00

217.52
108.76
108.76

10/01/2026
Regular
0.00
12,974.94 72963
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
09/15/2026
Bulk lime for water plant
0.00
12,974.94
Lime
Bulk lime for water plant
12,974.94

10/01/2026
Regular
0.00
3,301.92 72964
Murphy Tractor & Equipment Co.
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
09/01/2026
RTS track 333 for PW 53-skidsteer tracks
0.00
3,301.92
Invoice
Vehicles & Equipment
RTS track 333 for PW 53-skidste…
3,301.92
01-030-6525
10/01/2026
Regular
0.00
1,518.00 72965
Nottingham Center Association, Inc.
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
10/01/2026
Oct mgmt fees for L2-P2
0.00
595.00
Invoice
Miscellaneous Services
Oct mgmt fees for L2-P2
595.00
63-630-6272

OCT_L3-P3

Invoice
63-630-6272

10/01/2026
October mgmt fees for L3-P3
Miscellaneous Services
October mgmt fees for L3-P3

0.00

160.00
160.00

OCT_L4-P2

Invoice
63-630-6272

10/01/2026
October mgmt fees for L4-P2
Miscellaneous Services
October mgmt fees for L4-P2

0.00

763.00
763.00

O'Reilly Auto Parts
Payable Type
Account Number

Post Date

15009
Payable #

6109-255888

Credit Memo
01-045-6525

10/01/2026
Regular
0.00
198.23 72966
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
08/28/2026
Return of gasket marker & thermostat for …
0.00
-23.18
Vehicles & Equipment
Return of gasket marker & ther…
-23.18

6109-256392

Invoice
01-030-6525

09/01/2026
Oil filters,air filters,cabin filters for stock
Vehicles & Equipment
Oil filters,air filters,cabin filters f…

0.00

6109-256453

Invoice
01-030-6525

09/02/2026
Shift select for pw33
Vehicles & Equipment
Shift select for pw33

0.00

Invoice
01-030-6525
30-300-6525
40-400-6525

09/02/2026
Mud flap for pw55
Vehicles & Equipment
Mud flap for pw55
Vehicles & Equipment
Mud flap for pw55
Vehicles & Equipment
Mud flap for pw55

0.00

Invoice
01-045-6525

09/14/2026
Fuel clip & global fuel for PD7
Vehicles & Equipment
Fuel clip & global fuel for PD7

0.00

6109-256466

6109-257827

40350

PeopleService, Inc

10/22/2026 1:52:26 PM

10/01/2026

Regular

109.97
109.97
68.34
68.34
25.50
8.50
8.50
8.50
17.60
17.60
0.00

18,818.00 72967

Page 5 of 21

Check Report
Vendor Number
Payable #

PS-INV111006

16160
Payable #

September2026

40591
Payable #

06H8750140661

17009
Payable #

October_2026

19240
Payable #

260808

19250
Payable #

6163634-00

40853
Payable #

904358134

01009
Payable #

Date Range: 09/24/2026 - 10/21/2026
Vendor Name
Payable Type
Account Number
Invoice
40-400-6261
Postalocity
Payable Type
Account Number
Invoice
01-015-6203
20-200-6203
30-300-6203
40-400-6203
Primo Brands
Payable Type
Account Number
Invoice
01-045-6212
Randy McCalla
Payable Type
Account Number
Invoice
01-015-6221
Sawvel & Associates, Inc
Payable Type
Account Number
Invoice
20-200-6228

Payment Date Payment Type
Discount Amount Payment Amount Number
Post Date
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
09/15/2026
Wastewater monthly service-October
0.00
18,818.00
PeopleService Contract
Wastewater monthly service-Oc…
18,818.00
10/01/2026
Regular
0.00
3,000.00 72968
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
10/01/2026
UB postage/printing for September billed …
0.00
3,000.00
Postage & Shipping
UB postage/printing for Septem…
750.00
Postage & Shipping
UB postage/printing for Septem…
750.00
Postage & Shipping
UB postage/printing for Septem…
750.00
Postage & Shipping
UB postage/printing for Septem…
750.00
Post Date

10/01/2026
Regular
Payable Description
Account Name
Item Description
08/20/2026
Water delivery for PD
Janitorial & Facility Servic… Water delivery for PD
Post Date

0.00
96.69 72969
Discount Amount Payable Amount
Distribution Amount
0.00
96.69
96.69

10/01/2026
Regular
0.00
2,000.00 72970
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
10/01/2026
Duties for municipal court judge for Oct 2…
0.00
2,000.00
Municipal Court Legal
Duties for municipal court judge …
2,000.00
Post Date

10/01/2026
Regular
0.00
268.34 72971
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
09/25/2026
EMAILS BETWEEN BUDGET OFFICE & SAW…
0.00
268.34
Utility Consulting
EMAILS BETWEEN BUDGET OFFI…
268.34
Post Date

10/01/2026
Regular
0.00
24.91 72972
Stanion Wholesale Electric Co
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
08/25/2026
18
watt
LED
replacement
light
for
pw
office
0.00
24.91
Invoice
Facility & Grounds
18 watt LED replacement light fo…
24.91
01-030-6501
State Chemical Solutions
Payable Type
Account Number
Invoice
01-055-7014

10/01/2026
Regular
0.00
395.71 72973
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
09/21/2026
Concrete patch repair kit for park areas
0.00
395.71
Grounds, Parks, & Trails
Concrete patch repair kit for par…
395.71
Post Date

43A

Invoice
01-025-9309

10/01/2026
Regular
0.00
2,550.00 72974
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
08/31/2026
Four mowing abatements
0.00
300.00
Reimbursable Expense
Four mowing abatements
300.00

55C

Invoice
01-030-6226

08/31/2026
Mowing cemetery x4 in August plus fuel
Cemetery Mowing Contra… Mowing cemetery x4 in August p…

40885

Terry Harrell
Payable Type
Account Number

Travelers Indemnity Co

10/22/2026 1:52:26 PM

Post Date

10/01/2026

Regular

0.00

2,250.00
2,250.00
0.00

51,459.75 72975

Page 6 of 21

Check Report
Vendor Number
Payable #

Date Range: 09/24/2026 - 10/21/2026
Vendor Name
Payable Type
Account Number

9836E8252-0921… Invoice
01-015-6209
01-025-6209
01-030-6209
01-035-6209
01-045-6209
01-055-6209
20-200-6209
30-300-6209
40-400-6209
01138
Payable #

6801386-00

23136
Payable #

60906154836

23131
Payable #

WESCO
Payable Type
Account Number
Invoice
20-200-7041

Payment Date Payment Type
Discount Amount Payment Amount Number
Post Date
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
09/21/2026
City Liability Insurance Premium
0.00
51,459.75
Property/Liability Ins & B… City Liability Insurance Premium
2,331.13
Property/Liability Ins & B… City Liability Insurance Premium
1,790.80
Property/Liability Ins & B… City Liability Insurance Premium
2,681.05
Property/Liability Ins & B… City Liability Insurance Premium
3,818.31
Property/Liability Ins & B… City Liability Insurance Premium
8,089.47
Property/Liability Ins & B… City Liability Insurance Premium
5,063.64
Property/Liability Ins & B… City Liability Insurance Premium
6,355.28
Property/Liability Ins & B… City Liability Insurance Premium
8,974.58
Property/Liability Ins & B… City Liability Insurance Premium
12,355.49
10/01/2026
Regular
0.00
685.75 72976
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
06/04/2026
Warning stickers for transformer boxes
0.00
685.75
Line Materials, Lighting, &… Warning stickers for transformer…
685.75
Post Date

10/01/2026
Regular
0.00
205.00 72977
Westerhouse Heat/Cooling Inc.
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
09/08/2026
After hours call fo dog pound AC
0.00
205.00
Invoice
Dog Pound
After hours call fo dog pound AC
205.00
01-030-7035

32997

Invoice
01-045-6202

10/01/2026
Regular
0.00
1,429.49 72978
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
09/18/2026
Updated users and added operators to se…
0.00
207.50
Software Services
Updated users and added opera…
207.50

33007

Invoice
01-030-6501

09/23/2026
Trip charge, fuel, labor & vehicle insurance…
Facility & Grounds
Trip charge, fuel, labor & vehicle …

Zack Daniel
Payable Type
Account Number

Post Date

40645
Payable #

Wirenuts
Payable Type
Account Number

Reimbursement_… Invoice
01-015-6105
66-660-9309
11107
Payable #

October 2026

23113
Payable #

Kansas Energy Office
Payable Type
Account Number
Invoice
74-000-0394
74-000-0395

Post Date

0.00

1,221.99
1,221.99

10/01/2026
Regular
0.00
540.76 72979
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
09/30/2026
Reimnurse for certified mailing for Nottin…
0.00
540.76
Travel Expenses
Reimnurse for certified mailing f…
304.76
Developer Reimbursable … Reimnurse for certified mailing f…
236.00
10/02/2026
Regular
0.00
399.40 72980
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
10/02/2026
Payoff of 2012-00832 & two pmnts for 20…
0.00
399.40
Efficieincy Loan Repayme… Payoff of 2012-00832 & two pm…
385.40
Efficiency State Fees
Payoff of 2012-00832 & two pm…
14.00
Post Date

25-PF-003 #4

Invoice
60-600-8701

10/06/2026
Regular
0.00
5,460.00 72981
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
09/15/2026
CBDG admin fees for wokr on grant/Pilla P…
0.00
2,990.00
Park Capital Improvemen… CBDG admin fees for wokr on gr…
2,990.00

25-PF-003 #5

Invoice
60-600-8701

10/06/2026
CDBG admin fees, CDBG grant/ Pilla Park r…
Park Capital Improvemen… CDBG admin fees, CDBG grant/ P…

F.O.P.
Payable Type
Account Number

Post Date

F.O.P.
Payable #

INV0006221

Western Consultants
Payable Type
Account Number

Invoice
99-0140

10/22/2026 1:52:26 PM

Post Date

0.00

2,470.00
2,470.00

10/16/2026
Regular
0.00
311.36 72982
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
10/02/2026
Flick, Hunt, Kost, Lewis, Rubow, Seyler, S…
0.00
155.68
Deductions Payable
Flick, Hunt, Kost, Lewis, Rubow, …
155.68

Page 7 of 21

Check Report

Date Range: 09/24/2026 - 10/21/2026

Vendor Number
INV0006238

Vendor Name
Invoice
99-0140

00119
Payable #

10/14/2026
Regular
0.00
481.00 72983
Air Cleaning Technologies, Inc.
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
09/18/2026
Repairs to vehiclke exhaust extraction syst…
0.00
481.00
Invoice
Facility & Grounds
Repairs to vehiclke exhaust extr…
481.00
01-035-6501

117084

40915
Payable #

6041

40071
Payable #

All Construct LLC
Payable Type
Account Number
Invoice
30-300-6501

Payment Date Payment Type
Discount Amount Payment Amount Number
10/16/2026
Flick, Hunt, Kost, Lewis, Rubow, Seyler, S…
0.00
155.68
Deductions Payable
Flick, Hunt, Kost, Lewis, Rubow, …
155.68

10/14/2026
Regular
0.00
375.00 72984
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
10/01/2026
Pour back driveway patch due to broken …
0.00
375.00
Facility & Grounds
Pour back driveway patch due to…
375.00
Post Date

1467-RGPY-GP7K Invoice
01-060-7024

10/14/2026
Regular
0.00
1,402.74 72985
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
08/24/2026
Pool supplies,algaecide,pool closing suppli…
0.00
963.25
Other Chemicals
Pool supplies,algaecide,pool clos…
963.25

1LXT-3GTR-J4PM Invoice
01-015-7002

09/25/2026
Toilet paper and paper towels for CH stock
Breakroom, Custodial, &… Toilet paper and paper towels fo…

0.00

1MY3-TLRN-NLPW Invoice
01-060-7017

08/18/2026
Concessions
Concession

0.00

1NQ4-CCWK-CT4F Invoice
01-030-7002

09/23/2026
Tea bags, swiss hot cocoa & coffee
Breakroom, Custodial, &… Tea bags, swiss hot cocoa & coff…

0.00

1PH1-DD9X-93MN Invoice
01-055-7011

08/18/2026
Puzzels for puzzelpalooza
Recreation Events
Puzzels for puzzelpalooza

0.00

1QLJ-TWNY-PTV4 Invoice
01-030-7001

09/11/2026
Brother work smart 130 wireless color inkj…
Office Supplies & Electron… Brother work smart 130 wireless…

0.00

01128
Payable #

SO317341

00097
Payable #

Amazon Capital Services
Payable Type
Account Number

932492483
932770557

03186

91.80
91.80
92.20

Concessions

92.20
123.56
123.56
41.94
41.94
89.99
89.99

10/14/2026
Regular
0.00
2,380.00 72986
American Water Works Association
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
08/25/2026
Membership dues 12/1/26-11/30/26 me…
0.00
2,380.00
Invoice
Memberships & Subscript… Membership dues 12/1/26-11/3…
2,380.00
30-300-6205
AT&T Mobility
Payable Type
Account Number

287235033945X… Invoice
01-030-6201
01-035-6201
01-045-6201
20-200-6201
30-300-6201
40-400-6201
23108
Payable #

Post Date

10/14/2026
Regular
Payable Description
Account Name
Item Description
10/11/2026
AT&T wireless
Utilities
AT&T wireless
Utilities
AT&T wireless
Utilities
AT&T wireless
Utilities
AT&T wireless
Utilities
AT&T wireless
Utilities
AT&T wireless
Post Date

0.00
298.74 72987
Discount Amount Payable Amount
Distribution Amount
0.00
298.74
11.95
167.29
83.65
11.95
11.95
11.95

10/14/2026
Regular
0.00
8,813.20 72988
Border States Industries, Inc
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
05/21/2026
10 Union Loft water meter
0.00
5,921.70
Invoice
Reimbursable Expense
10 Union Loft water meter
5,921.70
30-300-9309
Invoice
30-300-9309
Cintas Corporation

10/22/2026 1:52:26 PM

07/10/2026
10 union lofts water meter
Reimbursable Expense
10 union lofts water meter
10/14/2026

Regular

0.00

2,891.50
2,891.50
0.00

642.20 72989

Page 8 of 21

Check Report
Vendor Number
Payable #

Date Range: 09/24/2026 - 10/21/2026

4282610419

Invoice
01-030-6103
20-200-6103
30-300-6103
40-400-6103

Payment Date Payment Type
Discount Amount Payment Amount Number
Post Date
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
09/16/2026
FR rental for Mark,Jeremey,Cordell,Derrick
0.00
91.88
Uniform and Protective G… FR rental for Mark,Jeremey,Cor…
5.35
Uniform and Protective G… FR rental for Mark,Jeremey,Cor…
75.85
Uniform and Protective G… FR rental for Mark,Jeremey,Cor…
5.34
Uniform and Protective G… FR rental for Mark,Jeremey,Cor…
5.34

4283383731

Invoice
01-030-6103
20-200-6103
30-300-6103
40-400-6103

09/23/2026
FR rental for Mark,Jeremey,Cordell & Derr…
Uniform and Protective G… FR rental for Mark,Jeremey,Cor…
Uniform and Protective G… FR rental for Mark,Jeremey,Cor…
Uniform and Protective G… FR rental for Mark,Jeremey,Cor…
Uniform and Protective G… FR rental for Mark,Jeremey,Cor…

0.00

Invoice
01-030-6103
20-200-6103
30-300-6103
40-400-6103

09/30/2026
FR clothing rental for Mar,Jeremey & Cord…
Uniform and Protective G… FR clothing rental for Mar,Jerem…
Uniform and Protective G… FR clothing rental for Mar,Jerem…
Uniform and Protective G… FR clothing rental for Mar,Jerem…
Uniform and Protective G… FR clothing rental for Mar,Jerem…

0.00

Invoice
01-060-6212

08/31/2026
Aquatics first aid kits checked/restocked
Janitorial & Facility Servic… Aquatics first aid kits checked/re…

0.00

Invoice
01-055-6212

08/31/2026
AEDs serviced and checked
Janitorial & Facility Servic… AEDs serviced and checked

0.00

4284154708

5357648304
9387953134

40855
Payable #

32001079679

Vendor Name
Payable Type
Account Number

91.88
5.35
75.85
5.34
5.34
91.88
5.35
75.85
5.34
5.34
25.56
25.56
341.00
341.00

10/14/2026
Regular
0.00
2,400.00 72990
City Wide Window Washing Enterprises LLC
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
10/01/2026
Cleaning services for City Hall Oct 2026
0.00
850.00
Invoice
Janitorial & Facility Servic… Cleaning services for City Hall Oc…
850.00
01-015-6212

32001079691

Invoice
01-025-6212

10/01/2026
West annex cleaning services-Oct 2026
Janitorial & Facility Servic… West annex cleaning services-Oc…

0.00

215.00
215.00

32001079692

Invoice
01-030-6212

10/01/2026
3X/week janitorial services & facility mana…
Janitorial & Facility Servic… 3X/week janitorial services & faci…

0.00

385.00
385.00

32001079693

Invoice
01-045-6212

10/01/2026
Monthly cleaning for PD
Janitorial & Facility Servic… Monthly cleaning for PD

0.00

950.00
950.00

Drexel Technologies
Payable Type
Account Number

Post Date

04283
Payable #

INV198215

05066
Payable #

6796

40547
Payable #

Invoice
60-600-8701
ElectriComm Inc
Payable Type
Account Number
Invoice
20-200-7042

10/14/2026
Regular
0.00
47.00 72991
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
10/01/2026
Wakarusa boat ramp engineering fees for …
0.00
47.00
Park Capital Improvemen… Wakarusa boat ramp engineerin…
47.00
10/14/2026
Regular
0.00
303.19 72992
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
09/22/2026
24V 8h battery-control panel backup batte…
0.00
303.19
Meters, Transformers, & … 24V 8h battery-control panel ba…
303.19
Post Date

06A0C79D-0154

Invoice
66-660-9309

10/14/2026
Regular
0.00
4,316.99 72993
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
09/17/2026
Resolution 2026-17 noticing project area 2…
0.00
1,383.60
Developer Reimbursable … Resolution 2026-17 noticing pro…
1,383.60

06A0C79D-0155

Invoice
66-660-9309

09/17/2026
Publication of Resolution 2026-18 for Area…
Developer Reimbursable … Publication of Resolution 2026-…

0.00

1,245.11
1,245.11

06A0C79D-0156

Invoice
66-660-9309

09/17/2026
Publication of resolution 2026-19 for hear…
Developer Reimbursable … Publication of resolution 2026-1…

0.00

1,688.28
1,688.28

11180

E-notice, Inc.
Payable Type
Account Number

Evergy Metro, Inc

10/22/2026 1:52:26 PM

Post Date

10/14/2026

Regular

0.00

222,565.40 72994

Page 9 of 21

Check Report
Vendor Number
Payable #

133563_1

07088
Payable #

592399588

40538
Payable #

Date Range: 09/24/2026 - 10/21/2026
Vendor Name
Payable Type
Account Number
Invoice
20-200-6242

Payment Date Payment Type
Discount Amount Payment Amount Number
Post Date
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
10/02/2026
12 MW and 4633 MWH for September
0.00
222,565.40
Evergy Contract
12 MW and 4633 MWH for Sept…
222,565.40

10/14/2026
Regular
0.00
63,819.71 72995
Government Leasing and Finance, Inc
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
10/02/2026
Debt payment for water meter project & e…
0.00
63,819.71
Invoice
Other Debt P&I
Debt payment for water meter p…
16,593.12
20-200-9103
Other Debt P&I
Debt payment for water meter p…
47,226.59
30-300-9103

1386

Invoice
60-600-8701

10/14/2026
Regular
0.00
9,400.00 72996
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
09/25/2026
Removal of 4 trees,stump grinding, tree tr…
0.00
5,500.00
Park Capital Improvemen… Removal of 4 trees,stump grindi…
5,500.00

1387

Invoice
20-200-6245

09/25/2026
Removal of 4 dead trees around drainage
Tree Trimming Services
Removal of 4 dead trees around…

Hillfab LLC
Payable Type
Account Number

Post Date

40467
Payable #

V2726

08112
Payable #

1-531814
September 2026

09050
Payable #

43894-2026

40843
Payable #

8950

40914
Payable #

101724

40372
Payable #

177459

40664

Highplains Tree Care
Payable Type
Account Number

Invoice
40-400-6521

Post Date

0.00

3,900.00
3,900.00

10/14/2026
Regular
0.00
1,067.00 72997
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
10/05/2026
Trouble shoot CP breakers, CPI ups back u…
0.00
1,067.00
Wastewater System
Trouble shoot CP breakers, CPI …
1,067.00

10/14/2026
Regular
0.00
46,900.10 72998
Honey Creek Disposal Service, LLC
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
09/16/2026
Special trash pick up @ 1204 Cherry St
0.00
65.00
Invoice
Reimbursable Expense
Special trash pick up @ 1204 Ch…
65.00
01-025-9309
Invoice
15-150-6240

09/30/2026
September trash services for the city
Honey Creek Contract
September trash services for the…

IIMC
Payable Type
Account Number

Post Date

Invoice
01-015-6205

0.00

46,835.10
46,835.10

10/14/2026
Regular
0.00
210.00 72999
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
10/05/2026
K Delay annual membership renewal 2026
0.00
210.00
Memberships and Supscri… K Delay annual membership ren…
210.00

10/14/2026
Regular
0.00
99,210.21 73000
Infinity Technology Services LLC
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
09/01/2026
Network security incident response
0.00
99,210.21
Invoice
Software Services
Network security incident respo…
99,210.21
01-015-6202
10/14/2026
Regular
0.00
19,068.75 73001
IronGate Cybersecurity LLC
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
09/30/2026
IT services to be reimbuirsed via insurance
0.00
19,068.75
Invoice
Reimbursable Expense
IT services to be reimbuirsed via …
19,068.75
01-015-9309
JEO Consulting Group Inc
Payable Type
Account Number
Invoice
66-660-6210
Jubilee LLC

10/22/2026 1:52:26 PM

10/14/2026
Regular
0.00
5,049.74 73002
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
09/28/2026
Eudora Church st to 28th st, city wide traff…
0.00
5,049.74
Planning and Engineering Eudora Church st to 28th st, city…
5,049.74
Post Date

10/14/2026

Regular

0.00

330.00 73003

Page 10 of 21

Check Report
Vendor Number
Payable #

195

Date Range: 09/24/2026 - 10/21/2026
Vendor Name
Payable Type
Account Number
Invoice
20-200-7041

Payment Date Payment Type
Discount Amount Payment Amount Number
Post Date
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
09/28/2026
Infuse-15,15a, etc for streetlights
0.00
330.00
Line Materials, Lighting, &… Infuse-15,15a, etc for streetlights
330.00

11151
11151
Payable #

10/14/2026
Regular
0.00
-5,037.00 73004
Kansas Municipal Energy Agency
10/14/2026
Regular
0.00
5,037.00 73004
Kansas Municipal Energy Agency
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
10/02/2026
114000 kWh at $0.02155 per kWh
0.00
5,037.00
WAPA-EUDO-202… Invoice
KMEA WAPA
114000 kWh at $0.02155 per k…
5,037.00
20-200-6244

12048
Payable #

90437484

12052
Payable #

2473301

13169
Payable #

M1-01747169

13265
Payable #

2753583

01013
Payable #

9408761082

19294
Payable #

480750678001

15011

10/14/2026
Regular
0.00
2,205.00 73005
Landis+Gyr Technology, Inc
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
10/01/2026
Emerge
year
4,
SEP2026
0.00
2,205.00
Invoice
Software Services
Emerge year 4, SEP2026
1,102.50
20-200-6202
Software Services
Emerge year 4, SEP2026
1,102.50
30-300-6202
Lathrop GPM LLP
Payable Type
Account Number
Invoice
01-015-6208
Mitchell 1
Payable Type
Account Number
Invoice
01-015-6202
01-030-6202
01-035-6202
01-045-6202
01-055-6202
20-200-6202
30-300-6202
40-400-6202

10/14/2026
Regular
0.00
112.00 73006
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
09/30/2026
General legal services regarding personnel
0.00
112.00
Legal Services
General legal services regarding …
112.00
Post Date

10/14/2026
Regular
0.00
2,230.80 73007
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
10/03/2026
Prodemand only gov subscription 10/3/26…
0.00
2,230.80
Software Services
Prodemand only gov subscriptio…
278.85
Software Services
Prodemand only gov subscriptio…
278.85
Software Services
Prodemand only gov subscriptio…
278.85
Software Services
Prodemand only gov subscriptio…
278.85
Software Services
Prodemand only gov subscriptio…
278.85
Software Services
Prodemand only gov subscriptio…
278.85
Software Services
Prodemand only gov subscriptio…
278.85
Software Services
Prodemand only gov subscriptio…
278.85
Post Date

10/14/2026
Regular
0.00
200.00 73008
Murphy Tractor & Equipment Co.
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
09/25/2026
56 point inspection warranty deductible, J…
0.00
200.00
Invoice
Vehicles & Equipment
56 point inspection warranty de…
200.00
01-030-6525
National Tire Wholesale
Payable Type
Account Number
Invoice
20-200-6525

10/14/2026
Regular
0.00
1,199.04 73009
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
09/23/2026
6 tires for E19 for small bucket truck
0.00
1,199.04
Vehicles & Equipment
6 tires for E19 for small bucket t…
1,199.04
Post Date

10/14/2026
Regular
0.00
125.07 73010
ODP Business Solutions, LLC
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
09/11/2026
Misc office supplies for PD
0.00
125.07
Invoice
Office Supplies & Electron… Misc office supplies for PD
125.07
01-045-7001
Olathe Winwater Works

10/22/2026 1:52:26 PM

10/14/2026

Regular

0.00

3,530.00 73011

Page 11 of 21

Check Report
Vendor Number
Payable #

218841 01

15009
Payable #

6109-258623

16040
Payable #

115480

19232
Payable #

5073916792

18172
Payable #

725509

16070
Payable #

Date Range: 09/24/2026 - 10/21/2026
Vendor Name
Payable Type
Account Number
Invoice
60-600-8701
O'Reilly Auto Parts
Payable Type
Account Number
Invoice
01-030-6525
30-300-6525
40-400-6525
Patchen Electric Inc
Payable Type
Account Number
Invoice
30-300-6501
Ricoh USA, Inc
Payable Type
Account Number
Invoice
01-015-6204
01-025-6204
01-030-6204
01-035-6204
01-045-6204
01-055-6204
Rueschhoff Security
Payable Type
Account Number
Invoice
01-015-6213

Payment Date Payment Type
Discount Amount Payment Amount Number
Post Date
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
09/22/2026
Parts for water meter pit for Pilla Park prjct
0.00
3,530.00
Park Capital Improvemen… Parts for water meter pit for Pilla…
3,530.00
10/14/2026
Regular
0.00
442.80 73012
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
09/21/2026
Tie rods, drag link, trackbard & ball joint fo…
0.00
442.80
Vehicles & Equipment
Tie rods, drag link, trackbard & …
147.60
Vehicles & Equipment
Tie rods, drag link, trackbard & …
147.60
Vehicles & Equipment
Tie rods, drag link, trackbard & …
147.60
Post Date

10/14/2026
Regular
0.00
550.50 73013
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
09/09/2026
Repair 2HP gearbox & parts
0.00
550.50
Facility & Grounds
Repair 2HP gearbox & parts
550.50
Post Date

10/14/2026
Regular
0.00
822.71 73014
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
10/01/2026
Usage for copiers in all depts 07/01/26-09…
0.00
822.71
Printing & Copying Servic… Usage for copiers in all depts 07…
188.03
Printing & Copying Servic… Usage for copiers in all depts 07…
117.37
Printing & Copying Servic… Usage for copiers in all depts 07…
144.19
Printing & Copying Servic… Usage for copiers in all depts 07…
90.67
Printing & Copying Servic… Usage for copiers in all depts 07…
87.00
Printing & Copying Servic… Usage for copiers in all depts 07…
195.45
Post Date

10/14/2026
Regular
0.00
110.94 73015
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
09/28/2026
Alarm monitoring for City Hall Sept 2026
0.00
110.94
Alarm & Answering Servic… Alarm monitoring for City Hall S…
110.94
Post Date

548865-SI

Invoice
01-015-6202

10/14/2026
Regular
0.00
390.23 73016
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
10/13/2026
3 Microsoft 365 accounts for Sept-Oct 2026
0.00
113.73
Software Services
3 Microsoft 365 accounts for Se…
113.73

549211-SI

Invoice
01-015-6202
01-025-6202
01-035-6202
01-045-6202
01-055-6202
20-200-6202
30-300-6202
40-400-6202

09/16/2026
Email archiving for all Microsoft 365 accou…
Software Services
Email archiving for all Microsoft …
Software Services
Email archiving for all Microsoft …
Software Services
Email archiving for all Microsoft …
Software Services
Email archiving for all Microsoft …
Software Services
Email archiving for all Microsoft …
Software Services
Email archiving for all Microsoft …
Software Services
Email archiving for all Microsoft …
Software Services
Email archiving for all Microsoft …

19250
Payable #

6129524-01
6171460-00
6172269-00

SilverSky Inc
Payable Type
Account Number

Post Date

0.00

276.50
34.58
34.56
34.56
34.56
34.56
34.56
34.56
34.56

10/14/2026
Regular
0.00
552.77 73017
Stanion Wholesale Electric Co
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
09/21/2026
2" pvc repair sleeves ( stock )
0.00
475.69
Invoice
Line Materials, Lighting, &… 2" pvc repair sleeves ( stock )
475.69
20-200-7041
Invoice
01-045-6501

09/08/2026
LED bulbs for police dept
Facility & Grounds
LED bulbs for police dept

0.00

Invoice

09/09/2026

0.00

10/22/2026 1:52:26 PM

Lights for outside pw office

33.06
33.06
44.02

Page 12 of 21

Check Report

Date Range: 09/24/2026 - 10/21/2026

Vendor Number

Vendor Name
01-030-6501

19364
Payable #

T & R Electric
Payable Type
Account Number

Payment Date
Facility & Grounds

Payment Type
Lights for outside pw office

Discount Amount

Payment Amount Number
44.02

188967

Invoice
20-200-9309

10/14/2026
Regular
0.00
9,522.60 73018
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
09/18/2026
KVA three phase pad mount for Holy famil…
0.00
9,828.85
Reimbursable Expense
KVA three phase pad mount for …
9,828.85

D5-14-26

Credit Memo
20-200-7041

05/08/2026
Credit for returned polemount transformer
Line Materials, Lighting, &… Credit for returned polemount t…

19110
Payable #

30524838

20060
Payable #

2015524
2015614

40406
Payable #

R211356A

22045
Payable #

6154197417

01138
Payable #

Post Date

0.00

-306.25
-306.25

10/14/2026
Regular
0.00
124.62 73019
The Terminix International Company Limited Partnership
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
10/01/2026
Annual warranty for city hall pest services
0.00
124.62
Invoice
Janitorial & Facility Servic… Annual warranty for city hall pes…
124.62
01-015-6212
10/14/2026
Regular
0.00
7,680.00 73020
Torgeson Trenching Services
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
09/22/2026
Mini excavator with operator ten union
0.00
4,240.00
Invoice
Reimbursable Expense
Mini excavator with operator ten…
4,240.00
20-200-9309
Invoice
20-200-9309

09/24/2026
Mini excavator with operator & labor for c…
Reimbursable Expense
Mini excavator with operator & …

Trident Solutions
Payable Type
Account Number

Post Date

Invoice
20-200-7041
Verizon Wireless
Payable Type
Account Number
Invoice
01-015-6201
01-025-6201
01-030-6201
01-035-6201
01-045-6201
01-055-6201
20-200-6201
30-300-6201
40-400-6201

0.00

3,440.00
3,440.00

10/14/2026
Regular
0.00
582.07 73021
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
10/01/2026
Marking flags for electric dept for undergr…
0.00
582.07
Line Materials, Lighting, &… Marking flags for electric dept fo…
582.07
10/14/2026
Regular
0.00
1,426.51 73022
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
10/03/2026
City phones usage for Aug24-Sept23 2026
0.00
1,426.51
Utilities
City phones usage for Aug24-Sep…
144.72
Utilities
City phones usage for Aug24-Sep…
40.01
Utilities
City phones usage for Aug24-Sep…
19.64
Utilities
City phones usage for Aug24-Sep…
60.06
Utilities
City phones usage for Aug24-Sep…
869.06
Utilities
City phones usage for Aug24-Sep…
38.52
Utilities
City phones usage for Aug24-Sep…
176.70
Utilities
City phones usage for Aug24-Sep…
58.15
Utilities
City phones usage for Aug24-Sep…
19.65
Post Date

6839206-00

Invoice
20-200-9309

10/14/2026
Regular
0.00
14,241.50 73023
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
07/13/2026
Replacement junction boxes for the dama…
0.00
8,474.88
Reimbursable Expense
Replacement junction boxes for …
8,474.88

6906023-01

Invoice
20-200-9309

09/18/2026
Insulated caps for junction boxes and und…
Reimbursable Expense
Insulated caps for junction boxes…

0.00

1,205.87
1,205.87

690623-00

Invoice
20-200-9309

09/18/2026
Insulated standoff parkinn for junction bo…
Reimbursable Expense
Insulated standoff parkinn for ju…

0.00

1,884.45
1,884.45

6907028-00

Invoice
20-200-9309

09/17/2026
Grounding clamps for junction box points…
Reimbursable Expense
Grounding clamps for junction b…

0.00

271.40
271.40

6908551-00

Invoice
20-200-7041

09/21/2026
Used on existing underground transforme…
Line Materials, Lighting, &… Used on existing underground tr…

0.00

964.70
964.70

6908563-00

Invoice

09/21/2026

0.00

1,205.87

WESCO
Payable Type
Account Number

10/22/2026 1:52:26 PM

Post Date

Insulated caps for junction boxes and und…

Page 13 of 21

Check Report

Date Range: 09/24/2026 - 10/21/2026

Vendor Number

Vendor Name
20-200-9309

6911914-00

Invoice
20-200-9309

Payment Date
Reimbursable Expense

Payment Type
Discount Amount Payment Amount Number
Insulated caps for junction boxes…
1,205.87

09/23/2026
Copper grounding for grounding wire
Reimbursable Expense
Copper grounding for grounding…

0.00

234.33
234.33

11151
Payable #

10/06/2026
Bank Draft
0.00
6,453.00 DFT0006049
Kansas Municipal Energy Agency
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
09/02/2026
125,277 kWh @ $0.02155 per kWh
0.00
6,453.00
WAPA-EUDO-202… Invoice
KMEA WAPA
125,277 kWh @ $0.02155 per k…
6,453.00
20-200-6244

AFLAC
Payable #

INV0006185

Invoice
99-0140

09/29/2026
Bank Draft
Payable Description
Account Name
Item Description
09/04/2026
AFLAC - PRE TAX
Deductions Payable
AFLAC - PRE TAX

INV0006186

Invoice
99-0140

09/04/2026
AFLAC - POST TAX
Deductions Payable
AFLAC - POST TAX

0.00

250.46
250.46

INV0006204

Invoice
99-0140

09/18/2026
AFLAC - PRE TAX
Deductions Payable

0.00

814.98
814.98

Invoice
99-0140

09/18/2026
AFLAC - POST TAX
Deductions Payable
AFLAC - POST TAX

0.00

250.46
250.46

INV0006205

40729
40729
Payable #

INV0006178

Aflac
Payable Type
Account Number

Post Date

0.00
2,130.88 DFT0006071
Discount Amount Payable Amount
Distribution Amount
0.00
814.98
814.98

AFLAC - PRE TAX

10/10/2026
Bank Draft
United Healthcare Insurance Company
10/10/2026
Bank Draft
United Healthcare Insurance Company
Payable Type
Post Date
Payable Description
Account Number
Account Name
Item Description
09/04/2026
HEALTH INSURANCE
Invoice
Deductions Payable
HEALTH INSURANCE
99-0140

0.00
-72,695.59 DFT0006072
0.00
72,695.59 DFT0006072
Discount Amount Payable Amount
Distribution Amount
0.00
63,924.90
63,924.90

INV0006187

Invoice
99-0140

09/04/2026
DENTAL INSURANCE
Deductions Payable
DENTAL INSURANCE

0.00

2,727.63
2,727.63

INV0006197

Invoice
99-0140

09/18/2026
HEALTH INSURANCE
Deductions Payable
HEALTH INSURANCE

0.00

1,596.71
1,596.71

INV0006206

Invoice
99-0140

09/18/2026
DENTAL INSURANCE
Deductions Payable
DENTAL INSURANCE

0.00

106.48
106.48

INV0006214

Invoice
01-015-6004

09/29/2026
Kost & Krulik Oct 2026 Premium - Will Rev…
Health Insurance
Kost & Krulik Oct 2026 Premium …

0.00

3,323.62
3,323.62

INV0006215

Invoice
01-000-0504

09/29/2026
Casagrande Health/Dental for Oct 2026
Retired Employee Insuran… Casagrande Health/Dental for O…

0.00

1,008.86
1,008.86

INV0006216

Invoice
01-015-6004

09/29/2026
Oct 2026 United Healthcare bill discrepan…
Health Insurance
Oct 2026 United Healthcare bill …

0.00

Vision Service Plan
Payable Type
Account Number

Post Date

22041
Payable #

INV0006184

Invoice
99-0140

09/29/2026
Bank Draft
Payable Description
Account Name
Item Description
09/04/2026
VISION INSURANCE
Deductions Payable
VISION INSURANCE

INV0006203

Invoice
99-0140

09/18/2026
VISION INSURANCE
Deductions Payable
VISION INSURANCE

0.00

Invoice
01-015-6004

09/29/2026
Kost & Krulik Oct 2026 Premium - Will Rev…
Health Insurance
Kost & Krulik Oct 2026 Premium …

0.00

Invoice
01-000-0504

09/29/2026
Casagrande Vision for Oct 2026
Retired Employee Insuran… Casagrande Vision for Oct 2026

0.00

INV0006217
INV0006218

40731

Optum Bank, Member FDIC

10/22/2026 1:52:26 PM

10/02/2026

Bank Draft

7.39
7.39

0.00
1,209.50 DFT0006073
Discount Amount Payable Amount
Distribution Amount
0.00
1,117.07
1,117.07
18.35
18.35
56.72
56.72
17.36
17.36
0.00

2,610.00 DFT0006075

Page 14 of 21

Check Report
Vendor Number
Payable #

INV0006220

Date Range: 09/24/2026 - 10/21/2026
Vendor Name
Payable Type
Account Number
Invoice
99-0140

EMPOWER FINANCIAL EMPOWER FINANCIAL
Payable #
Payable Type
Account Number
INV0006224
Invoice
99-0140
K.P.& F.
Payable #

INV0006229

K.P.& F.
Payable Type
Account Number
Invoice
99-0140

Payment Date Payment Type
Post Date
Payable Description
Account Name
Item Description
10/02/2026
HSA
Deductions Payable
HSA

Discount Amount Payment Amount Number
Discount Amount Payable Amount
Distribution Amount
0.00
2,610.00
2,610.00

10/02/2026
Bank Draft
0.00
384.61 DFT0006076
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
10/02/2026
EMPOWER FINANCIAL 401A
0.00
384.61
Deductions Payable
EMPOWER FINANCIAL 401A
384.61
Post Date

10/02/2026
Bank Draft
Payable Description
Account Name
Item Description
10/02/2026
KP&F
Deductions Payable
KP&F
Post Date

0.00
15,465.01 DFT0006077
Discount Amount Payable Amount
Distribution Amount
0.00
15,465.01
15,465.01

KPERS - WORKING AFTE KPERS - WORKING AFTER RETIRE
10/02/2026
Bank Draft
0.00
1,236.96 DFT0006078
Payable #
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
10/02/2026
KPERS WORKING AFTER RETIREMENT
0.00
1,236.96
INV0006230
Invoice
Deductions Payable
KPERS WORKING AFTER RETIRE…
1,236.96
99-0140
EMPOWER FINANCIAL EMPOWER FINANCIAL
Payable #
Payable Type
Account Number
INV0006231
Invoice
99-0140
99-0140
K.P.E.R.S
Payable #

INV0006232

K.P.E.R.S
Payable Type
Account Number
Invoice
99-0140
99-0140
99-0140
99-0140

10/02/2026
Bank Draft
0.00
2,908.00 DFT0006079
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
10/02/2026
EMPOWER FINANCIAL - 457B ROTH
0.00
2,908.00
Deductions Payable
EMPOWER FINANCIAL - 457B R…
341.00
Deductions Payable
EMPOWER FINANCIAL - 457B
2,567.00
Post Date

10/02/2026
Bank Draft
Payable Description
Account Name
Item Description
10/02/2026
KPERS TIER 1
Deductions Payable
KPERS TIER 1
Deductions Payable
KPERS TIER 3
Deductions Payable
KPERS D&D
Deductions Payable
KPERS TIER 2
Post Date

0.00
16,860.50 DFT0006080
Discount Amount Payable Amount
Distribution Amount
0.00
16,860.50
2,883.84
11,235.74
1,016.30
1,724.62

KS DEPT REV-WITHHOLDKS DEPT REV-WITHHOLDING
10/02/2026
Bank Draft
0.00
7,896.82 DFT0006081
Payable #
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
10/02/2026
KANSAS WITHHOLDING
0.00
7,896.82
INV0006234
Invoice
Withholding Taxes Payable KANSAS WITHHOLDING
7,896.82
99-0120
EFTPS
Payable #

INV0006235

40461

EFTP
Payable Type
Account Number
Invoice
99-0120
99-0120
99-0120
MasterCard - Central Bank

10/22/2026 1:52:26 PM

10/02/2026
Bank Draft
0.00
39,157.96 DFT0006082
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
10/02/2026
FEDERAL INCOME TAX
0.00
39,157.96
Withholding Taxes Payable FEDERAL INCOME TAX
13,718.76
Withholding Taxes Payable SOCIAL SECURITY
20,617.34
Withholding Taxes Payable MEDICARE
4,821.86
Post Date

09/25/2026

Bank Draft

0.00

27,266.85 DFT0006083

Page 15 of 21

Check Report
Vendor Number
Payable #

Date Range: 09/24/2026 - 10/21/2026
Vendor Name
Payable Type
Account Number

SeptemberCC2026 Invoice
01-015-6104
01-015-6202
01-015-6202
01-015-6202
01-015-6203
01-015-6203
01-015-6205
01-015-6206
01-015-6272
01-015-6272
01-015-6272
01-015-6272
01-015-6272
01-015-6272
01-015-6272
01-015-6501
01-015-6501
01-015-6501
01-015-7001
01-015-7001
01-015-7001
01-015-7073
01-015-7073
01-015-7073
01-015-7073
01-025-6104
01-025-6104
01-025-6205
01-030-6206
01-030-6501
01-030-6525
01-030-6525
01-030-7001
01-030-7001
01-030-7035
01-030-7070
01-030-7070
01-030-7070
01-035-6102
01-035-6104
01-035-6104
01-035-6104
01-035-6104
01-035-6104
01-035-6105
01-035-6202
01-035-6202
01-035-6202
01-035-6202
01-045-6102
01-045-6103
01-045-6104
01-045-6104
01-045-6238
01-045-6501
01-045-6501
01-045-6525
01-045-6525

10/22/2026 1:52:26 PM

Payment Date Payment Type
Discount Amount Payment Amount Number
Post Date
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
09/21/2026
August credit cards paid in Septmeber 2026
0.00
27,266.85
Continuing Education & T… ICMA-2026 conference for Z Dan…
915.00
Software Services
OPTISIGN-sign software for lobb…
162.00
Software Services
ZOOM-tele meeting subscription
22.98
Software Services
GODADDY-liscens subscription
23.19
Postage & Shipping
USPS-postage for cert mail
27.26
Postage & Shipping
USPS-certified mail
62.35
Memberships and Supscri… ICMA-Z Daniel 2026 membership
1,092.00
Publication Services
MAILCHIMP-e newsletter publict…
45.00
Miscellaneous Services
CITY OF EUDORA-testing card m…
-1.02
Miscellaneous Services
CITY OF EUDORA-testing card m…
-1.02
Miscellaneous Services
CITY OF EUDORA-testing card m…
-1.02
Miscellaneous Services
CITY OF EUDORA-testing card m…
1.00
Miscellaneous Services
CITY OF EUDORA-testing card m…
1.02
Miscellaneous Services
CITY OF EUDORA-testing card m…
1.02
Miscellaneous Services
CITY OF EUDORA-testing card m…
1.02
Facility & Grounds
HOME DEPOT-paint for city hall f…
90.22
Facility & Grounds
WESTLAKE-copies of keys for city…
72.49
Facility & Grounds
HOME DEPOT-new keys for city …
11.72
Office Supplies & Electron… DELL-NO RECEIPT UPLOADED
5,734.84
Office Supplies & Electron… ENVELOPES.COM-branded/label…
1,233.10
Office Supplies & Electron… LENOVO-unknow as he didnt up…
978.22
Miscellaneous Materials &… AMAZON-accidental usage, refu…
74.33
Miscellaneous Materials &… AMAZON-Accidental personal p…
10.99
Miscellaneous Materials &… AMAZON-accidental charge, ref…
28.42
Miscellaneous Materials &… AMAZON-accidental usage, refu…
20.77
Continuing Education & T… KACM-registration for C Gregg k…
150.00
Continuing Education & T… TICKETS-planning conference for…
385.72
Memberships and Subscri… AMERICAN PLANNING-annual re…
598.00
Publication Services
INDEED-field operator position/…
508.84
Facility & Grounds
HOME DEPOT-lights for outside …
89.91
Vehicles & Equipment
HERITAGE TRACTOR-Hyraulic flu…
459.00
Vehicles & Equipment
KTA-ktags for pd & pw
11.37
Office Supplies & Electron… HOME DEPOT-tote screw hooks …
19.98
Office Supplies & Electron… HOME DEPOT-trashcan for Hitha…
11.97
Dog Pound
KSAG GOV-dog pound license
335.00
Tools & Shop Supplies
MENARDS-tape measure for pw …
17.99
Tools & Shop Supplies
HOME DEPOT-tote screw hooks …
67.00
Tools & Shop Supplies
MENARDS-25' tape measure for …
15.99
Staff Appreciation and Ev… FLOWER MAN-flowers sent to Z …
104.98
Continuing Education & T… INTERNAL ASSOC.-IAFC precon c…
25.00
Continuing Education & T… KU WEB-fire inspector class for …
80.00
Continuing Education & T… MENARDS-wood slats for fd forc…
50.04
Continuing Education & T… MENARDS-supplies for fire dept …
32.12
Continuing Education & T… FIRE PROTECT-firefighter I & II b…
468.00
Travel Expenses
KANSAS CITY MARRIOTT-IAFC ho…
957.93
Software Services
ADOBE-,omthly adobe storage f…
9.99
Software Services
CALENDLY-monthly scheduling s…
12.00
Software Services
ADOBE-monthly software for fd
75.24
Software Services
GOOGLE-monthly google works…
29.16
Staff Appreciation and Ev… WALMART-frames for departme…
13.88
Uniform and Protective G… 13 FIFTY-polos for new sro's
168.98
Continuing Education & T… SAMS-snacks for breakfast while…
88.54
Continuing Education & T… LE DONUTS & COFFEE-pd donuts…
43.42
Investigative & Translatio… TLO-patrol background investiga…
100.00
Facility & Grounds
HOME DEPOT-flapper to fix pd t…
16.86
Facility & Grounds
MICRO CENTER-hdmi splitter ofr…
77.97
Vehicles & Equipment
AMAZON-flashlight for unit 20
119.06
Vehicles & Equipment
CLUB CARWASH-monthly carwa…
140.00

Page 16 of 21

Check Report

Date Range: 09/24/2026 - 10/21/2026

Vendor Number

Vendor Name
01-045-6525
01-045-7001
01-045-7001
01-045-7002
01-045-7002
01-045-7010
01-045-7010
01-045-7031
01-045-7031
01-055-6102
01-055-6103
01-055-6104
01-055-6105
01-055-6105
01-055-6205
01-055-6205
01-055-6205
01-055-6206
01-055-6232
01-055-6232
01-055-6502
01-055-6502
01-055-6503
01-055-6503
01-055-6525
01-055-6525
01-055-6525
01-055-7001
01-055-7002
01-055-7011
01-055-7011
01-055-7012
01-055-7012
01-055-7012
01-055-7012
01-055-7012
01-055-7012
01-055-7012
01-055-7012
01-055-7013
01-055-7013
01-055-7013
01-055-7014
01-055-7014
01-060-6102
01-060-6102
01-060-7017
01-060-7017
01-060-7024
20-200-6203
30-300-6103
30-300-6103
30-300-6206
30-300-6501
30-300-6525
30-300-7051
30-300-7051
40-400-7070

40729

United Healthcare Insurance Company

10/22/2026 1:52:26 PM

Payment Date Payment Type
Discount Amount Payment Amount Number
Vehicles & Equipment
KTA-ktags for pd & pw
11.37
Office Supplies & Electron… AMAZON-dry erase schedule bo…
35.27
Office Supplies & Electron… AMAZON-fry erase markers for s…
16.11
Breakroom, Custodial, &… DOLLAR TREE-hand towels for ki…
6.00
Breakroom, Custodial, &… SAMS-cups and plates
98.38
Event & Program Supplies BARBWIRE-lunch & dinner for Inf…
188.14
Event & Program Supplies JIMMY JOHNS-food for chiefs m…
104.53
Firearm, Ammo, & Eviden… PEAVEY-gloves and evidence su…
492.20
Firearm, Ammo, & Eviden… AMAZON-batteries for handgun …
33.94
Staff Appreciation and Ev… GAMBINOS-staff birthday/thank…
129.12
Uniform and Protective G… 4IMPRINT-branded hat options f…
876.40
Continuing Education & T… KANSAS RECREATION-krpa mark…
75.00
Travel Expenses
PIZZA RANCH-KRPA lunch meeti…
17.34
Travel Expenses
BOOKING.COM-flight for NRPA …
888.77
Memberships and Subscri… CHAT GPT-monthly subscription
20.00
Memberships and Subscri… CHAT GPT-monthly subscriptions
20.00
Memberships and Subscri… ADOBE-monthly adobe subscript…
38.31
Publication Services
FACEBOOK-ad for farmers market
4.97
Event & Program Services NEW THEATRE-tickets for Sept s…
420.00
Event & Program Services JUGGLING DINGUS-for farmers …
350.00
Recreation Building
WIRENUTS-service/repairs at p&r
175.00
Recreation Building
ATEC SERVICES-ada automatic d…
820.00
Grounds, Parks, & Trails
HOME DEPOT-5 gal of joint com…
22.93
Grounds, Parks, & Trails
HOME DEPOT-sensory board ma…
32.32
Vehicles & Equipment
HERITAGE TRACTOR-new fuel ta…
858.37
Vehicles & Equipment
HERITAGE TRACTOR-new fuel tr…
790.45
Vehicles & Equipment
HERITAGE TRACTOR-Credit for t…
-858.37
Office Supplies & Electron… EM SUPERCENTER-picture frame…
2.24
Breakroom, Custodial, &… GENES-coffe for p&r
17.85
Recreation Events
WALMART-try-athlon supplies
41.87
Recreation Events
4IMPRINT-2026 tryathalon volun…
717.76
Recreation Programs & Ac… DICKS SPORT-volleyballs
154.93
Recreation Programs & Ac… FULLY PROMOTED-volleyball jer…
1,092.84
Recreation Programs & Ac… WALGREENS-photo print for 20…
3.60
Recreation Programs & Ac… DICKS SPORT-soccer balls
63.96
Recreation Programs & Ac… FULLY PROMOTED-flag football j…
634.46
Recreation Programs & Ac… DICKS SPORT-soccer balls
79.95
Recreation Programs & Ac… ANTHEM SPORTS-replacement s…
277.89
Recreation Programs & Ac… DICKS SPORT-soccer balls
303.81
Fitness Room
WIRENUTS-key fobs for gym
445.00
Fitness Room
WIRENUTS-key fobs
222.55
Fitness Room
FITTNESS REPAIRS-lat pulldown …
108.95
Grounds, Parks, & Trails
HOME DEPOT-rubber mulch, var…
45.20
Grounds, Parks, & Trails
HOME DEPOT-six bags of mulch …
19.98
Staff Appreciation and Ev… MAIN ST SCOOPS-aquatics staff …
104.52
Staff Appreciation and Ev… EL POTRO-lifeguard appreciation…
15.00
Concession
WALMART-ice cream for concess…
88.90
Concession
FAMILY DOLLAR-pool concessio…
112.17
Other Chemicals
PURAQUA-solenoid for chlorine …
134.84
Postage & Shipping
UPS-shipping gloves for testing
149.50
Uniform and Protective G… HOLMAN NEEDLE-pants embroi…
111.80
Uniform and Protective G… HOLMAN NEEDLE-work pant em…
37.26
Publication Services
INDEED-field operator position/…
417.48
Facility & Grounds
HOME DEPOT-wall driller plus sc…
3.30
Vehicles & Equipment
HOME DEPOT-mixed fuel for we…
45.08
Water Line Materials & S… HOME DEPOT-edging use as rise…
26.55
Water Line Materials & S… HOME DEPOT-riser for water me…
122.24
Tools & Shop Supplies
HOME DEPOT-milwaukee pack …
109.00
10/10/2026

Bank Draft

0.00

69,371.97 DFT0006085

Page 17 of 21

Check Report
Vendor Number
Payable #

Date Range: 09/24/2026 - 10/21/2026

CM0000135

Credit Memo
01-015-6004

Payment Date Payment Type
Discount Amount Payment Amount Number
Post Date
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
09/29/2026
Kost & Krulik Oct 2026 Premium - Reversal
0.00
-3,323.62
Health Insurance
Kost & Krulik Oct 2026 Premium …
-3,323.62

INV0006178

Invoice
99-0140

09/04/2026
HEALTH INSURANCE
Deductions Payable
HEALTH INSURANCE

0.00

63,924.90
63,924.90

INV0006187

Invoice
99-0140

09/04/2026
DENTAL INSURANCE
Deductions Payable
DENTAL INSURANCE

0.00

2,727.63
2,727.63

INV0006197

Invoice
99-0140

09/18/2026
HEALTH INSURANCE
Deductions Payable
HEALTH INSURANCE

0.00

1,596.71
1,596.71

INV0006206

Invoice
99-0140

09/18/2026
DENTAL INSURANCE
Deductions Payable
DENTAL INSURANCE

0.00

106.48
106.48

INV0006214

Invoice
01-015-6004

09/29/2026
Kost & Krulik Oct 2026 Premium - Will Rev…
Health Insurance
Kost & Krulik Oct 2026 Premium …

0.00

3,323.62
3,323.62

INV0006215

Invoice
01-000-0504

09/29/2026
Casagrande Health/Dental for Oct 2026
Retired Employee Insuran… Casagrande Health/Dental for O…

0.00

1,008.86
1,008.86

INV0006216

Invoice
01-015-6004

09/29/2026
Oct 2026 United Healthcare bill discrepan…
Health Insurance
Oct 2026 United Healthcare bill …

0.00

KESF
Payable #

CM0000136

Vendor Name
Payable Type
Account Number

7.39
7.39

10/13/2026
Bank Draft
0.00
1,147.84 DFT0006086
Kansas Employment Security Fund
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
09/30/2026
Q3 2026 Unemployment Rounding
0.00
-0.03
Credit Memo
Unemployment
Q3 2026 Unemployment Roundi…
-0.03
01-015-6009

INV0006121

Invoice
99-0120

07/10/2026
KANSAS UNEMPLOYMENT
Withholding Taxes Payable KANSAS UNEMPLOYMENT

0.00

206.75
206.75

INV0006139

Invoice
99-0120

07/24/2026
KANSAS UNEMPLOYMENT
Withholding Taxes Payable KANSAS UNEMPLOYMENT

0.00

199.73
199.73

INV0006158

Invoice
99-0120

08/07/2026
KANSAS UNEMPLOYMENT
Withholding Taxes Payable KANSAS UNEMPLOYMENT

0.00

191.82
191.82

INV0006175

Invoice
99-0120

08/21/2026
KANSAS UNEMPLOYMENT
Withholding Taxes Payable KANSAS UNEMPLOYMENT

0.00

188.43
188.43

INV0006192

Invoice
99-0120

09/04/2026
KANSAS UNEMPLOYMENT
Withholding Taxes Payable KANSAS UNEMPLOYMENT

0.00

170.95
170.95

INV0006211

Invoice
99-0120

09/18/2026
KANSAS UNEMPLOYMENT
Withholding Taxes Payable KANSAS UNEMPLOYMENT

0.00

190.19
190.19

40731
Payable #

INV0006237

10/16/2026
Bank Draft
Optum Bank, Member FDIC
Payable Type
Post Date
Payable Description
Account Number
Account Name
Item Description
10/16/2026
HSA
Invoice
Deductions Payable
HSA
99-0140

EMPOWER FINANCIAL EMPOWER FINANCIAL
Payable #
Payable Type
Account Number
INV0006241
Invoice
99-0140
K.P.& F.
Payable #

INV0006246

K.P.& F.
Payable Type
Account Number
Invoice
99-0140

10/16/2026
Bank Draft
0.00
384.61 DFT0006088
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
10/16/2026
EMPOWER FINANCIAL 401A
0.00
384.61
Deductions Payable
EMPOWER FINANCIAL 401A
384.61
Post Date

10/16/2026
Bank Draft
Payable Description
Account Name
Item Description
10/16/2026
KP&F
Deductions Payable
KP&F
Post Date

KPERS - WORKING AFTE KPERS - WORKING AFTER RETIRE

10/22/2026 1:52:26 PM

0.00
2,710.00 DFT0006087
Discount Amount Payable Amount
Distribution Amount
0.00
2,710.00
2,710.00

10/16/2026

Bank Draft

0.00
16,229.17 DFT0006089
Discount Amount Payable Amount
Distribution Amount
0.00
16,229.17
16,229.17
0.00

618.48 DFT0006090

Page 18 of 21

Check Report
Vendor Number
Payable #

INV0006247

Date Range: 09/24/2026 - 10/21/2026
Vendor Name
Payable Type
Account Number
Invoice
99-0140

EMPOWER FINANCIAL EMPOWER FINANCIAL
Payable #
Payable Type
Account Number
INV0006248
Invoice
99-0140
99-0140
K.P.E.R.S
Payable #

INV0006249

K.P.E.R.S
Payable Type
Account Number
Invoice
99-0140
99-0140
99-0140
99-0140

Payment Date Payment Type
Discount Amount Payment Amount Number
Post Date
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
10/16/2026
KPERS WORKING AFTER RETIREMENT
0.00
618.48
Deductions Payable
KPERS WORKING AFTER RETIRE…
618.48
10/16/2026
Bank Draft
0.00
2,908.00 DFT0006091
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
10/16/2026
EMPOWER FINANCIAL - 457B ROTH
0.00
2,908.00
Deductions Payable
EMPOWER FINANCIAL - 457B
2,567.00
Deductions Payable
EMPOWER FINANCIAL - 457B R…
341.00
Post Date

10/16/2026
Bank Draft
Payable Description
Account Name
Item Description
10/16/2026
KPERS TIER 1
Deductions Payable
KPERS TIER 1
Deductions Payable
KPERS D&D
Deductions Payable
KPERS TIER 2
Deductions Payable
KPERS TIER 3
Post Date

0.00
17,197.17 DFT0006092
Discount Amount Payable Amount
Distribution Amount
0.00
17,197.17
2,956.62
1,036.60
1,738.12
11,465.83

KS DEPT REV-WITHHOLDKS DEPT REV-WITHHOLDING
10/16/2026
Bank Draft
0.00
7,668.19 DFT0006093
Payable #
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
10/16/2026
KANSAS WITHHOLDING
0.00
7,668.19
INV0006251
Invoice
Withholding Taxes Payable KANSAS WITHHOLDING
7,668.19
99-0120
EFTPS
Payable #

INV0006252

KPERS/KP&F OGLI
Payable #

EFTP
Payable Type
Account Number
Invoice
99-0120
99-0120
99-0120

10/16/2026
Bank Draft
0.00
38,031.14 DFT0006094
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
10/16/2026
FEDERAL INCOME TAX
0.00
38,031.14
Withholding Taxes Payable FEDERAL INCOME TAX
12,785.14
Withholding Taxes Payable SOCIAL SECURITY
20,460.74
Withholding Taxes Payable MEDICARE
4,785.26
Post Date

INV0006222

Invoice
99-0140

10/16/2026
Bank Draft
Payable Description
Account Name
Item Description
10/02/2026
KPERS LIFE
Deductions Payable
KPERS LIFE

INV0006223

Invoice
99-0140

10/02/2026
KP&F LIFE
Deductions Payable

KP&F LIFE

Invoice
99-0140

10/16/2026
KPERS LIFE
Deductions Payable

KPERS LIFE

Invoice
99-0140

10/16/2026
KP&F LIFE
Deductions Payable

KP&F LIFE

INV0006239
INV0006240

16120
Payable #

PB09292026

40731

KPERS/KP&F OGLI
Payable Type
Account Number

Post Date

0.00
390.25 DFT0006095
Discount Amount Payable Amount
Distribution Amount
0.00
166.07
166.07
0.00

29.06
29.06

0.00

166.06
166.06

0.00

29.06
29.06

09/29/2026
Bank Draft
0.00
168.24 DFT0006096
Pitney Bowes Global Financial Services LLC
Payable Type
Post Date
Payable Description
Discount Amount Payable Amount
Account Number
Account Name
Item Description
Distribution Amount
09/29/2026
Lease forpostage machine, quarterly
0.00
168.24
Invoice
Postage & Shipping
Lease forpostage machine, quar…
168.24
01-015-6203
Optum Bank, Member FDIC

10/22/2026 1:52:26 PM

09/28/2026

Bank Draft

0.00

835.52 DFT0006101

Page 19 of 21

Check Report
Vendor Number
Payable #

Date Range: 09/24/2026 - 10/21/2026
Vendor Name
Payable Type
Account Number

Optum_08/18/26…Invoice
65-650-6107
65-650-6107
65-650-6107
65-650-6107

Payment Date Payment Type
Discount Amount Payment Amount Number
Post Date
Payable Description
Discount Amount Payable Amount
Account Name
Item Description
Distribution Amount
09/28/2026
HSA/FSA for September 2026
0.00
835.52
FSA Flexible Spending Acc… HSA/FSA for September 2026
177.78
FSA Flexible Spending Acc… HSA/FSA for September 2026
236.44
FSA Flexible Spending Acc… HSA/FSA for September 2026
235.40
FSA Flexible Spending Acc… HSA/FSA for September 2026
185.90

Payment Type
Regular Checks
Manual Checks
Voided Checks
Bank Drafts
EFT's

Bank Code APBNKMA Summary
Payable
Payment
Count
Count
146
90
0
0
0
1
54
27
0
0
200

10/22/2026 1:52:26 PM

118

Discount

Payment

0.00
0.00
0.00
0.00
0.00

706,953.85
0.00
-5,037.00
281,240.67
0.00

0.00

983,157.52

Page 20 of 21

Check Report

Date Range: 09/24/2026 - 10/21/2026

All Bank Codes Check Summary
Payment Type

Payable
Count

Payment
Count

Discount

Payment

Regular Checks

146

90

0.00

706,953.85

Manual Checks

0

0

0.00

0.00

Voided Checks

0

1

0.00

-5,037.00

Bank Drafts

54

27

0.00

281,240.67

EFT's

0

0

0.00

0.00

200

118

0.00

983,157.52

Fund Summary

10/22/2026 1:52:26 PM

Fund

Name

Period

Amount

98
98

Pool Cash
Pool Cash

9/2026
10/2026

31,610.99
951,546.53
983,157.52

Page 21 of 21

CITY MANAGER’S OFFICE
AGENDA STATEMENT
DATE:
TO:
FROM:
RE:

October 26, 2026
Mayor and City Commission
Michael Gentry, Assistant to the City Manager
Quarterly Budget Review (FY26, Quarter 3)

BACKGROUND:

As of Quarter 3 of 2026, the City remains in a healthy financial position. Staff continues to monitor and
revise estimates and compare them to estimates made in the 2027 budget process. The majority of the
City’s key revenue line items continue to have a strong performance.
While City Sales Tax line items are performing strongly and slightly above budget, the County Sales Tax
line continues to be depressed, as noted in Quarter 1 & 2 analysis. Despite this continued low
performance, the strong performance of City Sales Taxes are helping to make up some of the deficit.
The other item of concern that staff had identified in the Quarter 1 analysis was the Water Fund’s
estimated ending fund balance. This was caused by a combination of lower-than-expected customer
sales revenues and the amended water treatment plant design costs. However, customer sales receipts
appear to be performing much more strongly than previously thought as of Quarter 2, helping to make
up a large portion of the deficit identified in Quarter 1. This trend continues to hold true now in Quarter
3.

As of Quarter 3 of 2026, all of the City’s utility funds’ estimated ending balances are in a strong position
and align with Staff’s estimations in the 2027 budget.
Fund

Q3 EXP

26 Budget EXP

Q3 Estimated
EXP

Q3 REV

26 Budget
REV

Q3
Estimated
REV

26 Budget
Fund Bal.

Q3
Estimated
Fund Bal.

Refuse

$0.35M

$0.63M

$0.60M

$0.45M

$0.58M

$0.59M

$0.04M

$0.15M

Electric

$3.77M

$6.78M

$6.61M

$4.85M

$5.93M

$6.51M

$1.27M

$1.98M

Water

$1.79M

$2.08M

$2.71M

$1.3M

$1.94M

$1.90M

$0.35M

$0.41M

Sewer

$1.3M

$2.04M

$2.48M

$1.44M

$1.86M

$1.95M

$0.34M

$0.55M

STAFF RECOMMEN DATION: N/A
BUDGET IMPACT: N/A
CITY MANAGER APPROVAL: N/A
RECOMMENDED ACTION: N/A

CITY MANAGER’S OFFICE

AGENDA STATEMENT
DATE:
TO:
FROM:
RE:

October 26, 2026
Mayor and City Commission
Zack Daniel, City Manager
Consider Ordinance No. 1997 regarding the issuance of Industrial Revenue Bonds (IRBs) for
the Paschal’s Landing multi-family residential project

BACKGROUND:
On April 10, 2025, the Eudora City Commission adopted Resolution 2025-08, determining the City’s intent to
issue IRBs in the amount not to exceed $13.3 million related to the Paschal’s Landing multi-family residential
project. This project includes the 36-unit residential project located immediately north of the elementary
school, which also received federal Low-Income Housing Tax Credits (LIHTC), so units can be offered at undermarket rates to eligible applicants. The IRBs also provide for a 10-year, 75% property tax abatement and
associated sales tax exemption for construction materials.
With the project construction nearing completion, the next step to take is the actual issuance of the IRBs in the
amount noted in Resolution 2025-08. The bonds provide a financing mechanism for the development and
support the tax exemptions, subject to payments in lieu of taxes. Under this model, the developer assumes all
responsibility for repayment of the bonds, and the debt is neither the responsibility of nor does it constitute a
general obligation of the City. Approval of the ordinance authorizes the City to finalize and execute the
necessary financing documents to move toward the bond transaction. Please note that this action does not
include the 10 Union Lofts portion of the project, which was enabled via Resolution 2025-09 and will require a
separate action.
STAFF RECOMMENDATION:
Staff recommends the City Commission adopt Ordinance No. 1997.
BUDGET IMPACT:
As noted, the bonds do not represent a general obligation of the City and will have no bearing on the tax levy
in either the General or Bond & Interest Fund.
CITY MANAGER APPROVAL:
City Manager recommends approval of the proposed Ordinance and issuance of the IRBs as detailed.
ADDITIONAL DOCUMENTS ATTACHED:
 Ordinance No. 1997
STRATEGIC PLAN FOCUS AREA(S):
 Safe, Welcoming, and Achievable Neighborhoods
 Strong & Diverse Economy
RECOMMENDED ACTION:
Suggested motion: I move the City Commission to adopt Ordinance No. 1997 authorizing the City to issue
taxable Industrial Revenue Bonds in a principal amount not to exceed $13,300,000 related to the Paschal’s
Landing multi-family project.

ORDINANCE NO. 1997
AN ORDINANCE AUTHORIZING THE CITY OF EUDORA, KANSAS, TO ISSUE
TAXABLE INDUSTRIAL REVENUE BONDS (PASCHAL’S LANDING, L.P.
PROJECT), SERIES 2026, IN A PRINCIPAL AMOUNT NOT TO EXCEED
$13,300,000, FOR THE PURPOSE OF PROVIDING FUNDS TO PAY THE COST OF
ACQUIRING,
PURCHASING,
CONSTRUCTING,
INSTALLING
AND
EQUIPPING A COMMERCIAL MULTIFAMILY PROJECT, INCLUDING LAND,
BUILDINGS, STRUCTURES, IMPROVEMENTS, FIXTURES, MACHINERY AND
EQUIPMENT; AUTHORIZING THE ISSUER TO ENTER INTO CERTAIN
DOCUMENTS AND ACTIONS IN CONNECTION WITH THE ISSUANCE OF
SAID BONDS.

WHEREAS, the City of Eudora, Kansas (the “Issuer”), is authorized pursuant to the provisions of
K.S.A. 12-1740 to 12-1749d, inclusive, as amended (the “Act”), to acquire, purchase, construct, install and
equip certain commercial and industrial facilities, and to issue industrial revenue bonds for the purpose of
paying the cost of such facilities, and to lease such facilities to private persons, firms or corporations; and
WHEREAS, the governing body of the Issuer has heretofore and does now find and determine that
it is desirable in order to promote, stimulate and develop the general economic welfare and prosperity of the
Issuer and the State of Kansas that the Issuer issue its Taxable Industrial Revenue Bonds (Paschal’s Landing,
L.P. Project), Series 2026 (the “Bonds”), in a principal amount not to exceed $13,300,000, for the purpose of
acquiring, purchasing, constructing, installing, furnishing and equipping an approximately 43,318 square
foot commercial multifamily project containing approximately 36 units for Paschal’s Landing, L.P., a
Kansas limited partnership (the “Company”), including land, buildings, structures, improvements, fixtures,
machinery and equipment (the “Project”); and
WHEREAS, the Bonds will be issued under a Bond Trust Indenture dated as of the date set forth
therein (the “Indenture”), by and between the Issuer and BOKF, N.A., as Trustee (the “Trustee”); and
WHEREAS, the Company will lease the Project to the Issuer pursuant to the Base Lease
Agreement dated as of the date set forth therein (the “Base Lease Agreement”) between the Company and
the Issuer; and
WHEREAS, simultaneously with the execution and delivery of the Indenture, the Issuer will enter
into a Lease Agreement dated as of the date set forth therein (the “Lease Agreement”), by and between the
Issuer, as lessor, and the Company, as lessee, pursuant to which the Project will be acquired, constructed,
furnished and equipped, and pursuant to which the Issuer will lease the Project to the Company, and the
Company will agree to pay the rental payments due under the Lease Agreement sufficient to pay the principal
of and premium, if any, and interest on, the Bonds; and
WHEREAS, the governing body of the Issuer further finds and determines that it is necessary and
desirable in connection with the issuance of these bonds that the Issuer enter into certain agreements, and that
the Issuer take certain other actions and approve the execution of certain other documents as herein provided;
NOW, THEREFORE, BE IT ORDAINED BY THE GOVERNING BODY OF THE CITY OF
EUDORA, KANSAS, AS FOLLOWS:
Section 1.
Authorization for the Acquisition, Purchase, Construction, Installation and
Equipping of the Project. The Issuer is hereby authorized to provide for the acquisition, purchase,

construction, installation, furnishing and equipping of the Project, all in the manner and as more particularly
described in the Indenture and the Lease hereinafter authorized.
Section 2.
Authorization of and Security for the Bonds. The Issuer is hereby authorized to
issue and sell the Bonds in a principal amount not to exceed $13,300,000 (the “Bonds”), for the purpose of
providing funds to pay the cost of acquiring, purchasing, constructing, installing, furnishing, and equipping
the Project. The Bonds shall be issued and secured pursuant to the herein authorized Indenture and shall bear
such date, shall mature at such time, shall be in such denominations, shall bear interest at such rates, shall be
in such form, shall be subject to redemption and other terms and conditions, and shall be issued in such
manner, subject to such provisions, covenants and agreements, as are set forth in the Indenture. The Bonds
shall be payable solely out of the rents, revenues and receipts derived by the Issuer from the Project, and the
Project and the net earnings derived by the Issuer from the Project shall be pledged and assigned to the Trustee
as security for payment of the Bonds as provided in the Indenture.
Section 3.
Authorization of Documents. The Issuer is hereby authorized to enter into the
following documents, in substantially the forms presented to and reviewed by the governing body of the Issuer
(copies of which documents, upon execution thereof, shall be filed in the office of the Clerk of the Issuer),
with such changes therein as shall be approved by the officers of the Issuer executing such documents (the
“Bond Documents”), such officers’ signatures thereon being conclusive evidence of their approval thereof:
(a)

Indenture;

(b)

Base Lease Agreement;

(c)

Lease Agreement; and

(d)
Bond Purchase Agreement dated the date set forth therein, among the Issuer, the
Company, and the Company, as Purchaser.
Section 4.
Execution of Bond and Documents. The Mayor of the Issuer is hereby authorized
and directed to execute the Bonds and to deliver the Bonds to the Trustee for authentication for and on behalf
of and as the act and deed of the Issuer in the manner provided in the Indenture. The Mayor (or, in the Mayor’s
absence, the acting Mayor) of the Issuer is hereby authorized and directed to execute the Bonds, the Bond
Documents and such other documents, certificates and instruments as may be necessary or desirable to carry
out and comply with the intent of this Ordinance, for and on behalf of and as the act and deed of the Issuer.
The Clerk of the Issuer is hereby authorized and directed to attest to and affix the seal of the Issuer to the
Bonds, the Bond Documents and such other documents, certificates and instruments as may be necessary.
Section 5.
Pledge of the Project and Net Lease Rentals. The Issuer hereby pledges the
Project and the net rentals generated under the Lease Agreement to the payment of the Bonds in accordance
with K.S.A. 12-1744. The lien created by the pledge will be discharged when all of the Bonds are paid or
deemed to have been paid under the Indenture
Section 6.
Further Authority. The Issuer shall, and the officers, employees and agents of the
Issuer and the Issuer’s Bond Counsel, Gilmore & Bell, P.C. are hereby authorized and directed to, take such
action, expend such funds and execute such other documents, certificates and instruments as may be necessary
or desirable to carry out and comply with the intent of this Ordinance and to carry out, comply with and
perform the duties of the Issuer with respect to the Bonds and the Bond Documents.
Section 7.
Electronic Transactions. The issuance of the Bonds and the transactions related
thereto and described herein may be conducted and documents may be stored by electronic means. All closing

-2-

documents, certificates, and related instruments may be executed by electronic transmission. Copies,
telecopies, facsimiles, electronic files and other reproductions of original executed documents (or documents
executed by electronic transmission) shall be deemed to be authentic and valid counterparts of such documents
for all purposes, including the filing of any claim, action or suit in the appropriate court of law.
Section 8.
Effective Date. This Ordinance shall take effect and be in force from and after its
passage by the governing body, approval by the Mayor and publication of the Ordinance or a summary thereof
in the official Issuer newspaper.
[Balance of page intentionally left blank]

-3-

PASSED by the governing body of the City of Eudora, Kansas on October 26, 2026 and
APPROVED AND SIGNED by the Mayor.

Tim Bruce, Mayor
[SEAL]
ATTEST:

Kelly Delay, City Clerk

(Published in The Lawrence Journal-World on ___________ __, 2026)
SUMMARY OF ORDINANCE NO. 1997
On October 26, 2026, the governing body of the City of Eudora, Kansas passed an ordinance entitled:
AN ORDINANCE AUTHORIZING THE CITY OF EUDORA, KANSAS, TO ISSUE
TAXABLE INDUSTRIAL REVENUE BONDS (PASCHAL’S LANDING, L.P.
PROJECT), SERIES 2026, IN A PRINCIPAL AMOUNT NOT TO EXCEED
$13,300,000, FOR THE PURPOSE OF PROVIDING FUNDS TO PAY THE COST OF
ACQUIRING,
PURCHASING,
CONSTRUCTING,
INSTALLING
AND
EQUIPPING A COMMERCIAL MULTIFAMILY PROJECT, INCLUDING LAND,
BUILDINGS, STRUCTURES, IMPROVEMENTS, FIXTURES, MACHINERY AND
EQUIPMENT; AUTHORIZING THE ISSUER TO ENTER INTO CERTAIN
DOCUMENTS AND ACTIONS IN CONNECTION WITH THE ISSUANCE OF
SAID BONDS.
The Bonds approved by the Ordinance are being issued in the maximum principal amount stated
therein for the purpose of acquiring, purchasing, constructing, furnishing, installing and equipping a
commercial multifamily project for Paschal’s Landing, L.P., a Kansas limited partnership, and constitute
limited obligations of the City payable solely from the sources and in the manner as provided in the Indenture,
and shall be secured by a transfer, pledge and assignment of and a grant of a security interest in the Trust
Estate (as defined in the Indenture) to the Trustee and in favor of the owners of the Series 2026 Bonds, as
provided in the Indenture. In connection with the issuance of the Bonds, the Issuer approves a 10-year
exemption from ad valorem property taxes for the Project, subject to certain payments in lieu of taxes. A
complete text of the Ordinance may be obtained or viewed free of charge at the office of the City Clerk, 4
East 7th Street, Eudora, Kansas 66025. A reproduction of the Ordinance is available for not less than 7 days
following the publication date of this Summary at www.cityofeudoraks.gov.
This Summary is hereby certified to be legally accurate and sufficient pursuant to the laws of the
State of Kansas.
DATED: October 26, 2026.

City Attorney

CITY MANAGER’S OFFICE

AGENDA STATEMENT
DATE:
TO:
FROM:
RE:

October 26, 2026
Mayor and City Commission
Zack Daniel, City Manager
Conduct several public hearings related to the Nottingham Redevelopment Project

BACKGROUND:
On September 2, 2026, the Eudora Planning Commission made findings that the proposed Project Area plans
for Project Area 2 and Project Area 3 within the Nottingham Tax Increment Financing (TIF) District were
consistent with the intent of the City’s Comprehensive Plan for development. On September 14, 2026, the City
Commission adopted resolutions calling for public hearings to consider approval of both Project Plans, to be
held on October 26, 2026. On that same date, the City Commission also adopted a resolution noticing a public
hearing regarding the proposed Community Improvement District (CID) also to take place on October 26. The
developer has also requested consideration of the issuance of Industrial Revenue Bonds (IRBs) for the purposes
of obtaining a sales tax exemption on the construction portion of the project.
The action tonight is to conduct the public hearings as noticed. At the November 9, 2026, City Commission
meeting, the group will consider actions related to the public hearings, including ordinances regarding the
approval of the TIF Project Plans, the establishment of the Community Improvement District (CID), the
approval of a Development Agreement, and a resolution of intent related to the IRBs.
STAFF RECOMMENDATION:
Staff recommends the City Commission hold the three noticed public hearings.
BUDGET IMPACT:
There are no budget impacts associated with holding the public hearings.
CITY MANAGER APPROVAL:
City Manager recommends the City Commission hold the notice public hearings as required. Formal
consideration of the associated ordinances and resolutions is recommended for City Commission action at the
group’s November 9 meeting.
ADDITIONAL DOCUMENTS ATTACHED:
 Ordinances related to the TIF Project Plans for Project Areas 2 and 3 with associated project plans
 Ordinance establishing the Community Improvement District (CID)
 Resolution of Intent regarding the issuance of Industrial Revenue Bonds for sales tax exemption
STRATEGIC PLAN FOCUS AREA(S):
 Strong & Diverse Economy
RECOMMENDED ACTION:
There are no recommended actions other than the holding of the formally noticed public hearings (x3). The City
Commission will consider the associated ordinances and other materials at the group’s November 9 regular
meeting.

(Published in The Lawrence Journal-World on ____________, 2026)
ORDINANCE NO. 1198
AN ORDINANCE OF THE GOVERNING BODY OF THE CITY OF EUDORA,
KANSAS MAKING FINDINGS, ADOPTING A REDEVELOPMENT PROJECT
PLAN PURSUANT TO K.S.A. 12-1770 ET SEQ., AND AMENDMENTS
THERETO, AND APPROVING A DEVELOPMENT AGREEMENT.
WHEREAS, pursuant to the provisions of K.S.A. 12-1770 et seq., as amended (the “Act”), the
City of Eudora, Kansas (the “City”) is authorized to establish redevelopment districts within an “eligible
area” as said term is defined in the Act; and
WHEREAS, the City by the passage of Ordinance No. 1061 on January 23, 2017, created a
redevelopment district (the “Redevelopment District”), all pursuant to the Act; and
WHEREAS, the Redevelopment Project Plan Nottingham Redevelopment District – Project Area 2
(the “Project Plan”) was filed with the City Clerk; and
WHEREAS, a copy of the Project Plan has been delivered by the City to the Board of County
Commissioners of Douglas County and to the Board of Education of Unified School District No. 491,
Douglas County, Kansas (Eudora); and
WHEREAS, on September 2, 2026, the Planning Commission of the City made a finding that the
Project Plan is consistent with the intent of the City’s comprehensive plan for the development of the
City; and
WHEREAS, the City Commission (the “Governing Body”) adopted Resolution No. 2026-17 on
September 14, 2026, calling for a public hearing considering the approval of the Project Plan to be held by
the Governing Body on October 26, 2026; and
WHEREAS, notice of the public hearing was given as required by the Act; and
WHEREAS, the public hearing on the Project Plan was opened on October 26, 2026, and such
public hearing was continued to and closed on this date.
NOW, THEREFORE, BE IT ORDAINED BY THE GOVERNING BODY OF THE CITY
OF EUDORA, KANSAS:
Section 1.
The Governing Body hereby finds that all required notices and publications
relating to the Redevelopment District and Project Plan were made in conformance with the Act.
Section 2.
The Governing hereby adopts the Project Plan which governs redevelopment of
Project Area 2 within the Redevelopment District. The boundaries of the Redevelopment District are
shown on Exhibit A hereto and legally described in Exhibit B hereto. The boundaries of Project Area 2
are shown on Exhibit C hereto and legally described in Exhibit D hereto.

Section 3.
The Governing Body finds and determines that the Project Plan does not require
a relocation assistance plan under the Act.
Section 4.
The Governing Body hereby approves the Development Agreement (Nottingham
– Project Areas 2 and 3) between the City and Borchardt Development Co. (the “Development
Agreement”) in substantially the form presented with such changes therein as shall be approved by the
City Manager and City Clerk, such officials’ signatures thereon being conclusive evidence of their
approval and the City’s approval thereof. The City Manager and City Clerk are hereby authorized and
directed to execute the Development Agreement on behalf of the City.
Section 5.
The Mayor, City Manager, City Clerk and other officials and employees of the
City are hereby authorized and directed to take such other actions as may be appropriate or desirable to
accomplish the purposes of this Ordinance and the Development Agreement.
Section 6.
This Ordinance shall take effect and be in force from and after its passage by a
2/3 vote of the Governing Body, its publication once in the official City newspaper, and the date of June
30, 2029.
ADOPTED by the Governing Body and SIGNED by the Mayor this November 9, 2026.

Tim Bruce, Mayor
(SEAL)

Kelly Delay, City Clerk

EXHIBIT A
MAP OF REDEVELOPMENT DISTRICT

A-1

EXHIBIT B
LEGAL DESCRIPTION OF REDEVELOPMENT DISTRICT
LEGAL DESCRIPTION E 1/2, SEC. 08, TWP. 13, RNG. 21; BLOCKS 161 THRU 163 AND BLOCKS 188
THRU 190, EUDORA; AND ALL OF LOTS 1 AND 2, BLOCK ONE, HOOVER ADDITION CITY OF
EUDORA, DOUGLAS COUNTY, KANSAS
All that part of the East Half of Section 8, Township 13, Range 21; and all that part of Blocks 161 thru 163 and
Blocks 188 thru 190, EUDORA; and all of Lots 1 and 2, Block One, HOOVER ADDITION, both being
subdivisions of land in the City of Eudora, Douglas County, Kansas; and portions of the road rights-of-way
lying adjacent thereto, all more particularly described as follows:
Beginning at the Northwest corner of Lot 4, GREENWAY ADDITION NO. 2, a subdivision of land in the
City of Eudora, Douglas County, Kansas; thence S 1° 41’ 47” E (S 0° 03’ 05” W, Plat), along the West line of
said GREENWAY ADDITION NO. 2, a distance of 695.99 feet, to point on the North right-of-way line of
Kansas Highway 10, as shown on KDOT Plans 10-23-078-6(23), dated 1975; thence S 88° 18’ 13” W, along
said right-of-way line, a distance of 100.00 feet, to a point on the West right-of-way line of Church Street, as
shown on ALTA/ACSM Survey by Landplan Engineering, project # 2014076, and dated October 22, 2014;
thence S 1° 41’ 47” E, along said West right-of-way line, a distance of 529.93 feet, to a point of curvature;
thence Southeasterly along said West right-of-way line, being a curve to the left having a radius of 550.84 feet,
a central angle of 14° 49’ 17”, an arc distance of 142.49 feet; thence N 89° 12’ 56” W, a distance of 220.53
feet; thence S 88° 11’ 16” W, a distance of 115.25 feet; thence N 41° 36’ 00” W, a distance of 135.52 feet;
thence S 1° 44’ 00” E, a distance of 395.69 feet, to a point on the centerline of vacated 17th Street, as shown
on plat of said EUDORA, thence S 88° 12’ 41” W, along the centerline of said vacated 17th Street, a distance
of 86.98 feet, to a point on the East line of Elm Street, as now established; thence S 1° 44’ 06” E, along the
East right-of-way line of said Elm Street, a distance of 436.00 feet, to the Southwest corner of Lot 9, Block
160 of said EUDORA, said point being on the North right-of-way line of Kansas Highway 10, as now
established; thence S 88° 12’ 41” W, along said North right-of-way line, a distance of 64.11 feet, to a point on
the Southerly extension of the East line of LAKEVIEW ADDITION, a subdivision of land in the City of
Eudora, Douglas County, Kansas; thence N 1° 37’ 42” W, along the West right of way line of Elm Street, said
being the East line of said LAKEVIEW ADDITION, a distance of 396.10 feet, to the Northeast corner of said
LAKEVIEW ADDITION; thence N 88° 15’ 54” E, along the West right-of-way of said Elm Street, said being
the Easterly extension of the North line of said LAKEVIEW ADDTION, a distance of 3.37 feet, to a point on
the West line of Elm Street, as now established; thence N 1° 44’ 06” W, along the East line of Blocks 155 thru
152, said being the West right-of-way line of said Elm Street, a distance of 1770.44 feet, to the Southeast
corner of Block 151, of said Eudora, said being on North right-of-way line of 14th Street, as now established;
thence N 88° 12’ 41” E, along the North right-of-way line of said 14th Street, said being the South line of
Block 164, of said Eudora, a distance of 275.27 feet, to the Southeast corner of said Block 164; thence N 1°
40’ 20” W, along the East line of said Block 164, said being the West right-of-way line of said Locust Street,
as now established, a distance of 532.33 feet, to a point on the Westerly extension of the North line of Lot 2,
Block One, HOOVER ADDITION; thence N 88° 13’ 33” E (S 89° 59’ 08” E, Plat), along the North line of
said Lot 2, and its Westerly and Easterly extensions, a distance of 376.08 feet, to a point on the Northerly
extension of the West line of Block Two, GREENWAY ADDITON, a subdivision in the City of Eudora,
Douglas County, Kansas, said being the East right-of-way line of Church Street, as now established; thence S
1° 44’ 52” E (S 0° 00’ 00” E, Plat), along the East right-of-way line of said Church Street, said being the West
line of said Block Two, and its Northerly extension, a distance of 534.33 feet, to the Southwest corner of Lot 1,
Block Two, said GREENWAY ADDITION; thence S 1° 42’ 56” E, along the East right-of-way line of said
Church Street, a distance of 80.00 feet, to the point of beginning.
The above described tract of land contains 1,139,614 square feet, or 26.162 acres, more or less

B-1

EXHIBIT C
MAP OF PROJECT AREA 2

[Balance of page intentionally left blank]

C-1

EXHIBIT D
LEGAL DESCRIPTION OF PROJECT AREA 2
All of Lot 2 and Tract A, Nottingham Center, 2nd Plat, a subdivision in the City of Eudora, Douglas
County, Kansas;
AND
All publicly owned streets, roads, highways, and all public right-of-way contiguous to the forementioned
property.

[Balance of page intentionally left blank]

D-1

CITY OF EUDORA, KANSAS
Redevelopment Project Plan
Nottingham Redevelopment District –
Project Area 2
Dated August 27, 2026

Submitted pursuant to K.S.A. 12-1770 et seq.

Nottingham Redevelopment District - Project Area 2

TABLE OF CONTENTS
I.

II.

INTRODUCTION
A. Redevelopment District
B. Project Area 2
C. Summary of the Redevelopment Project Plan
REDEVELOPMENT PROJECT PLAN
A. The Property Included in Project Area 2
B. Established Redevelopment District
C. The Project – Description and Overview
D. Summary of Feasibility Study
1. Project Costs
2. Project Area 2 TIF Revenues
3. Significant Contribution to Economic Development of the City
4. Sufficiency of Tax Increment Revenues and Other Available Revenues Compared
to Project Costs
E. Relocation Plan

EXHIBITS
A. Map of the Nottingham Redevelopment District and Project Area 2
B. Legal Description of Project Area 2
C. Redevelopment District Ordinance No. 1061; Minutes of governing body meeting
evidencing approval of Ordinance No. 1061
D. Budget / Reimbursable Project Costs
E. Feasibility Study

Page 1

Nottingham Redevelopment District - Project Area 2

I.

INTRODUCTION
The City of Eudora, Kansas (the “City”), in conjunction with Borchardt Development Co. (the
“Developer”), has prepared this Redevelopment Project Plan for the Nottingham Redevelopment
District – Project Area 2 (this “Project Plan”) for consideration and approval. The term of the
Project Plan shall not exceed twenty (20) years from the effective date of this Project Plan.
The TIF Act (defined below) requires that this Project Plan be prepared in consultation with the
Planning Commission, and the Planning Commission must make a finding as to whether the
development components of the Project Plan are consistent with the intent of the City’s
Comprehensive Plan.
A. Redevelopment District
Pursuant to the Kansas Tax Increment Financing Act, K.S.A. 12-1770, et seq., as amended
(“TIF Act”), Kansas municipalities are authorized to establish a redevelopment district and
approve tax increment financing (“TIF”) redevelopment project plans for property within their
jurisdiction. Redevelopment districts may be created based upon certain findings by the
municipality.
The City, pursuant to Ordinance No. 1061 (the “District Ordinance”) passed on January 23,
2017 and published in accordance with applicable law on February 2, 2017, established a
redevelopment district called the Nottingham Redevelopment District (the “District”). The
property within the District is a “conservation area” as defined in the TIF Act. The District
consists of an area generally located between Elm Street and Church Street, from north of 14th
Street to south of 15th Street, all within the City. A map depicting the boundaries of the District
and Project Area 2 is attached as Exhibit A.
B. Project Area 2
Project Area 2 is comprised of approximately 3.10 acres located as depicted in Exhibit A
(“Project Area 2”). A legal description Project Area 2 is attached as Exhibit B.
C. Summary of the Redevelopment Project Plan
The planned development of Project Area 2 consists of the construction of up to approximately
84 multifamily units, and 22,500 square feet of retail space, including all associated sitework,
infrastructure, and other related and necessary improvements (collectively, the “Project”).
It is important to note, however, that this description of uses, and the buildings constructed for
such uses, is not intended to be inflexible. This Project Plan contemplates reasonable variations
from the descriptions above, but generally allowing for commercial and multifamily uses,
mixed use commercial retail, restaurant uses, and other commercial structures or uses
(including but not limited to, office, non-profit, governmental, or community use), and
Page 2

Nottingham Redevelopment District - Project Area 2

including land acquisition, associated site work, infrastructure, utilities, storm water control,
access, street improvements, landscaping, lighting, parking facilities, other associated and
appurtenant structures and facilities, and any other items allowable under the TIF Act.
The estimated cost of the Project is approximately $34,922,081. The Project costs are expected
to be paid from (1) private debt and equity, (2) certain incremental property tax revenues
generated within Project Area 2 pursuant to the TIF Act, and (3) community improvement
district (“CID”) sales tax revenues generated by the Project.
Based on projections of the assessed valuation of all proposed improvements within Project
Area 2 over the 20-year term of this Project Plan, it is estimated that the TIF will generate
revenues of approximately $7,253,256 from Project Area 2 (“Project Area 2 TIF Revenues”),
as set forth in more detail in Exhibit D. As permitted by the TIF Act, Project Area 2 TIF
Revenues may be utilized to reimburse certain eligible Redevelopment Project Costs (defined
herein) approved pursuant to this Project Plan on a pay-as-you-go basis.
II.

REDEVELOPMENT PROJECT PLAN
A. The Property Included in Project Area 2
A map generally depicting Project Area 2 is attached hereto as Exhibit A, and a legal
description of Project Area 2 is attached hereto as Exhibit B.
B. Established Redevelopment District
Project Area 2 is within the District established by the City’s governing body pursuant to the
District Ordinance, a copy of which is attached hereto as Exhibit C. This proposed Project Plan
is consistent with the stated purpose and intent of the District Plan as described in Exhibit C.
C. The Project – Description and Overview
It is anticipated that the following will be developed within Project Area 2: the construction of
up to approximately 84 multifamily units, and 22,500 square feet of retail space, including all
associated sitework, infrastructure, and other related and necessary improvements, including
land acquisition, utilities, storm water control, access, street improvements, landscaping,
lighting, parking facilities, and other associated and appurtenant structures and facilities.

Page 3

Nottingham Redevelopment District - Project Area 2

D. Summary of Feasibility Study
As required by the TIF Act, a study has been prepared to determine whether the Project’s
estimated benefits, tax increment revenues, and other revenues and sources of funding are
expected to exceed or be sufficient to pay for the Project’s estimated costs. This effort involved
data collection and review by City staff in conjunction with outside consultants. This study is
attached as Exhibit D hereto, and summarized as follows:

1. Project Costs
The total estimated cost to complete the Project, including land acquisition and hard
and soft costs, is $34,922,081. A breakdown of the estimated costs by category is set
forth in Exhibit D.
Pursuant to the TIF Act, only certain costs are eligible for TIF financing and
reimbursement (“Redevelopment Project Costs”). Of the total Project costs,
approximately $7,253,256 is estimated to qualify under the TIF Act as Redevelopment
Project Costs, meaning that only those costs may be financed using Project Area 2 TIF
Revenues 1. These Redevelopment Project Costs are set forth by category and amount
in Exhibit D and may be reimbursed to the Developer on a pay-as-you-go basis.
2. Project Area 2 TIF Revenues
The present value of Project Area 2 TIF Revenues generated over the term of this
Project Plan is estimated to be $4,005,206, as set forth in Exhibit D. Pursuant to the
TIF Act and this Project Plan, Project Area 2 TIF Revenues will be generated from:
•

Incremental Ad Valorem Property Taxes. 100% of the eligible ad valorem
property tax revenues generated during the term of this Project Plan from that
portion of the assessed valuation of property within Project Area 2 in excess
of the assessed valuation of such property as of the date the District was
established (excluding ad valorem taxes not allowed to be captured pursuant
to the TIF Act). The assessed value of property within Project Area 2 as of the
date the District was established was $[0].

For the avoidance of doubt, no sales taxes will be captured by this Project Plan.
3. Significant Contribution to Economic Development of the City
The development contemplated in the Project Plan will provide significant economic
development for the City by, among other things, creating new residential opportunities
These figures represent estimated amounts and should not be construed as caps on the amount of TIF being requested
or available to be funded pursuant to this Project Plan.
Page 4

1

Nottingham Redevelopment District - Project Area 2

and new commercial activity that will draw additional consumers from both inside and
outside the City, and increasing employment opportunities and general commerce for
area residents. The feasibility study demonstrates that the benefits derived from the
development contemplated in this Project Plan will exceed the costs and that the
income from the Project will be sufficient to pay the costs of the Project.
4. Sufficiency of Tax Increment Revenues and Other Available Revenues Compared
to Project Costs
The Project Area 2 TIF Revenues will be used to finance Redevelopment Project Costs.
It is anticipated that Redevelopment Project Costs will be reimbursed to the Developer
on a pay-as-you-go basis (along with CID revenues), and no bonds repayable from
Project Area 2 TIF Revenues will be issued. The feasibility study demonstrates that the
benefits derived from the development contemplated in this Project Plan will exceed
the costs and that the income from and other funding sources related to the Project will
be sufficient to pay the costs of the Project.
There is no anticipated effect on special obligation bonds payable from revenues
described in K.S.A. 12-1774(a)(1)(D) because no such bonds are currently outstanding.
E. Relocation Plan
The Project will not require the relocation of any buildings, residents, or tenants within Project
Area 2. Therefore, no relocation plan is required pursuant to the TIF Act.
[Balance of page intentionally left blank]

Page 5

Nottingham Redevelopment District - Project Area 2

EXHIBIT A
Map of the Redevelopment District and Project Area 2

Page 6

Nottingham Redevelopment District - Project Area 2

EXHIBIT B
Legal Description of Project Area 2
All of Lot 2 and Tract A, Nottingham Center, 2nd Plat, a subdivision in the City of Eudora, Douglas County,
Kansas;
AND
All publicly owned streets, roads, highways, and all public right-of-way contiguous to the forementioned
property.

[Balance of page intentionally left blank]

Page 7

Nottingham Redevelopment District - Project Area 2

EXHIBIT C
Redevelopment District Ordinance No. 1061;
Minutes of governing body meeting evidencing approval of Ordinance No. 1061

[see attached document]

Page 8

ar

(Published in Lawrecve Jouna”on_Telov6, 4 2017)
ORDINANCE 1061
AN ORDINANCE OF THE GOVERNING BODY OF THE CITY OF EUDORA,
KANSAS, ESTABLISHING A REDEVELOPMENT DISTRICT WITHIN THE
CITY AND MAKING CERTAIN FINDINGS IN CONJUNCTION THEREWITH
(NOTTINGHAM PROJECT).
WHEREAS, the City of Eudora, Kansas (the "City"). desires to promote, stimulate and develop
the general and economic welfare of the City and the state of Kansas (the "State") and to assist in
the development and redevelopment of eligible areas within the City, thereby promoting the
general welfare of the citizens of the State and the City, by acquiring property and providing for
the development and redevelopment thereof and the financing relating thereto;
WHEREAS, pursuant to the provisions of K.S.A. 12-1770 et seq., as amended (the "Act"), the
City is authorized to establish redevelopment districts within eligible areas of the City, as said
terms are defined in the Act, to approve redevelopment district plans for the completion of
redevelopment projects within such redevelopment project areas, and to finance all or a portion
of redevelopment project costs from tax increment revenues and various fees collected within
such redevelopment district, revenues derived from redevelopment projects, revenues derived
from local sales taxes, other revenues described in the Act, or a combination thereof or from the
proceeds of full faith and credit tax increment bonds of the City or special obligation tax
increment bonds of the City payable from such described revenues;
WHEREAS, an “eligible area," as defined in the Act, includes a "conservation area," as defined
in the Act;

WHEREAS, prior to the creation of any redevelopment district the governing body of the City
must adopt a resolution stating that the City is considering the establishing of a redevelopment
district, which resolution shall: (1) Give notice that a public hearing will be held to consider the

establishment of a redevelopment district and fix the date, hour and place of such public hearing,
which public hearing shall be held not less than thirty (30) days, nor more than seventy (70)
days, following adoption of such resolution, (2) describe the proposed boundaries of the
redevelopment district, (3) describe a proposed redevelopment district plan, (4) state that a
description and map of the proposed redevelopment district are available for inspection at a time
and place designated, and (5) state that the governing body will consider findings necessary for
the establishment of a redevelopment district;
WHEREAS, notice of such public hearing shall be given by mailing a copy of the resolution
calling the public hearing via certified mail return, receipt requested, to the board of county
commissioners of the county, the board of education of any school district levying taxes on
property within the proposed redevelopment project area, and to each owner and occupant of
land within the proposed redevelopment district not more than ten (10) days following the date
of the adoption of such resolution and by publishing a copy of such resolution once in the official
City newspaper not less than one (1) week or more than two (2) weeks preceding the date fixed
for the public hearing, which publication shall include a sketch clearly delineating the area in

26037283v1

within the
sufficient detail to advise the reader of the particular land proposed to be included
redevelopment district area,
pass an
WHEREAS, upon the conclusion of such public hearing, the governing body may
(1) make findings that the redevelopment district proposed to be
ordinance which shall:
development
redeveloped is in an “eligible area," as defined in the Act, and that the conservation,

of the
or redevelopment of such area is necessary to promote the general and economic welfare
on of
city (2) contain the redevelopment district plan as approved, (3) contain the legal descripti
the
that
provided
district,
pment
the redevelopment district, and (4) may establish the redevelo
of
notice
the
in
boundaries of the redevelopment district shall not include any area not designated
public hearing on the creation of the redevelopment district;
and/or
WHEREAS, no privately-owned property subject to ad valorem taxes shall be acquired
board
the
or
oners
commissi
redeveloped under the provisions of the Act, if the board of county
(30)
thirty
of education levying taxes on such property determines by resolution adopted within
pment district
days following the conclusion of the hearing for the establishment of the redevelo
or school
county
such
on
effect
that the proposed redevelopment district will have an adverse
district;

may
WHEREAS, upon the creation of a redevelopment district pursuant to the Act, the City
pment
redevelo
a
prepare
shall
and
projects
propose to undertake one or more redevelopment

project plan, which may be implemented in separate development stages, in consultation with

the

City's planning commission;

which made
WHEREAS, the City Commission has heretofore adopted Resolution No. 2016-15,

to
a finding that the City is considering the establishment of a redevelopment district pursuant

of
the Act, set forth the boundaries of the proposed redevelopment district, provided a summary
ment of
the proposed redevelopment district plan, called a public hearing concerning the establish
as
hearing
public
such
of
notice
for
a redevelopment district for January 23, 2017, and provided
provided in the Act;
published, delivered and
WHEREAS, a public hearing was held on January 23, 2017, after duly
mailed notice in accordance with the provisions of the Act;

"Report") from
WHEREAS, at the public hearing the governing body received a report (the
condition of
the
about
John Amrein and The Land Company, a consultant engaged by the City,
of the existing
the area within the proposed redevelopment district, including that the majority
ve (35) years
thirty-fi
are
district
opment
structures within the boundaries of the proposed redevel
within
absence
or
or older, and which Report provided factual evidence concerning the presence
a "conservation
the proposed redevelopment district of at least two (2) of the factors defining
area," as set forth in K.S.A. 12-1770a(d); and
at the public
WHEREAS, upon and considering the information and public comments received
certain
make
hearing conducted this date, the City Commission hereby deems it advisable to
findings and to create the redevelopment district.

NOW, THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION
OF EUDORA, KANSAS:
Section 1.
(a)

Findings.

OF THE CITY

The City Commission hereby finds and determines that:

notice of the public hearing conducted this date was made in accordance

with the provisions of the Act;

the area within the proposed redevelopment district is less than 15% of the
(b)
land area within the City;
based on the Report and additional testimony received at the public
(c)
of the proposed
hearing, (i) a majority of the existing structures within the boundaries
obsolescence, or
ion,
dilapidat
(ii)
redevelopment district are thirty-five (35) years or older;
deterioration

of

structures;

the

presence

of

below

structures

minimum

code

standards;

te utilities and
(iii) building abandonment; (iv) excessive vacancies; and (v) inadequa
growth of the
and
ment
develop
infrastructure, which together substantially impair the
municipality and constitute an economic liability;
the proposed redevelopment district described in Resolution No. 2016-15
(d)
are defined in
constitutes a “conservation area" and is therefore an "eligible area" (as said terms
the Act); and

the conservation, development or redevelopment of such area is necessary
(e)
to promote the general and economic welfare of the City.
Section 2.

Creation of Redevelopment District. A redevelopment district is hereby

of the
created within the City in accordance with the provisions of the Act, which shall consist

ated herein by
real estate legally described on Exhibit A attached hereto, which is incorpor
A map depicting the boundaries of the
reference (the "Redevelopment District").
Redevelopment

reference,

District

is attached

hereto

as Exhibit

B,

which

is incorporated

herein

by

The boundaries of the Redevelopment District do not contain any property not

on the
referenced in Resolution No. 2016-15, which provided notice of the public hearing
creation of the Redevelopment District.

Redevelopment District Plan. The preliminary plan for the proposed
Section 3.
sion this date, is
Redevelopment District (the "District Plan"), as presented to the City Commis
The buildings and facilities to be constructed or improved in the
hereby approved.
Redevelopment District may be described in a general manner as follows:
The proposed preliminary plan for the Nottingham Redevelopment District
g:
generally proposes mixed-use project, consisting of some or all of the followin
retail, commercial,

residential, restaurant, and hotel, and all related private and

public infrastructure improvements.

Approval of Other Governmental Units. No privately owned property
Section 4.
acquired and
subject to ad valorem taxation within the Redevelopment District shall be
County,
Douglas
of
redeveloped pursuant to the Act, if the Board of County Commissioners

3

Kansas, or the Board of Education of Unified School District No. 491 determines by resolution

adopted within thirty (30) days following the public hearing held by the City on January 23,
2017, that the Redevelopment District will have an adverse effect on Douglas County or Unified

School District No. 491, respectively.

As of this date, the City has not received a copy of any

| Reimbursement.

The City expects to make capital expenditures after the

such resolution and is not aware of the adoption of any such resolution by the governing body
Douglas County or Unified School District No. 491.
Section 5.

date of this Resolution in connection with the Redevelopment Districts, and the City intends to

reimburse itself for such expenditures with the proceeds of bonds and/or notes in the maximum
principal amount of $1,000,000, exclusive of issuance costs and any interest cost for temporary
financing.

Section 6. | Further Action. The Mayor, City Manager, City Clerk, City Attorney
and other officials and employees of the City, including Lathrop & Gage, LLP (Special TIF
Counsel), Gilmore & Bell, P.C. (Bond Counsel), and Springsted (Financial Advisor), are hereby
further authorized and directed to take such other actions as may be appropriate or desirable to
accomplish the purposes of this Ordinance.

Subject to the provisions of Section 4 above, this
_ Effective Date.
Section 7.
Ordinance shall be effective upon its passage by the City Commission of the City of Eudora,
Kansas, and publication one time in the official City newspaper.
PASSED by the City Commission of the City of Eudora, Kansas on January 23, 2017.

APPROVER:-—————
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Exhibit A
LEGAL DESCRIPTION
E 1/2, SEC. 08, TWP. 13, RNG. 21; BLOCKS 161 THRU 163 AND BLOCKS 188 THRU 190,
EUDORA; AND ALL OF LOTS 1 AND 2, BLOCK ONE, HOOVER ADDITION
CITY OF EUDORA, DOUGLAS COUNTY, KANSAS
All that part of the East Half of Section 8, Township 13, Range 21; and all that part of Blocks
161 thru 163 and Blocks 188 thru 190, EUDORA;

and all of Lots 1 and 2, Block One, HOOVER

ADDITION, both being subdivisions of land in the City of Eudora, Douglas County, Kansas;
and portions of the road rights-of-way lying adjacent thereto, all more particularly described as
follows:
Beginning at the Northwest corner of Lot 4, GREENWAY ADDITION NO. 2, a subdivision of
land in the City of Eudora, Douglas County, Kansas; thence § 1° 41’ 47” E (S 0° 03’ 05” W,
Plat), along the West line of said GREENWAY ADDITION NO. 2, a distance of 695.99 feet, to
point on the North right-of-way line of Kansas Highway 10, as shown on KDOT Plans 10-23078-6(23), dated 1975; thence S 88° 18’ 13” W, along said right-of-way line, a distance of
100.00 feet, to a point on the West right-of-way line of Church Street, as shown on
ALTA/ACSM Survey by Landplan Engineering, project # 2014076, and dated October 22, 2014;
thence S 1° 41° 47” E, along said West right-of-way line, a distance of 529.93 feet, to a point of
curvature; thence Southeasterly along said West right-of-way line, being a curve to the left
having a radius of 550.84 feet, a central angle of 14° 49’ 17”, an are distance of 142.49 feet;
thence N 89° 12’ 56” W, a distance of 220.53 feet; thence S 88° 11° 16” W, a distance of 115.25

feet; thence N 41° 36’ 00” W, a distance of 135.52 feet; thence S 1° 44’ 00” E, a distance of
395.69 feet, to a point on the centerline of vacated 17th Street, as shown on plat of said
EUDORA, thence S 88° 12’ 41” W, along the centerline of said vacated 17th Street, a distance of
86.98 feet, io a point on the East line of Elm Street, as now established; thence S 1° 44’ 06” E,

along the East right-of-way line of said Elm Street, a distance of 436.00 feet, to the Southwest
corner of Lot 9, Block 160 of said EUDORA, said point being on the North right-of-way line of
Kansas Highway 10, as now established; thence S 88° 12’ 41” W, along said North right-of-way
line, a distance of 64.11 feet, to a point on the Southerly extension of the East line of
LAKEVIEW ADDITION, a subdivision of land in the City of Eudora, Douglas County, Kansas;
thence N 1° 37’ 42” W, along the West right of way line of Elm Street, said being the East line
of said LAKEVIEW ADDITION, a distance of 396.10 feet, to the Northeast corner of said
LAKEVIEW ADDITION; thence N 88° 15’ 54” E, along the West right-of-way of said Elm
Street, said being the Easterly extension of the North line of said LAKEVIEW ADDTION, a

distance of 3.37 feet, to a point on the West line of Elm Street, as now established; thence N 1°
44° 06” W, along the East line of Blocks 155 thru 152, said being the West right-of-way line of
said Elm Street, a distance of 1770.44 feet, to the Southeast corner of Block 151, of said Eudora,
said being on North right-of-way line of 14th Street, as now established; thence N 88° 12’ 41” E,
along the North right-of-way line of said 14th Street, said being the South line of Block 164, of
said Eudora, a distance of 275.27 feet, to the Southeast corner of said Block 164; thence N 1° 40”

20” W, along the East line of said Block 164, said being the West right-of-way line of said

Locust Street, as now established, a distance of 532.33 feet, to a point on the Westerly extension

of the North line of Lot 2, Block One, HOOVER ADDITION; thence N 88° 13” 33” E (S 89° 59°
08” E, Plat), along the North line of said Lot 2, and its Westerly and Easterly extensions, a

distance of 376.08 feet, to a point on the Northerly extension of the West line of Block Two,
GREENWAY ADDITON, a subdivision in the City of Eudora, Douglas County, Kansas, said
being the East right-of-way line of Church Street, as now established; thence S 1° 44? 52” E(S
0° 00’ 00” E, Plat), along the East right-of-way line of said Church Street, said being the West
line of said Block Two, and its Northerly extension, a distance of 534.33 feet, to the Southwest
corner of Lot 1, Block Two, said GREENWAY ADDITION; thence S$ 1° 42’ 56” E, along the

East right-of-way line of said Church Street, a distance of 80.00 feet, to the point of beginning.

The above described tract of land contains 1,139,614 square feet, or 26.162 acres, more or less.

EXHIBIT

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Point of
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Kansas Highway 10

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SHAFER, KLINE & WARREN
11250 Corporate Avenue
Lenexa, KS 66219-1392
913.888.7800 FAX: 913.888.7868
SURVEYING

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| CONSTRUCTION

[PROJECT NO.140103—050 [DATE:08/15/16

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Eudora City Commission Meeting

City Hall—4 E. 7 Street
Eudora, Kansas
January 23, 2017
7:00 p.m.

Call to Order:

use,

HET

PR to

Mayor Tim Reazin
Tim Bruce
Ruth Hughs
Jolene Born
Troy Squire

Quorum noted.
Pledge of Allegiance was recited.
Changes or additions to agenda
Commissioner Squire moved to approve the agenda, motion seconded by Commissioner Bruce, all ayes, motion
carried, 5-0.
Consent agenda items
A. Consider minutes of January 9, 2017 Eudora City Commission meeting
B. Consider warrants against the City of Eudora
Commissioner Hughs moved to approve consent items, motion seconded by Commissioner Born, all ayes, motion
carried, 5-0,
Public Hearing
A. Tax increment Finance District
City Manager Barack Matite outlined the process that led to the TIF District public hearing. City Attorney David
Waters attended the meeting to answer any questions that may arise. Mr. Waters made it clear that the Governing
Body is not approving any plans or dollar amounts for the property. All they are doing is making findings that the
property meets the criteria of a conservation area under the TIF statutes. Approving Ordinance 1061 will establish

the base of the valuation of the property as 2017.
Mayor Reazin opened the public hearing to the public and invited comments regarding the TIF District.

Joseph Hurla spoke on behalf of the Eudora Unified School District Board of Education. The school board had an
opportunity to review and discuss the proposed ordinance. After the discussion, the school board not only supported
the proposal but wanted Mr. Hurla to speak at the public hearing expressing that they believe the TIF District is not
only in the best interest of the property but also in the best interest in the future growth of the community, They
want to work together with the city to see Eudora grow and thrive.
No other comments were heard and Mayor Reazin closed the public hearing.
Public comments
ace

Public comments were invited and none were heard.

RN eae

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January
23, 2017 City Commission Meeting Minutes

cine

Business Items
A, Consider Ordinance 1061 creating Nottingham TIF District

thanked school officials that attended the meeting.
Commissioner Hughs moved the City Commission approve Ordinance 1061 establishing a redevelopment district
within the city and making certain finding in conjunction therewith (Nottingham Project), motion seconded by
Commissioner Squire, all ayes, motion carried, 5-0.
B. Consider Resolution 2017-02 ~ New construction of family property by Commercial Group, Inc. at 924
Wainut
Manager Matite explained Commercial Group requested support from the City of Eudora on a Low income Housing

Tax Credit application from the Kansas Housing Resources Corporation. They are applying for two projects:

redevelopment and rehabilitation of Pinecrest | and Pinecrest II and new construction of an apartment complex.
Cathy Feriend, representative of Commercial Group, indicated the projects were contingent on getting the tax

credits. The approval of these resolutions do not commit the city to anything other than we are aware of the

application to the state.
Commissioner Born moved the City Commission adopt Resolution 2027-02 and Resolution 2017-03 supporting
Commercial Group's application(s) for Low Income Housing Tax Credits being submitted to the State of Kansas for
the two projects at 924 Walnut Street, Eudora, KS, motion seconded by Commissioner Hughs, all ayes, motion
carried, 5-0,
C. Consider Resolution 2017-03 —— Senior property renovations by Commercial Group, Inc. at 924 Walnut
See motion above.
D, Consider hearing request from Mr. Guy Barr regarding abatement of two motor homes at 922 Ash
Mr. Barr requested additional time to remove the recreational vehicles located at his home.
Mayor Reazin moved the City Commission extend the abatement process for 30 days at 922 Ash for the two
recreational vehictes, motion seconded by Commissioner Squire, all ayes, motion carried, 5-0.
E, Consider Ordinance 1060 amending the Zoning Resolutions regarding home based occupations
Codes Administrator Curt Baumann explained the Planning Commission has discussed the home occupation section
of the Zoning Regulations at the last few meetings. Their goal was the make the regulations more Identifiable on
what would be allowed as a home occupation.
Commissioner Squire moved the approve Ordinance 1060 accepting the recommendation of the Planning
Commission to revise the Zoning Regulations Section 7 16-701 (5}(d}{¢)(I), motion seconded by Commissioner
Hughs, all ayes, motion carried, 5-0.

F, Consider Resolution 2017-04 regarding an abandoned vehicle at 1022 Maple

Manager Matite explained that in the future Codes Administrator Baumann will have the ability to write a ticket to
any citizen that is in violation. Once the ticket has been written, municipal court will take over,
Commissioner Hughs moved the City Commission declare the junked motor vehicle located at 1022 Maple St,
Eudora, Kansas to be a nuisance and be abated and removed by approving Resolution 2017-04, motion seconded
by Commissioner Born, all ayes, motion carried, 5-0.
Mayor and City Commission Comments

Mayor Reazin commented on an idea he had for any kid going into the military service. He would like to provide the
location for those kids to have a ceremony when committing to the military much like when kids commit to a college,
He thought about recognizing those who are actively serving in the military with banners. He suggested a group that

January 23, 2017 City Commission Meeting Minutes

7

—_

Page 2

Patenermnsirory
SNA NAO

eRe

the public hearing to exercise their veto right.
Mayor Reazin thanked Manager Matite in building trust with the school board and the county commissioners. He

anette

Manager Matite pointed out the report included in the packet from The Land Company; its purpose is to determine if
the Nottingham Development Area met the criteria to be considered a Conservation Area. The findings indicate the
property meets the criteria.
Attorney Waters informed the Governing Body that Douglas County and Eudora School District will have 30 days after

would fund the project or the city could. The Great Kaw Adventure Race has formed a committee that is focusing on
more than just the race during the last weekend in September. They are focusing on an event that would cover Friday
and Saturday and become more of a heritage event.
Commissioner Bruce ~ No comment.
Commissioner Hughs commented that the ambulance will be in Eudora in less than ten days.
Commissioner Squire - No comment.
Commissioner Born — No comment.

Tete

Ht eat

City Manager and Staff Comments
City Manager Barack Matite and Douglas County Administrator Craig Weinaug will plan a ceremony in February
celebrating the new ambulance service.
Assistant to the Manager Leslie Herring — No comment.

Public Works Director Mike Hutto commented the AMI project is moving forward, Water meters have started to be
installed, Landis Gyr will be here Tuesday and Wednesday to deploy the water meters. The public buildings will be

first since they already have the electric meters installed.
Police Chief Bil] Edwards commented the Police Department is wrapping up end of the year projects and are excited
about moving on to 2017.
Fire Chief Ken Keiter commented that February 1* is still the move in date for the ambulance.
Parks & Recreation Director Gary Scott commented there is a big indoor rummage sale at the Recreation Center in

the community room on this Saturday from 8 am until noon. Indoor Family Fun Night is planned for February 11",

City Clerk Pam Schmeck commented that electric meters are being exchanged. It is posted on the website and has
been printed at the bottom of the bill for a few months. This process should take a few months to complete.

«
e
e
e
e

Most grants are needs based not for future planning.
The best option for funding is a KDHE Joan.
The city will submit project submittal forms to KDHE to be added to the funded list for these two projects.
Staff will push for payments to start in 2018,
The state approved the casing on Well #10; we do not have to bulld a new well.
Mike Hutto will start work on some of the requirements needed for KDHE; pump testing, engineering study
and water samples to the state. The cost should be around $6500.
Consensus of the Commission was to move forward with the KDHE loan.

Mayor Reazin brought the meeting to order at 7:55 pm.
Jamuary 23, 2017 City Commission Meeting Minutes

-

-

—

Page 3

cite

*e ¢

Work Session:
A, Water projects: Update on fund options
Listed below are items that the Commissioners discussed regarding Well #10 and the Winchester Road water project.
The city does not qualify for CDGB funding.
After targeting the area, the city still doesn’t quallfy for CDGB funding.

Dba,

Mayor Reazin moved the City Commission recess for work session, motion seconded by Commissioner Born, all
ayes, motion carried, 5-0.

Mayor Reazin requested a five minute break before going into Executive Session.
Mayor Reazin moved to recess to Executive Session for non elected personnel for 30 minutes to return at 8:30 pm,
motion seconded by Commissioner Hughs, all ayes, motion carried, 5-0.
Mayor Reazin brought the meeting to order at 8:30 pm.

Mayor Reazin moved to recess to Executive Session for non elected personnel for 10 minutes to return at 8:40 pm,
motion seconded by Commissioner Hughs, all ayes, motion carried, 5-0.
Mayor Reazin brought the meeting to order at 8:40 pm.
No action taken.
Commissioner Born moved to adjourn, motion seconded by Commissioner Squire, all ayes, motion carried, 5-0.

Meeting adjourned at 8:41 p.m.

———
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LhymeSolunse B

Tim Reazin, Mayer

Par Schmeck, City Clerk

January 23, 2017 City Commission Mecting Minutes

Page 4

Nottingham Redevelopment District - Project Area 2

EXHIBIT D
Feasibility Study

Page 9

FINANCIAL FEASIBILITY STUDY

Borchardt / Nottingham
Tax Increment Financing Redevelopment Project Plan

Project Area 2

City of Eudora, Kansas
August 28, 2026

Prepared for redevelopment project plan review

Table of Contents

Overview

2

Statutory Basis and Process

2

The Feasibility Study

3

General Description of Tax Increment

4

Project Description

5

District and Project Area Boundaries

5

Project Identity and Ownership

5

Location, Acreage, and Legal Description

5

Development Program

5

Projected Revenues (Benefits)

7

Base Assumptions

7

Base Assessed Value Information

7

Increased Assessed Value - Project Area 2

8

Property Tax Rates

8

Property Tax Increment

8

Economic Activity Tax Increment

9

Projected Expenditures (Costs)

10

Project Costs

10

Project Financing

10

Reimbursement Capacity and Eligible Costs

10

Conclusion

12

Source and Reliance

13

Exhibits

14

Exhibit I: Base Development Revenue Assumptions

14

Exhibit II: Projected Revenues

16

Exhibit III: Analytical Carrying-Cost Sensitivity - 6.0%

18

Exhibit IV: Parcel Detail

20

NOTTINGHAM / BORCHARDT DEVELOPMENT TIF

Overview
Statutory Basis and Process
Sections 12-1770 through 12-1780 of the Kansas Statutes (the “Act”) provide a means for cities to finance public
development and redevelopment costs with incremental real estate taxes and, where applicable, certain sales taxes
and other revenues. The Act authorizes a city to establish redevelopment districts and approve redevelopment
project plans for eligible areas when the governing body makes the findings required by law. A city may exercise the
powers authorized under the Act when its governing body has determined that the area proposed for development or
redevelopment qualifies as an eligible area and that the conservation, development, or redevelopment of the area is
necessary to promote the general economic welfare of the city.
The City of Eudora, Kansas (the “City”) established the Nottingham Redevelopment District by Ordinance No. 1061
in 2017. Borchardt Development Co. and its assigns (the “Developer”) are proposing redevelopment within the
existing Nottingham Redevelopment District. This Financial Feasibility Study addresses Project Area 2, which
corresponds to the first development phase of the Borchardt / Nottingham project. Project Area 2 is located
generally between Elm Street and Church Street, from north of 14th Street to south of 15th Street.
For each redevelopment project undertaken within the District, a project plan (the “Project Plan”) must be prepared
in consultation with the applicable Planning Commission. The Project Plan must include the following:
•

A summary or copy of the Financial Feasibility Study.

•

A reference to the District Plan for the Redevelopment District.

•

A description and map of the area to be redeveloped.

•

The applicable Relocation Assistance Plan.

•

A general description of the buildings and facilities proposed to be constructed or improved.

•

Any other information the City determines is necessary to advise the general public of the intent of the Project
Plan.

Project Area 2 (the “Redevelopment Project” or “Project”) is a mixed-use redevelopment project consisting of
approximately 117,000 square feet, including 84 multifamily apartment units and 22,500 square feet of retail and
commercial space, together with associated land acquisition, site work, utilities, stormwater improvements, access
improvements, streets, parking, landscaping, lighting, and related development infrastructure. The Developer is
requesting reimbursement of eligible redevelopment project costs through a pay-as-you-go (pay-go) tax increment
financing structure supported by incremental ad valorem property tax revenues generated within Project Area 2. No
sales tax increment is proposed to be captured through the TIF Project Plan. The Project also includes separate
public assistance through the common 1.85% Community Improvement District sales tax and a sales-tax exemption
on construction materials through industrial revenue bonds. The Project is expected to use a pay-as-you-go
reimbursement structure. For analytical comparison and reimbursement-capacity purposes, projected TIF and CID
revenues are also presented on a present-value basis using a 6.0% discount rate. Actual reimbursements remain
subject to available revenues, City administrative fees, statutory eligibility, cost certification, negotiated caps, and
the definitive agreements. City administrative fees are modeled at 0.5% of gross TIF collections and 5.0% of gross
CID collections. For cross-project comparability, recurring revenue present values use a common valuation date of
December 31, 2028.
The current development schedule assumes Project Area 2 construction begins in the fourth quarter of 2027 and is
completed in the first quarter of 2029. This report reflects the applicant’s current project application and
development timing.

2

The Feasibility Study
This Financial Feasibility Study evaluates the statutory feasibility criteria applicable to Project Area 2, including
whether modeled Project benefits, tax increment revenue, and other available revenues are expected to be sufficient
to support eligible Project costs and the contemplated pay-as-you-go reimbursement structure. The model assumes
that remaining Project costs are funded with private debt and equity. Private financing terms have not been provided,
so this study does not independently test or present a separate private debt-service amortization schedule. Exhibit III
instead presents analytical carrying-cost sensitivities for the modeled public revenue streams. The study also
addresses the effect, if any, that Project costs will have on outstanding special obligation bonds payable from the
revenues described in K.S.A. 12-1774(a)(1)(D), and states how taxes obtained from the Project will contribute
significantly to the economic development of the City. Following approval of the Project Plan, the Financial
Feasibility Study shall be supplemented to include a copy of the minutes of the governing body meeting or meetings
of the City evidencing that the Project Plan was created, discussed, and adopted by the City in a regularly scheduled
open public meeting.
No special obligation bonds payable from the applicable redevelopment revenues are currently outstanding;
accordingly, no adverse effect on outstanding special obligation bonds is anticipated from Project Area 2.
Project Area 2 is expected to contribute to the economic development of the City through approximately $34.9
million of development investment, 84 multifamily apartment units, approximately 22,500 square feet of retail and
commercial space, related development infrastructure, and growth in the City’s property and taxable-sales base.
The modeled incremental property-tax and CID revenues result from the new assessed value and taxable activity
expected to be created by the Project.

3

NOTTINGHAM / BORCHARDT DEVELOPMENT TIF

General Description of Tax Increment
Tax increment financing for a district redirects property tax revenue. Upon establishment of a redevelopment district,
the total assessed valuation of all taxable real estate within the district is determined. This valuation is referred to as
the district's “Base Year Assessed Valuation.” Property taxes attributable to a district's Base Year Assessed
Valuation are annually collected and distributed by the county treasurer to the appropriate city, county, school
district and all other applicable taxing jurisdictions in the same manner as other property taxes.
As new development occurs within a redevelopment district, the total assessed valuation of the redevelopment
district in any given year will presumably exceed its Base Year Assessed Valuation. The ad valorem property tax
increment will be based on the capture of 100% of the real property taxes eligible to be captured under the Act
attributable to the increase in valuation above the Base Year Assessed Valuation, which will be utilized by the
redevelopment district to pay eligible project costs. All tax increment collected by the county and distributed to the
city is deposited into a segregated fund established solely for that purpose.
Tax increment funds may only be used to pay for specified eligible project costs, including principal and interest on
debt used, in whole or in part, to finance projects within a redevelopment project. Such debt includes notes, special
obligation bonds, full faith and credit tax increment bonds, and other debt instruments. Tax increment also may be
paid over time to reimburse eligible costs. This payment mechanism is commonly referred to as pay-as-you-go
financing and may include not only the principal amount of such costs but also all or a portion of the interest
accrued thereon.

4

NOTTINGHAM / BORCHARDT DEVELOPMENT TIF

Project Description
District and Project Area Boundaries
The Nottingham Redevelopment District is generally located between Elm Street and Church Street, from north of
14th Street to south of 15th Street, within the City of Eudora. Project Area 2 is a portion of the approximately 7.75acre Borchardt / Nottingham mixed-use development site and is represented by the parcel or parcels identified in
this study.
Project Area 2 comprises approximately 3.10 acres and is legally described in the August 27, 2026 Project Plan as all
of Lot 2 and Tract A, Nottingham Center, 2nd Plat, together with contiguous public rights-of-way.

Project Identity and Ownership
Item

Available Project Information

Owner / Applicant

Michel Borchardt

Developer

Borchardt Development Co. and assigns

Entity type

Kansas corporation

Applicant / Owner address

1248 E 2100 Road, Eudora, Kansas 66025

Local business address

13505 S. Mur-Len Road, Olathe, Kansas 66062

Application date

July 17, 2026

Project reference

Nottingham / Borchardt Development - Eudora, Kansas

Location, Acreage, and Legal Description
The Project is located within the established Nottingham Redevelopment District and is generally bounded by Elm
Street and Church Street in the vicinity of 14th and 15th Streets. Project Area 2 comprises approximately 3.10 acres
and is legally described in the August 27, 2026 Project Plan as all of Lot 2 and Tract A, Nottingham Center, 2nd Plat,
together with contiguous public rights-of-way.

Development Program
The proposed development program for Project Area 2 totals approximately 117,000 square feet, including 84
multifamily apartment units and 22,500 square feet of retail and commercial space.

Figure 1. Illustrative Nottingham / Borchardt Development Site Plan.

“Exhibit C” refers to the corresponding exhibit in the applicant’s Project application.
5

Development Component

Project Area 2

Multifamily apartment units

84

Rental townhome units

-

Multifamily / townhome square feet

94,500

Retail / commercial square feet

22,500

Total described square feet

117,000

Start date

Fourth Quarter 2027

End date

First Quarter 2029

Project Area 2
Project Area 2 includes three three-story buildings containing approximately 94,500 square feet and 84 multifamily
units, together with approximately 22,500 square feet of commercial space. Project Area 2 is assumed to begin in
the fourth quarter of 2027 and be completed in the first quarter of 2029.

6

NOTTINGHAM / BORCHARDT DEVELOPMENT TIF

Projected Revenues (Benefits)
Projected revenues are based on a combination of assumptions, existing and expected property valuations, tax rates
and exemptions, and estimates of future economic growth.

Base Assumptions
•

The Project Area 2 Project Plan has a maximum term of 20 years from its effective date.

•

Project Area 2 TIF revenues are generated from eligible incremental ad valorem property taxes; no sales tax is
captured by the Project Area 2 TIF Project Plan.

•

The model projects approximately $7,253,256 in gross Project Area 2 property TIF collections. The City’s 0.5%
administrative fee is approximately $36,266, leaving approximately $7,216,990 of nominal TIF revenue available
to the Developer. Discounted at 6.0% to the common December 31, 2028 valuation date, gross TIF present value
is approximately $3,778,495 and net Developer-available TIF present value is approximately $3,759,603.

•

Eligible Redevelopment Project Costs are expected to be reimbursed on a pay-as-you-go basis; no TIF revenue
bonds are currently contemplated.

For modeling purposes, and subject to confirmation of final Project Plan effective dates and the legal mechanism
supporting separate 20-year Project Area clocks, Project Area 2 is assumed to have an initial assessment in 2029,
first increment collection in 2030, and a 20-year collection period through 2049.
Base TIF Assessed Valuation: $0. Base reference year: 2017, when the Nottingham Redevelopment District was
established. The $0 base reflects City ownership and tax-exempt status at district establishment.
2025 levy assumption (working; confirm the applicable final levy before issuance): 155.423 total mills; 125.923 TIFeligible mills; and 29.500 excluded mills. Excluded from TIF capture are 1.500 State of Kansas mills, 8.000 USD 491
Capital Outlay mills, and 20.000 USD 491 General mills.
Reviewed-model assumption: 2.0% annual post-stabilization assessed-value growth over the 20-year TIF collection
period, a 6.0% analytical discount rate, 100% collection, a $0 statutory base assessed valuation, and a working
125.923-mill TIF-eligible levy. Gross TIF collections are calibrated to the current Term Sheet / Project Plan revenue
references. Recurring-revenue present values used for cross-project comparison are measured as of December 31,
2028. The implied stabilized assessed value is a model output and is not an independent appraisal.

Base Assessed Value Information
The parcel summaries provided for this update confirm a TIF base assessed valuation of $0 for the Project Area 2
parcel or parcels. This treatment is appropriate because the property was City-owned and tax-exempt when the
Nottingham Redevelopment District was established in 2017.
The current Project Area 2 legal boundary is approximately 3.10 acres. For source-value traceability, the pre-replat
assessor parcel corresponding to the current TIF area is parcel 023-093-08-0-40-02-010.00-0, with a 2026 appraised
value of $354,760 and a current assessed value of $42,571. The statutory TIF base assessed value remains $0. A
separate parcel appearing in prior applicant materials, 023-093-08-0-40-02-004.02-0, is retained only in the model’s
internal source crosswalk for legacy/CID traceability and is not assigned to the current Project Area 2 TIF legal
boundary pending final recorded-plat/assessor crosswalk confirmation.

7

Base Assessed Value
Development

Parcel ID

Area

2026 Appraised

2026 Assessed

TIF Base

Project Area 2 - source parcel

023-093-08-0-40-02-010.00-0

135,225 SF

$354,760

$42,571

$0

Current Project Area 2 TIF
source total

-

135,225 SF

$354,760

$42,571

$0

Increased Assessed Value - Project Area 2
The District will capture 100% of the statutorily available property tax increment generated by Project Area 2 based
on its increase in Current Assessed Valuation over its Base Year Assessed Valuation. The statutory TIF base
assessed value is $0.00.
For modeling purposes, Project Area 2 assessed value is assumed to increase by 2.0% annually after stabilization.
The model assumes an initial Project Area 2 assessed value of approximately $2.371 million for the 2029
assessment and tax levy year, with the first TIF distribution in 2030 and the final TIF distribution in 2049. The statutory
TIF base is $0, with a base reference year of 2017. The complete annual assessed-value schedule is presented in
Exhibit I, and the related property-tax increment schedule is presented in Exhibit II. The implied stabilized assessed
value is a model output and is not an independent appraisal.

Property Tax Rates
To determine the amount of tax increment generated within Project Area 2 in any given year, the increased assessed
value must be multiplied by the sum of the tax rates for all TIF-applicable tax authorities for that year. For taxes levied
in 2025 and payable in 2026, this total TIF-applicable rate is 125.9230 mills. It is assumed that this rate remains
constant throughout the term of Project Area 2.
Mill Levy
(2025)

TIF Levy
(2025)

Exempt Levy
(2025)

State of Kansas

1.5000

0.0000

1.5000

Douglas County

40.6690

40.6690

0.0000

City of Eudora

39.5500

39.5500

0.0000

Eudora Community Library District

3.7200

3.7200

0.0000

USD 491 Eudora

14.4170

14.4170

0.0000

USD 491 Bond & Int #1

27.5670

27.5670

0.0000

USD 491 Capital Outlay

8.0000

0.0000

8.0000

USD 491 General

20.0000

0.0000

20.0000

Total

155.4230

125.9230

29.5000

Taxing Jurisdiction

Property Tax Increment
The model projects approximately $7,253,256 of gross Project Area 2 property TIF collections. After the City’s 0.5%
administrative fee, approximately $7,216,990 is nominally available for Developer reimbursement. At the common
December 31, 2028 valuation date and a 6.0% discount rate, gross TIF present value is approximately $3,778,495
and net TIF present value is approximately $3,759,603. Reimbursement is modeled on a pay-as-you-go basis.
For purposes of this study, Project Area 2 is assumed to have an initial assessment in 2029 and first TIF collection in
2030. The annual revenue amounts are based on the model’s assessed-value projections, 2.0% annual growth, and
the 125.923-mill TIF-eligible levy. For cross-project comparison, recurring TIF and CID cash flows are discounted at
6.0% to a common valuation date of December 31, 2028. Phase-stream present values retained in the historical
exhibits are identified separately and are not the common-date values used in the sources-and-uses analysis.
8

Project Area 2 - TIF Property Increment
Project Area 2 is projected to generate approximately $7,253,256 of gross property TIF collections over the 20-year
modeled collection period. After the City’s 0.5% administrative fee, nominal Developer-available TIF is
approximately $7,216,990. On the common December 31, 2028 valuation date, gross and net present values are
approximately $3,778,495 and $3,759,603, respectively. The June 17, 2026 Term Sheet separately states a
$4,005,206 phase-stream NPV/reimbursable-cost reference; that negotiated reference is retained in the model but
is not the common-date present value used here.

Economic Activity Tax Increment
Project Area 2 is not expected to capture Economic Activity Tax increment through TIF. The Project is anticipated to
be further supported by a 1.85% CID sales tax and a sales-tax exemption on construction materials (STECM). The
CID revenue and STECM savings are noted below.

Project Area 2 - CID Income & STECM Savings
CID collections attributable to Project Area 2 are projected to total approximately $2,676,665 over the common 22year district term from 2029 through 2050. After the City’s 5.0% CID administrative fee, approximately $2,542,832 is
nominally available to the Developer. At the common December 31, 2028 valuation date, gross CID present value is
approximately $1,399,621 and net CID present value is approximately $1,329,640. STECM savings are estimated at
$1,043,950.

9

NOTTINGHAM / BORCHARDT DEVELOPMENT TIF

Projected Expenditures (Costs)
Project Costs
On the common December 31, 2028 valuation date, net TIF and CID revenue present value for Project Area 2 totals
approximately $5,089,243, excluding approximately $1,043,950 of STECM savings. Reimbursements are expected to
be made to the Developer on a pay-as-you-go (pay-go) basis.
Cost Category

Project Area 2

Land acquisition

$787,848

Site work / infrastructure

2,965,000

Building construction

24,507,360

FF&E

75,000

Design costs

616,000

Soft costs

3,223,637

Contingency

2,747,236

Total

$34,922,081

Project Financing
The Project is expected to be financed with a combination of private debt and equity. The financial model does not
allocate project costs between those private sources. Public assistance reduces the amount of project costs
ultimately borne by private debt and equity as reimbursements are received.
Source

Project Area 2

Private Debt and Equity

$34,922,081

Total*

$34,922,081

*Project financing sources are shown before application of public-assistance reimbursements. Remaining project costs after public
assistance are funded from private debt and equity.

Reimbursement Capacity and Eligible Costs
For purposes of this feasibility analysis, the model distinguishes statutory eligible costs, negotiated reimbursement
limits, gross public revenue, City administrative fees, net Developer-available revenue, and analytical present value.
Detailed statutory TIF- and CID-eligible cost allocations have not been provided and remain subject to certification
under the definitive agreements. The June 17, 2026 Term Sheet states combined Developer estimates of $8,040,543
of TIF-eligible expenses and $3,539,050 of CID-eligible expenses before interest, together with combined grossdistribution caps of $14,561,080 for TIF and $6,562,595 for CID, each subject to the additional actual-cost tests
stated in the Term Sheet. Those negotiated amounts are not treated as projected tax collections or as independently
verified statutory eligibility determinations in this study.

10

Reimbursement / Funding Source

Project Area 2

Net property TIF - PV @ 6% (12/31/2028)

$3,759,603

Net CID - PV @ 6% (12/31/2028)

$1,329,640

STECM / IRB sales-tax exemption

$1,043,950

Total public assistance - PV basis

$6,133,193

Remaining project costs - developer debt/equity

$28,788,888

Total project costs

$34,922,081

Available TIF and CID revenues are expected to be applied on a pay-as-you-go basis to certified eligible costs,
subject to the applicable negotiated caps and no-double-reimbursement provisions. Gross TIF collections are
reduced by the City’s 0.5% TIF administrative fee and gross CID collections are reduced by the City’s 5.0% CID
administrative fee before determining Developer-available revenue. The Term Sheet provides for 6.0% simple, noncompounding interest from cost-certification dates; because certification dates are not available, the model does
not calculate contractual interest accrual. The 6.0% present-value analysis is an analytical comparison convention
only.

11

NOTTINGHAM / BORCHARDT DEVELOPMENT TIF

Conclusion
Based on the modeled public revenues and the assumption that remaining Project costs are funded with private
debt and equity, Project Area 2 is financially feasible at the modeled revenue levels. Gross property TIF collections
are approximately $7,253,256 and net Developer-available TIF after the City’s 0.5% administrative fee is
approximately $7,216,990. At the common December 31, 2028 valuation date, net TIF present value is approximately
$3,759,603.
The 1.85% CID is projected to generate approximately $2,676,665 of gross CID collections attributable to Project
Area 2 through the common 2050 CID sunset. After the City’s 5.0% administrative fee, approximately $2,542,832 is
nominally available to the Developer; common-date net CID present value is approximately $1,329,640. Together
with the $1,043,950 STECM benefit, total modeled public assistance on the common-date PV basis is approximately
$6,133,193. Remaining project costs of approximately $28,788,888 are funded with Developer debt and equity.

Project Area 2 - Total project sources and uses, including incentives
Category

Project Area 2

Sources
Net TIF Revenue - PV @ 6% (12/31/2028)

$3,759,603

Net CID Revenue - PV @ 6% (12/31/2028)

$1,329,640

STECM

$1,043,950

Private Debt and Equity

$28,788,888

Total

$34,922,081

Uses
TIF-Supported Project Costs - PV Capacity

$3,759,603

CID-Supported Project Costs - PV Capacity

$1,329,640

Construction-Material Sales-Tax Savings (STECM)

$1,043,950

Remaining Project Costs Funded by Developer Debt and Equity

$28,788,888

Total

$34,922,081

Surplus / (Deficit)

-

The analysis assumes pay-as-you-go reimbursement, a 6.0% common-date discount rate for analytical presentvalue purposes, City administrative fees of 0.5% for TIF and 5.0% for CID modeled as separate deductions from
gross collections, and a statutory TIF base assessed valuation of $0. Project Area 2 is assumed to have an initial
assessment in 2029 and first collection in 2030.

12

Project Area 2 - Revenue and administrative fee reconciliation
Category
Gross TIF Property Collections

Project Area 2
$7,253,256

Less: City TIF Administrative Fee @ 0.5%

$36,266

Net TIF Revenue Available to Developer

$7,216,990

Gross CID Collections @ 1.85%

$2,676,665

Less: City CID Administrative Fee @ 5.0%

$133,833

Net CID Revenue Available to Developer

$2,542,832

STECM

$1,043,950

Total Net Nominal Public Assistance

$10,803,772

Exhibit III presents the 6.0% analytical carrying-cost base case. The controlling financial model also retains 7.0% and
8.0% sensitivity cases. These analyses are not calculations of the contractual interest provision. The June 17, 2026
Term Sheet provides for 6.0% simple, non-compounding interest from cost-certification dates; certification timing
has not been provided and therefore contractual interest accrual is not modeled in this study. Feasibility remains
dependent on completion of the contemplated development, realization of projected assessed values and taxable
sales, continuation of the assumed tax levies and collection rates, and timely payment of applicable taxes.

Source and Reliance
This study was prepared using the project materials and financial model provided for the Nottingham / Borchardt
Development, including the City economic development application, CID and TIF documents, development
information, parcel summaries, project cost information, and the Borchardt / Nottingham feasibility model. The
values and assumptions presented in this report reflect the current working development terms contained in the
June 17, 2026 Term Sheet and other controlling project materials incorporated into the model. No independent
appraisal, market study, engineering review, legal eligibility opinion, independent tax-record verification, or audit
was performed. Current Project Area legal descriptions are taken from the August 27, 2026 Project Plans. The June
17, 2026 Term Sheet and current CID Petition govern the modeled incentive rate, term, administrative-fee, and
reimbursement-reference assumptions used in this update. Where assessor parcel identifiers predate the current
plat, they are retained solely for source-value traceability.

13

NOTTINGHAM / BORCHARDT DEVELOPMENT TIF

Exhibits
Exhibit I: Base Development Revenue Assumptions
Mill Levy
(2025)

Taxing Jurisdiction

TIF Levy
(2025)

Exempt Levy
(2025)

State of Kansas

1.5000

0.0000

1.5000

Douglas County

40.6690

40.6690

0.0000

City of Eudora

39.5500

39.5500

0.0000

Eudora Community Library Dist

3.7200

3.7200

0.0000

USD 491 Eudora

14.4170

14.4170

0.0000

USD 491 Bond & Int #1

27.5670

27.5670

0.0000

USD 491 Capital Outlay

8.0000

0.0000

8.0000

USD 491 General

20.0000

0.0000

20.0000

Total

155.4230

125.9230

29.5000

CID

Rate

CID Sales-Tax Rate

1.85%

STECM

Rate

Sales Tax Rate Used for STECM

9.50%

Growth

Assumption

Annual Post-Stabilization Assessed-Value Growth

2.0%

Working tax-rate and growth assumptions

Project Area 2 Parcel Exhibit
Development

Parcel ID

Area

Project Area 2 source parcel

023-093-08-0-40-02-010.00-0

135,225 SF

2026 Appraised
Value

2026 Assessed
Value

TIF Base
Assessed Value

$354,760

$42,571

$0

Current legal boundary: Lot 2 and Tract A, Nottingham Center, 2nd Plat, together with contiguous public rights-of-way. The assessor
parcel predates the current plat and is retained for source-value traceability.

14

Project Area 2 Assessed-Value Exhibit
TIF
Year

Assessment &
Tax Levy Year

Project Area 2
Assessed Value ($)

Base
Assessed Value ($)

Incremental
Assessed Value ($)

1

2029

$2,370,656.77

$0

$2,370,656.77

2

2030

$2,418,069.91

$0

$2,418,069.91

3

2031

$2,466,431.31

$0

$2,466,431.31

4

2032

$2,515,759.93

$0

$2,515,759.93

5

2033

$2,566,075.13

$0

$2,566,075.13

6

2034

$2,617,396.63

$0

$2,617,396.63

7

2035

$2,669,744.57

$0

$2,669,744.57

8

2036

$2,723,139.46

$0

$2,723,139.46

9

2037

$2,777,602.25

$0

$2,777,602.25

10

2038

$2,833,154.29

$0

$2,833,154.29

11

2039

$2,889,817.38

$0

$2,889,817.38

12

2040

$2,947,613.72

$0

$2,947,613.72

13

2041

$3,006,566.00

$0

$3,006,566.00

14

2042

$3,066,697.32

$0

$3,066,697.32

15

2043

$3,128,031.26

$0

$3,128,031.26

16

2044

$3,190,591.89

$0

$3,190,591.89

17

2045

$3,254,403.73

$0

$3,254,403.73

18

2046

$3,319,491.80

$0

$3,319,491.80

19

2047

$3,385,881.64

$0

$3,385,881.64

20

2048

$3,453,599.27

$0

$3,453,599.27

Statutory TIF base reference year: 2017. Projected assessed values reflect the model’s 2.0% annual post-stabilization growth
assumption. The implied stabilized assessed value is a model output calibrated to the current gross TIF revenue reference and is not an
independent appraisal.

15

Exhibit II: Projected Revenues
Projected Property Tax Increment
TIF
Year

Assessment &
Tax Levy Year

Tax
Distribution Year

Property Tax
Increment

1

2029

2030

$298,520.21

2

2030

2031

$304,490.62

3

2031

2032

$310,580.43

4

2032

2033

$316,792.04

5

2033

2034

$323,127.88

6

2034

2035

$329,590.44

7

2035

2036

$336,182.24

8

2036

2037

$342,905.89

9

2037

2038

$349,764.01

10

2038

2039

$356,759.29

11

2039

2040

$363,894.47

12

2040

2041

$371,172.36

13

2041

2042

$378,595.81

14

2042

2043

$386,167.73

15

2043

2044

$393,891.08

16

2044

2045

$401,768.90

17

2045

2046

$409,804.28

18

2046

2047

$418,000.37

19

2047

2048

$426,360.37

20

2048

2049

$434,887.58

Total

$7,253,256.00

PV @ 6% as of 12/31/2029 - TIF stream basis

$4,005,205.23

Assumptions: Base assessed value is $0.00. First property tax distribution is 2030 and final property tax distribution is 2049. The model
assumes 100% collection of TIF-eligible property taxes and holds existing property tax levies constant through the Project Plan term.
Gross property TIF is shown before the City’s 0.5% administrative fee.

16

CID Sales Tax @ 1.85%
CID
Year

Collection
Year

Total
Sales

Base
Taxable Sales

CID
Sales Tax

1

2029

$5,300,000.00

$0.00

$98,050.00

2

2030

$5,406,000.00

$0.00

$100,011.00

3

2031

$5,514,120.00

$0.00

$102,011.22

4

2032

$5,624,402.40

$0.00

$104,051.44

5

2033

$5,736,890.45

$0.00

$106,132.47

6

2034

$5,851,628.26

$0.00

$108,255.12

7

2035

$5,968,660.82

$0.00

$110,420.23

8

2036

$6,088,034.04

$0.00

$112,628.63

9

2037

$6,209,794.72

$0.00

$114,881.20

10

2038

$6,333,990.61

$0.00

$117,178.83

11

2039

$6,460,670.43

$0.00

$119,522.40

12

2040

$6,589,883.83

$0.00

$121,912.85

13

2041

$6,721,681.51

$0.00

$124,351.11

14

2042

$6,856,115.14

$0.00

$126,838.13

15

2043

$6,993,237.44

$0.00

$129,374.89

16

2044

$7,133,102.19

$0.00

$131,962.39

17

2045

$7,275,764.24

$0.00

$134,601.64

18

2046

$7,421,279.52

$0.00

$137,293.67

19

2047

$7,569,705.11

$0.00

$140,039.54

20

2048

$7,721,099.21

$0.00

$142,840.34

21

2049

$7,875,521.20

$0.00

$145,697.14

22

2050

$8,033,031.62

$0.00

$148,611.09

Total

$2,676,665.34

PV @ 6% as of 12/31/2028 - CID stream basis

$1,399,621.49

Base taxable sales are $0.00. First CID sales-tax collection is in 2029 and final CID sales-tax collection is in 2050. CID sales-tax rate:
1.85%. Stream-basis PVs are measured one period before the first modeled collection of the applicable revenue stream. Common-date
PVs used for cross-project comparison are measured as of December 31, 2028.

17

Exhibit III: Analytical Carrying-Cost Sensitivity - 6.0%
TIF Analytical Carrying-Cost Sensitivity - 6.0% Base Case
Uses projected Developer-available revenue after the applicable City administrative fee. This schedule is an analytical carrying-cost
sensitivity and is not the contractual interest calculation.
Year

Beginning
Balance

Interest

Developer-Available
TIF Revenue

Ending
Balance

2030

$3,985,179.20

$239,110.75

$297,027.61

$3,927,262.34

2031

$3,927,262.34

$235,635.74

$302,968.16

$3,859,929.92

2032

$3,859,929.92

$231,595.80

$309,027.53

$3,782,498.19

2033

$3,782,498.19

$226,949.89

$315,208.08

$3,694,240.00

2034

$3,694,240.00

$221,654.40

$321,512.24

$3,594,382.16

2035

$3,594,382.16

$215,662.93

$327,942.48

$3,482,102.61

2036

$3,482,102.61

$208,926.16

$334,501.33

$3,356,527.43

2037

$3,356,527.43

$201,391.65

$341,191.36

$3,216,727.72

2038

$3,216,727.72

$193,003.66

$348,015.19

$3,061,716.19

2039

$3,061,716.19

$183,702.97

$354,975.49

$2,890,443.67

2040

$2,890,443.67

$173,426.62

$362,075.00

$2,701,795.29

2041

$2,701,795.29

$162,107.72

$369,316.50

$2,494,586.51

2042

$2,494,586.51

$149,675.19

$376,702.83

$2,267,558.87

2043

$2,267,558.87

$136,053.53

$384,236.89

$2,019,375.51

2044

$2,019,375.51

$121,162.53

$391,921.63

$1,748,616.42

2045

$1,748,616.42

$104,916.99

$399,760.06

$1,453,773.34

2046

$1,453,773.34

$87,226.40

$407,755.26

$1,133,244.49

2047

$1,133,244.49

$67,994.67

$415,910.36

$785,328.79

2048

$785,328.79

$47,119.73

$424,228.57

$408,219.95

2049

$408,219.95

$24,493.20

$432,713.14

$0.00

18

CID Analytical Carrying-Cost Sensitivity - 6.0% Base Case
Uses projected Developer-available revenue after the applicable City administrative fee. This schedule is an analytical carrying-cost
sensitivity and is not the contractual interest calculation.
Year

19

Beginning
Balance

Interest

Developer-Available
CID Revenue

Ending
Balance

2029

$1,329,640.42

$79,778.43

$93,147.50

$1,316,271.34

2030

$1,316,271.34

$78,976.28

$95,010.45

$1,300,237.18

2031

$1,300,237.18

$78,014.23

$96,910.66

$1,281,340.75

2032

$1,281,340.75

$76,880.44

$98,848.87

$1,259,372.32

2033

$1,259,372.32

$75,562.34

$100,825.85

$1,234,108.81

2034

$1,234,108.81

$74,046.53

$102,842.37

$1,205,312.97

2035

$1,205,312.97

$72,318.78

$104,899.21

$1,172,732.54

2036

$1,172,732.54

$70,363.95

$106,997.20

$1,136,099.29

2037

$1,136,099.29

$68,165.96

$109,137.14

$1,095,128.10

2038

$1,095,128.10

$65,707.69

$111,319.89

$1,049,515.91

2039

$1,049,515.91

$62,970.95

$113,546.28

$998,940.58

2040

$998,940.58

$59,936.43

$115,817.21

$943,059.80

2041

$943,059.80

$56,583.59

$118,133.55

$881,509.84

2042

$881,509.84

$52,890.59

$120,496.22

$813,904.21

2043

$813,904.21

$48,834.25

$122,906.15

$739,832.31

2044

$739,832.31

$44,389.94

$125,364.27

$658,857.98

2045

$658,857.98

$39,531.48

$127,871.56

$570,517.90

2046

$570,517.90

$34,231.07

$130,428.99

$474,319.99

2047

$474,319.99

$28,459.20

$133,037.57

$369,741.62

2048

$369,741.62

$22,184.50

$135,698.32

$256,227.80

2049

$256,227.80

$15,373.67

$138,412.29

$133,189.18

2050

$133,189.18

$7,991.35

$141,180.53

$0.00

Exhibit IV: Parcel Detail

Project Site Plan

Current Project Area Legal Boundary

20

Historical Nottingham TIF District / source parcel map - shown for district and source-parcel
context; not the current Project Area 2 legal description.

21

22

(Published in The Lawrence Journal-World on ____________, 2026)
ORDINANCE NO. 1199
AN ORDINANCE OF THE GOVERNING BODY OF THE CITY OF EUDORA,
KANSAS MAKING FINDINGS, ADOPTING A REDEVELOPMENT PROJECT
PLAN PURSUANT TO K.S.A. 12-1770 ET SEQ., AND AMENDMENTS
THERETO.
WHEREAS, pursuant to the provisions of K.S.A. 12-1770 et seq., as amended (the “Act”), the
City of Eudora, Kansas (the “City”) is authorized to establish redevelopment districts within an “eligible
area” as said term is defined in the Act; and
WHEREAS, the City by the passage of Ordinance No. 1061 on January 23, 2017, created a
redevelopment district (the “Redevelopment District”), all pursuant to the Act; and
WHEREAS, the Redevelopment Project Plan Nottingham Redevelopment District – Project Area 3
(the “Project Plan”) was filed with the City Clerk; and
WHEREAS, a copy of the Project Plan has been delivered by the City to the Board of County
Commissioners of Douglas County and to the Board of Education of Unified School District No. 491,
Douglas County, Kansas (Eudora); and
WHEREAS, on September 2, 2026, the Planning Commission of the City made a finding that the
Project Plan is consistent with the intent of the City’s comprehensive plan for the development of the
City; and
WHEREAS, the City Commission (the “Governing Body”) adopted Resolution No. 2026-18 on
September 14, 2026, calling for a public hearing considering the approval of the Project Plan to be held by
the Governing Body on October 26, 2026; and
WHEREAS, notice of the public hearing was given as required by the Act; and
WHEREAS, the public hearing on the Project Plan was opened on October 26, 2026, and such
public hearing was continued to and closed on this date.
NOW, THEREFORE, BE IT ORDAINED BY THE GOVERNING BODY OF THE CITY
OF EUDORA, KANSAS:
Section 1.
The Governing Body hereby finds that all required notices and publications
relating to the Redevelopment District and Project Plan were made in conformance with the Act.
Section 2.
The Governing hereby adopts the Project Plan which governs redevelopment of
Project Area 3 within the Redevelopment District. The boundaries of the Redevelopment District are
shown on Exhibit A hereto and legally described in Exhibit B hereto. The boundaries of Project Area 3
are shown on Exhibit C hereto and legally described in Exhibit D hereto.

Section 3.
The Governing Body finds and determines that the Project Plan does not require
a relocation assistance plan under the Act.
Section 4.
The Mayor, City Manager, City Clerk and other officials and employees of the
City are hereby authorized and directed to take such other actions as may be appropriate or desirable to
accomplish the purposes of this Ordinance.
Section 5.
This Ordinance shall take effect and be in force from and after its passage by a
2/3 vote of the Governing Body, its publication once in the official City newspaper, and the date of June
30, 2031.
ADOPTED by the Governing Body and SIGNED by the Mayor this November 9, 2026.

Tim Bruce, Mayor
(SEAL)

Kelly Delay, City Clerk

EXHIBIT A
MAP OF REDEVELOPMENT DISTRICT

A-1

EXHIBIT B
LEGAL DESCRIPTION OF REDEVELOPMENT DISTRICT
LEGAL DESCRIPTION E 1/2, SEC. 08, TWP. 13, RNG. 21; BLOCKS 161 THRU 163 AND BLOCKS 188
THRU 190, EUDORA; AND ALL OF LOTS 1 AND 2, BLOCK ONE, HOOVER ADDITION CITY OF
EUDORA, DOUGLAS COUNTY, KANSAS
All that part of the East Half of Section 8, Township 13, Range 21; and all that part of Blocks 161 thru 163 and
Blocks 188 thru 190, EUDORA; and all of Lots 1 and 2, Block One, HOOVER ADDITION, both being
subdivisions of land in the City of Eudora, Douglas County, Kansas; and portions of the road rights-of-way
lying adjacent thereto, all more particularly described as follows:
Beginning at the Northwest corner of Lot 4, GREENWAY ADDITION NO. 2, a subdivision of land in the
City of Eudora, Douglas County, Kansas; thence S 1° 41’ 47” E (S 0° 03’ 05” W, Plat), along the West line of
said GREENWAY ADDITION NO. 2, a distance of 695.99 feet, to point on the North right-of-way line of
Kansas Highway 10, as shown on KDOT Plans 10-23-078-6(23), dated 1975; thence S 88° 18’ 13” W, along
said right-of-way line, a distance of 100.00 feet, to a point on the West right-of-way line of Church Street, as
shown on ALTA/ACSM Survey by Landplan Engineering, project # 2014076, and dated October 22, 2014;
thence S 1° 41’ 47” E, along said West right-of-way line, a distance of 529.93 feet, to a point of curvature;
thence Southeasterly along said West right-of-way line, being a curve to the left having a radius of 550.84 feet,
a central angle of 14° 49’ 17”, an arc distance of 142.49 feet; thence N 89° 12’ 56” W, a distance of 220.53
feet; thence S 88° 11’ 16” W, a distance of 115.25 feet; thence N 41° 36’ 00” W, a distance of 135.52 feet;
thence S 1° 44’ 00” E, a distance of 395.69 feet, to a point on the centerline of vacated 17th Street, as shown
on plat of said EUDORA, thence S 88° 12’ 41” W, along the centerline of said vacated 17th Street, a distance
of 86.98 feet, to a point on the East line of Elm Street, as now established; thence S 1° 44’ 06” E, along the
East right-of-way line of said Elm Street, a distance of 436.00 feet, to the Southwest corner of Lot 9, Block
160 of said EUDORA, said point being on the North right-of-way line of Kansas Highway 10, as now
established; thence S 88° 12’ 41” W, along said North right-of-way line, a distance of 64.11 feet, to a point on
the Southerly extension of the East line of LAKEVIEW ADDITION, a subdivision of land in the City of
Eudora, Douglas County, Kansas; thence N 1° 37’ 42” W, along the West right of way line of Elm Street, said
being the East line of said LAKEVIEW ADDITION, a distance of 396.10 feet, to the Northeast corner of said
LAKEVIEW ADDITION; thence N 88° 15’ 54” E, along the West right-of-way of said Elm Street, said being
the Easterly extension of the North line of said LAKEVIEW ADDTION, a distance of 3.37 feet, to a point on
the West line of Elm Street, as now established; thence N 1° 44’ 06” W, along the East line of Blocks 155 thru
152, said being the West right-of-way line of said Elm Street, a distance of 1770.44 feet, to the Southeast
corner of Block 151, of said Eudora, said being on North right-of-way line of 14th Street, as now established;
thence N 88° 12’ 41” E, along the North right-of-way line of said 14th Street, said being the South line of
Block 164, of said Eudora, a distance of 275.27 feet, to the Southeast corner of said Block 164; thence N 1°
40’ 20” W, along the East line of said Block 164, said being the West right-of-way line of said Locust Street,
as now established, a distance of 532.33 feet, to a point on the Westerly extension of the North line of Lot 2,
Block One, HOOVER ADDITION; thence N 88° 13’ 33” E (S 89° 59’ 08” E, Plat), along the North line of
said Lot 2, and its Westerly and Easterly extensions, a distance of 376.08 feet, to a point on the Northerly
extension of the West line of Block Two, GREENWAY ADDITON, a subdivision in the City of Eudora,
Douglas County, Kansas, said being the East right-of-way line of Church Street, as now established; thence S
1° 44’ 52” E (S 0° 00’ 00” E, Plat), along the East right-of-way line of said Church Street, said being the West
line of said Block Two, and its Northerly extension, a distance of 534.33 feet, to the Southwest corner of Lot 1,
Block Two, said GREENWAY ADDITION; thence S 1° 42’ 56” E, along the East right-of-way line of said
Church Street, a distance of 80.00 feet, to the point of beginning.
The above described tract of land contains 1,139,614 square feet, or 26.162 acres, more or less

B-1

EXHIBIT C
MAP OF PROJECT AREA 3

[Balance of page intentionally left blank]

C-1

EXHIBIT D
LEGAL DESCRIPTION OF PROJECT AREA 3
All of Lot 4, Nottingham Center, 2nd Plat, a subdivision in the City of Eudora, Douglas County, Kansas;
AND
All publicly owned streets, roads, highways, and all public right-of-way contiguous to the aforementioned
property.

[Balance of page intentionally left blank]

D-1

CITY OF EUDORA, KANSAS
Redevelopment Project Plan
Nottingham Redevelopment District –
Project Area 3
Dated August 27, 2026

Submitted pursuant to K.S.A. 12-1770 et seq.

Nottingham Redevelopment District - Project Area 3

TABLE OF CONTENTS
I.

II.

INTRODUCTION
A. Redevelopment District
B. Project Area 3
C. Summary of the Redevelopment Project Plan
REDEVELOPMENT PROJECT PLAN
A. The Property Included in Project Area 3
B. Established Redevelopment District
C. The Project – Description and Overview
D. Summary of Feasibility Study
1. Project Costs
2. Project Area 3 TIF Revenues
3. Significant Contribution to Economic Development of the City
4. Sufficiency of Tax Increment Revenues and Other Available Revenues Compared
to Project Costs
E. Relocation Plan

EXHIBITS
A. Map of the Nottingham Redevelopment District and Project Area 3
B. Legal Description of Project Area 3
C. Redevelopment District Ordinance No. 1061; Minutes of governing body meeting
evidencing approval of Ordinance No. 1061
D. Budget / Reimbursable Project Costs
E. Feasibility Study

Page 1

Nottingham Redevelopment District - Project Area 3

I.

INTRODUCTION
The City of Eudora, Kansas (the “City”), in conjunction with Borchardt Development Co. (the
“Developer”), has prepared this Redevelopment Project Plan for the Nottingham Redevelopment
District – Project Area 3 (this “Project Plan”) for consideration and approval. The term of the
Project Plan shall not exceed twenty (20) years from the effective date of this Project Plan.
The TIF Act (defined below) requires that this Project Plan be prepared in consultation with the
Planning Commission, and the Planning Commission must make a finding as to whether the
development components of the Project Plan are consistent with the intent of the City’s
Comprehensive Plan.
A. Redevelopment District
Pursuant to the Kansas Tax Increment Financing Act, K.S.A. 12-1770, et seq., as amended
(“TIF Act”), Kansas municipalities are authorized to establish a redevelopment district and
approve tax increment financing (“TIF”) redevelopment project plans for property within their
jurisdiction. Redevelopment districts may be created based upon certain findings by the
municipality.
The City, pursuant to Ordinance No. 1061 (the “District Ordinance”) passed on January 23,
2017 and published in accordance with applicable law on February 2, 2017, established a
redevelopment district called the Nottingham Redevelopment District (the “District”). The
property within the District is a “conservation area” as defined in the TIF Act. The District
consists of an area generally located between Elm Street and Church Street, from north of 14th
Street to south of 15th Street, all within the City. A map depicting the boundaries of the District
and Project Area 3 is attached as Exhibit A.
B. Project Area 3
Project Area 3 is comprised of approximately 3.94 acres located as depicted in Exhibit A
(“Project Area 3”). A legal description Project Area 3 is attached as Exhibit B.
C. Summary of the Redevelopment Project Plan
The planned development of Project Area 3 consists of the construction of up to approximately
56 multifamily units, 10 townhomes, and 30,000 square feet of retail space, including all
associated sitework, infrastructure, and other related and necessary improvements
(collectively, the “Project”).
It is important to note, however, that this description of uses, and the buildings constructed for
such uses, is not intended to be inflexible. This Project Plan contemplates reasonable variations
from the descriptions above, but generally allowing for commercial and multifamily uses,
mixed use commercial retail, restaurant uses, and other commercial structures or uses
(including but not limited to, office, non-profit, governmental, or community use), and
Page 2

Nottingham Redevelopment District - Project Area 3

including land acquisition, associated site work, infrastructure, utilities, storm water control,
access, street improvements, landscaping, lighting, parking facilities, other associated and
appurtenant structures and facilities, and any other items allowable under the TIF Act.
The estimated cost of the Project is approximately $32,484,231. The Project costs are expected
to be paid from (1) private debt and equity, (2) certain incremental property tax revenues
generated within Project Area 3 pursuant to the TIF Act, and (3) community improvement
district (“CID”) sales tax revenues generated by the Project.
Based on projections of the assessed valuation of all proposed improvements within Project
Area 3 over the 20-year term of this Project Plan, it is estimated that the TIF will generate
revenues of approximately $7,295,673 from Project Area 3 (“Project Area 3 TIF Revenues”),
as set forth in more detail in Exhibit D. As permitted by the TIF Act, Project Area 3 TIF
Revenues may be utilized to reimburse certain eligible Redevelopment Project Costs (defined
herein) approved pursuant to this Project Plan on a pay-as-you-go basis.
II.

REDEVELOPMENT PROJECT PLAN
A. The Property Included in Project Area 3
A map generally depicting Project Area 3 is attached hereto as Exhibit A, and a legal
description of Project Area 3 is attached hereto as Exhibit B.
B. Established Redevelopment District
Project Area 3 is within the District established by the City’s governing body pursuant to the
District Ordinance, a copy of which is attached hereto as Exhibit C. This proposed Project Plan
is consistent with the stated purpose and intent of the District Plan as described in Exhibit C.
C. The Project – Description and Overview
It is anticipated that the following will be developed within Project Area 3: the construction of
up to approximately 56 multifamily units, 10 townhomes, and 30,000 square feet of retail
space, including all associated sitework, infrastructure, and other related and necessary
improvements, including land acquisition, utilities, storm water control, access, street
improvements, landscaping, lighting, parking facilities, and other associated and appurtenant
structures and facilities.
D. Summary of Feasibility Study
As required by the TIF Act, a study has been prepared to determine whether the Project’s
estimated benefits, tax increment revenues, and other revenues and sources of funding are
expected to exceed or be sufficient to pay for the Project’s estimated costs. This effort involved
data collection and review by City staff in conjunction with outside consultants. This study is
attached as Exhibit D hereto, and summarized as follows:

Page 3

Nottingham Redevelopment District - Project Area 3

1. Project Costs
The total estimated cost to complete the Project, including land acquisition and hard
and soft costs, is $32,484,231. A breakdown of the estimated costs by category is set
forth in Exhibit D.
Pursuant to the TIF Act, only certain costs are eligible for TIF financing and
reimbursement (“Redevelopment Project Costs”). Of the total Project costs,
approximately $7,295,673 is estimated to qualify under the TIF Act as Redevelopment
Project Costs, meaning that only those costs may be financed using Project Area 3 TIF
Revenues 1. These Redevelopment Project Costs are set forth by category and amount
in Exhibit D and may be reimbursed to the Developer on a pay-as-you-go basis.
2. Project Area 3 TIF Revenues
The present value of Project Area 3 TIF Revenues generated over the term of this
Project Plan is estimated to be $4,025,135, as set forth in Exhibit D. Pursuant to the
TIF Act and this Project Plan, Project Area 3 TIF Revenues will be generated from:
•

Incremental Ad Valorem Property Taxes. 100% of the eligible ad valorem
property tax revenues generated during the term of this Project Plan from that
portion of the assessed valuation of property within Project Area 3 in excess
of the assessed valuation of such property as of the date the District was
established (excluding ad valorem taxes not allowed to be captured pursuant
to the TIF Act). The assessed value of property within Project Area 3 as of the
date the District was established was $[0].

For the avoidance of doubt, no sales taxes will be captured by this Project Plan.
3. Significant Contribution to Economic Development of the City
The development contemplated in the Project Plan will provide significant economic
development for the City by, among other things, creating new residential opportunities
and new commercial activity that will draw additional consumers from both inside and
outside the City, and increasing employment opportunities and general commerce for
area residents. The feasibility study demonstrates that the benefits derived from the
development contemplated in this Project Plan will exceed the costs and that the
income from the Project will be sufficient to pay the costs of the Project.
4. Sufficiency of Tax Increment Revenues and Other Available Revenues Compared
to Project Costs
The Project Area 3 TIF Revenues will be used to finance Redevelopment Project Costs.
It is anticipated that Redevelopment Project Costs will be reimbursed to the Developer
on a pay-as-you-go basis (along with CID revenues), and no bonds repayable from
These figures represent estimated amounts and should not be construed as caps on the amount of TIF being requested
or available to be funded pursuant to this Project Plan.

1

Page 4

Nottingham Redevelopment District - Project Area 3

Project Area 3 TIF Revenues will be issued. The feasibility study demonstrates that the
benefits derived from the development contemplated in this Project Plan will exceed
the costs and that the income from and other funding sources related to the Project will
be sufficient to pay the costs of the Project.
There is no anticipated effect on special obligation bonds payable from revenues
described in K.S.A. 12-1774(a)(1)(D) because no such bonds are currently outstanding.
E. Relocation Plan
The Project will not require the relocation of any buildings, residents, or tenants within Project
Area 3. Therefore, no relocation plan is required pursuant to the TIF Act.
[Balance of page intentionally left blank]

Page 5

Nottingham Redevelopment District - Project Area 3

EXHIBIT A
Map of the Redevelopment District and Project Area 3

Page 6

Nottingham Redevelopment District - Project Area 3

EXHIBIT B
Legal Description of Project Area 3
All of Lot 4, Nottingham Center, 2nd Plat, a subdivision in the City of Eudora, Douglas County, Kansas;
AND
All publicly owned streets, roads, highways, and all public right-of-way contiguous to the forementioned
property.

[Balance of page intentionally left blank]

Page 7

Nottingham Redevelopment District - Project Area 3

EXHIBIT C
Redevelopment District Ordinance No. 1061;
Minutes of governing body meeting evidencing approval of Ordinance No. 1061

[see attached document]

Page 8

ar

(Published in Lawrecve Jouna”on_Telov6, 4 2017)
ORDINANCE 1061
AN ORDINANCE OF THE GOVERNING BODY OF THE CITY OF EUDORA,
KANSAS, ESTABLISHING A REDEVELOPMENT DISTRICT WITHIN THE
CITY AND MAKING CERTAIN FINDINGS IN CONJUNCTION THEREWITH
(NOTTINGHAM PROJECT).
WHEREAS, the City of Eudora, Kansas (the "City"). desires to promote, stimulate and develop
the general and economic welfare of the City and the state of Kansas (the "State") and to assist in
the development and redevelopment of eligible areas within the City, thereby promoting the
general welfare of the citizens of the State and the City, by acquiring property and providing for
the development and redevelopment thereof and the financing relating thereto;
WHEREAS, pursuant to the provisions of K.S.A. 12-1770 et seq., as amended (the "Act"), the
City is authorized to establish redevelopment districts within eligible areas of the City, as said
terms are defined in the Act, to approve redevelopment district plans for the completion of
redevelopment projects within such redevelopment project areas, and to finance all or a portion
of redevelopment project costs from tax increment revenues and various fees collected within
such redevelopment district, revenues derived from redevelopment projects, revenues derived
from local sales taxes, other revenues described in the Act, or a combination thereof or from the
proceeds of full faith and credit tax increment bonds of the City or special obligation tax
increment bonds of the City payable from such described revenues;
WHEREAS, an “eligible area," as defined in the Act, includes a "conservation area," as defined
in the Act;

WHEREAS, prior to the creation of any redevelopment district the governing body of the City
must adopt a resolution stating that the City is considering the establishing of a redevelopment
district, which resolution shall: (1) Give notice that a public hearing will be held to consider the

establishment of a redevelopment district and fix the date, hour and place of such public hearing,
which public hearing shall be held not less than thirty (30) days, nor more than seventy (70)
days, following adoption of such resolution, (2) describe the proposed boundaries of the
redevelopment district, (3) describe a proposed redevelopment district plan, (4) state that a
description and map of the proposed redevelopment district are available for inspection at a time
and place designated, and (5) state that the governing body will consider findings necessary for
the establishment of a redevelopment district;
WHEREAS, notice of such public hearing shall be given by mailing a copy of the resolution
calling the public hearing via certified mail return, receipt requested, to the board of county
commissioners of the county, the board of education of any school district levying taxes on
property within the proposed redevelopment project area, and to each owner and occupant of
land within the proposed redevelopment district not more than ten (10) days following the date
of the adoption of such resolution and by publishing a copy of such resolution once in the official
City newspaper not less than one (1) week or more than two (2) weeks preceding the date fixed
for the public hearing, which publication shall include a sketch clearly delineating the area in

26037283v1

within the
sufficient detail to advise the reader of the particular land proposed to be included
redevelopment district area,
pass an
WHEREAS, upon the conclusion of such public hearing, the governing body may
(1) make findings that the redevelopment district proposed to be
ordinance which shall:
development
redeveloped is in an “eligible area," as defined in the Act, and that the conservation,

of the
or redevelopment of such area is necessary to promote the general and economic welfare
on of
city (2) contain the redevelopment district plan as approved, (3) contain the legal descripti
the
that
provided
district,
pment
the redevelopment district, and (4) may establish the redevelo
of
notice
the
in
boundaries of the redevelopment district shall not include any area not designated
public hearing on the creation of the redevelopment district;
and/or
WHEREAS, no privately-owned property subject to ad valorem taxes shall be acquired
board
the
or
oners
commissi
redeveloped under the provisions of the Act, if the board of county
(30)
thirty
of education levying taxes on such property determines by resolution adopted within
pment district
days following the conclusion of the hearing for the establishment of the redevelo
or school
county
such
on
effect
that the proposed redevelopment district will have an adverse
district;

may
WHEREAS, upon the creation of a redevelopment district pursuant to the Act, the City
pment
redevelo
a
prepare
shall
and
projects
propose to undertake one or more redevelopment

project plan, which may be implemented in separate development stages, in consultation with

the

City's planning commission;

which made
WHEREAS, the City Commission has heretofore adopted Resolution No. 2016-15,

to
a finding that the City is considering the establishment of a redevelopment district pursuant

of
the Act, set forth the boundaries of the proposed redevelopment district, provided a summary
ment of
the proposed redevelopment district plan, called a public hearing concerning the establish
as
hearing
public
such
of
notice
for
a redevelopment district for January 23, 2017, and provided
provided in the Act;
published, delivered and
WHEREAS, a public hearing was held on January 23, 2017, after duly
mailed notice in accordance with the provisions of the Act;

"Report") from
WHEREAS, at the public hearing the governing body received a report (the
condition of
the
about
John Amrein and The Land Company, a consultant engaged by the City,
of the existing
the area within the proposed redevelopment district, including that the majority
ve (35) years
thirty-fi
are
district
opment
structures within the boundaries of the proposed redevel
within
absence
or
or older, and which Report provided factual evidence concerning the presence
a "conservation
the proposed redevelopment district of at least two (2) of the factors defining
area," as set forth in K.S.A. 12-1770a(d); and
at the public
WHEREAS, upon and considering the information and public comments received
certain
make
hearing conducted this date, the City Commission hereby deems it advisable to
findings and to create the redevelopment district.

NOW, THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION
OF EUDORA, KANSAS:
Section 1.
(a)

Findings.

OF THE CITY

The City Commission hereby finds and determines that:

notice of the public hearing conducted this date was made in accordance

with the provisions of the Act;

the area within the proposed redevelopment district is less than 15% of the
(b)
land area within the City;
based on the Report and additional testimony received at the public
(c)
of the proposed
hearing, (i) a majority of the existing structures within the boundaries
obsolescence, or
ion,
dilapidat
(ii)
redevelopment district are thirty-five (35) years or older;
deterioration

of

structures;

the

presence

of

below

structures

minimum

code

standards;

te utilities and
(iii) building abandonment; (iv) excessive vacancies; and (v) inadequa
growth of the
and
ment
develop
infrastructure, which together substantially impair the
municipality and constitute an economic liability;
the proposed redevelopment district described in Resolution No. 2016-15
(d)
are defined in
constitutes a “conservation area" and is therefore an "eligible area" (as said terms
the Act); and

the conservation, development or redevelopment of such area is necessary
(e)
to promote the general and economic welfare of the City.
Section 2.

Creation of Redevelopment District. A redevelopment district is hereby

of the
created within the City in accordance with the provisions of the Act, which shall consist

ated herein by
real estate legally described on Exhibit A attached hereto, which is incorpor
A map depicting the boundaries of the
reference (the "Redevelopment District").
Redevelopment

reference,

District

is attached

hereto

as Exhibit

B,

which

is incorporated

herein

by

The boundaries of the Redevelopment District do not contain any property not

on the
referenced in Resolution No. 2016-15, which provided notice of the public hearing
creation of the Redevelopment District.

Redevelopment District Plan. The preliminary plan for the proposed
Section 3.
sion this date, is
Redevelopment District (the "District Plan"), as presented to the City Commis
The buildings and facilities to be constructed or improved in the
hereby approved.
Redevelopment District may be described in a general manner as follows:
The proposed preliminary plan for the Nottingham Redevelopment District
g:
generally proposes mixed-use project, consisting of some or all of the followin
retail, commercial,

residential, restaurant, and hotel, and all related private and

public infrastructure improvements.

Approval of Other Governmental Units. No privately owned property
Section 4.
acquired and
subject to ad valorem taxation within the Redevelopment District shall be
County,
Douglas
of
redeveloped pursuant to the Act, if the Board of County Commissioners

3

Kansas, or the Board of Education of Unified School District No. 491 determines by resolution

adopted within thirty (30) days following the public hearing held by the City on January 23,
2017, that the Redevelopment District will have an adverse effect on Douglas County or Unified

School District No. 491, respectively.

As of this date, the City has not received a copy of any

| Reimbursement.

The City expects to make capital expenditures after the

such resolution and is not aware of the adoption of any such resolution by the governing body
Douglas County or Unified School District No. 491.
Section 5.

date of this Resolution in connection with the Redevelopment Districts, and the City intends to

reimburse itself for such expenditures with the proceeds of bonds and/or notes in the maximum
principal amount of $1,000,000, exclusive of issuance costs and any interest cost for temporary
financing.

Section 6. | Further Action. The Mayor, City Manager, City Clerk, City Attorney
and other officials and employees of the City, including Lathrop & Gage, LLP (Special TIF
Counsel), Gilmore & Bell, P.C. (Bond Counsel), and Springsted (Financial Advisor), are hereby
further authorized and directed to take such other actions as may be appropriate or desirable to
accomplish the purposes of this Ordinance.

Subject to the provisions of Section 4 above, this
_ Effective Date.
Section 7.
Ordinance shall be effective upon its passage by the City Commission of the City of Eudora,
Kansas, and publication one time in the official City newspaper.
PASSED by the City Commission of the City of Eudora, Kansas on January 23, 2017.

APPROVER:-—————
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Exhibit A
LEGAL DESCRIPTION
E 1/2, SEC. 08, TWP. 13, RNG. 21; BLOCKS 161 THRU 163 AND BLOCKS 188 THRU 190,
EUDORA; AND ALL OF LOTS 1 AND 2, BLOCK ONE, HOOVER ADDITION
CITY OF EUDORA, DOUGLAS COUNTY, KANSAS
All that part of the East Half of Section 8, Township 13, Range 21; and all that part of Blocks
161 thru 163 and Blocks 188 thru 190, EUDORA;

and all of Lots 1 and 2, Block One, HOOVER

ADDITION, both being subdivisions of land in the City of Eudora, Douglas County, Kansas;
and portions of the road rights-of-way lying adjacent thereto, all more particularly described as
follows:
Beginning at the Northwest corner of Lot 4, GREENWAY ADDITION NO. 2, a subdivision of
land in the City of Eudora, Douglas County, Kansas; thence § 1° 41’ 47” E (S 0° 03’ 05” W,
Plat), along the West line of said GREENWAY ADDITION NO. 2, a distance of 695.99 feet, to
point on the North right-of-way line of Kansas Highway 10, as shown on KDOT Plans 10-23078-6(23), dated 1975; thence S 88° 18’ 13” W, along said right-of-way line, a distance of
100.00 feet, to a point on the West right-of-way line of Church Street, as shown on
ALTA/ACSM Survey by Landplan Engineering, project # 2014076, and dated October 22, 2014;
thence S 1° 41° 47” E, along said West right-of-way line, a distance of 529.93 feet, to a point of
curvature; thence Southeasterly along said West right-of-way line, being a curve to the left
having a radius of 550.84 feet, a central angle of 14° 49’ 17”, an are distance of 142.49 feet;
thence N 89° 12’ 56” W, a distance of 220.53 feet; thence S 88° 11° 16” W, a distance of 115.25

feet; thence N 41° 36’ 00” W, a distance of 135.52 feet; thence S 1° 44’ 00” E, a distance of
395.69 feet, to a point on the centerline of vacated 17th Street, as shown on plat of said
EUDORA, thence S 88° 12’ 41” W, along the centerline of said vacated 17th Street, a distance of
86.98 feet, io a point on the East line of Elm Street, as now established; thence S 1° 44’ 06” E,

along the East right-of-way line of said Elm Street, a distance of 436.00 feet, to the Southwest
corner of Lot 9, Block 160 of said EUDORA, said point being on the North right-of-way line of
Kansas Highway 10, as now established; thence S 88° 12’ 41” W, along said North right-of-way
line, a distance of 64.11 feet, to a point on the Southerly extension of the East line of
LAKEVIEW ADDITION, a subdivision of land in the City of Eudora, Douglas County, Kansas;
thence N 1° 37’ 42” W, along the West right of way line of Elm Street, said being the East line
of said LAKEVIEW ADDITION, a distance of 396.10 feet, to the Northeast corner of said
LAKEVIEW ADDITION; thence N 88° 15’ 54” E, along the West right-of-way of said Elm
Street, said being the Easterly extension of the North line of said LAKEVIEW ADDTION, a

distance of 3.37 feet, to a point on the West line of Elm Street, as now established; thence N 1°
44° 06” W, along the East line of Blocks 155 thru 152, said being the West right-of-way line of
said Elm Street, a distance of 1770.44 feet, to the Southeast corner of Block 151, of said Eudora,
said being on North right-of-way line of 14th Street, as now established; thence N 88° 12’ 41” E,
along the North right-of-way line of said 14th Street, said being the South line of Block 164, of
said Eudora, a distance of 275.27 feet, to the Southeast corner of said Block 164; thence N 1° 40”

20” W, along the East line of said Block 164, said being the West right-of-way line of said

Locust Street, as now established, a distance of 532.33 feet, to a point on the Westerly extension

of the North line of Lot 2, Block One, HOOVER ADDITION; thence N 88° 13” 33” E (S 89° 59°
08” E, Plat), along the North line of said Lot 2, and its Westerly and Easterly extensions, a

distance of 376.08 feet, to a point on the Northerly extension of the West line of Block Two,
GREENWAY ADDITON, a subdivision in the City of Eudora, Douglas County, Kansas, said
being the East right-of-way line of Church Street, as now established; thence S 1° 44? 52” E(S
0° 00’ 00” E, Plat), along the East right-of-way line of said Church Street, said being the West
line of said Block Two, and its Northerly extension, a distance of 534.33 feet, to the Southwest
corner of Lot 1, Block Two, said GREENWAY ADDITION; thence S$ 1° 42’ 56” E, along the

East right-of-way line of said Church Street, a distance of 80.00 feet, to the point of beginning.

The above described tract of land contains 1,139,614 square feet, or 26.162 acres, more or less.

EXHIBIT

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11250 Corporate Avenue
Lenexa, KS 66219-1392
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Eudora City Commission Meeting

City Hall—4 E. 7 Street
Eudora, Kansas
January 23, 2017
7:00 p.m.

Call to Order:

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Mayor Tim Reazin
Tim Bruce
Ruth Hughs
Jolene Born
Troy Squire

Quorum noted.
Pledge of Allegiance was recited.
Changes or additions to agenda
Commissioner Squire moved to approve the agenda, motion seconded by Commissioner Bruce, all ayes, motion
carried, 5-0.
Consent agenda items
A. Consider minutes of January 9, 2017 Eudora City Commission meeting
B. Consider warrants against the City of Eudora
Commissioner Hughs moved to approve consent items, motion seconded by Commissioner Born, all ayes, motion
carried, 5-0,
Public Hearing
A. Tax increment Finance District
City Manager Barack Matite outlined the process that led to the TIF District public hearing. City Attorney David
Waters attended the meeting to answer any questions that may arise. Mr. Waters made it clear that the Governing
Body is not approving any plans or dollar amounts for the property. All they are doing is making findings that the
property meets the criteria of a conservation area under the TIF statutes. Approving Ordinance 1061 will establish

the base of the valuation of the property as 2017.
Mayor Reazin opened the public hearing to the public and invited comments regarding the TIF District.

Joseph Hurla spoke on behalf of the Eudora Unified School District Board of Education. The school board had an
opportunity to review and discuss the proposed ordinance. After the discussion, the school board not only supported
the proposal but wanted Mr. Hurla to speak at the public hearing expressing that they believe the TIF District is not
only in the best interest of the property but also in the best interest in the future growth of the community, They
want to work together with the city to see Eudora grow and thrive.
No other comments were heard and Mayor Reazin closed the public hearing.
Public comments
ace

Public comments were invited and none were heard.

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January
23, 2017 City Commission Meeting Minutes

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Business Items
A, Consider Ordinance 1061 creating Nottingham TIF District

thanked school officials that attended the meeting.
Commissioner Hughs moved the City Commission approve Ordinance 1061 establishing a redevelopment district
within the city and making certain finding in conjunction therewith (Nottingham Project), motion seconded by
Commissioner Squire, all ayes, motion carried, 5-0.
B. Consider Resolution 2017-02 ~ New construction of family property by Commercial Group, Inc. at 924
Wainut
Manager Matite explained Commercial Group requested support from the City of Eudora on a Low income Housing

Tax Credit application from the Kansas Housing Resources Corporation. They are applying for two projects:

redevelopment and rehabilitation of Pinecrest | and Pinecrest II and new construction of an apartment complex.
Cathy Feriend, representative of Commercial Group, indicated the projects were contingent on getting the tax

credits. The approval of these resolutions do not commit the city to anything other than we are aware of the

application to the state.
Commissioner Born moved the City Commission adopt Resolution 2027-02 and Resolution 2017-03 supporting
Commercial Group's application(s) for Low Income Housing Tax Credits being submitted to the State of Kansas for
the two projects at 924 Walnut Street, Eudora, KS, motion seconded by Commissioner Hughs, all ayes, motion
carried, 5-0,
C. Consider Resolution 2017-03 —— Senior property renovations by Commercial Group, Inc. at 924 Walnut
See motion above.
D, Consider hearing request from Mr. Guy Barr regarding abatement of two motor homes at 922 Ash
Mr. Barr requested additional time to remove the recreational vehicles located at his home.
Mayor Reazin moved the City Commission extend the abatement process for 30 days at 922 Ash for the two
recreational vehictes, motion seconded by Commissioner Squire, all ayes, motion carried, 5-0.
E, Consider Ordinance 1060 amending the Zoning Resolutions regarding home based occupations
Codes Administrator Curt Baumann explained the Planning Commission has discussed the home occupation section
of the Zoning Regulations at the last few meetings. Their goal was the make the regulations more Identifiable on
what would be allowed as a home occupation.
Commissioner Squire moved the approve Ordinance 1060 accepting the recommendation of the Planning
Commission to revise the Zoning Regulations Section 7 16-701 (5}(d}{¢)(I), motion seconded by Commissioner
Hughs, all ayes, motion carried, 5-0.

F, Consider Resolution 2017-04 regarding an abandoned vehicle at 1022 Maple

Manager Matite explained that in the future Codes Administrator Baumann will have the ability to write a ticket to
any citizen that is in violation. Once the ticket has been written, municipal court will take over,
Commissioner Hughs moved the City Commission declare the junked motor vehicle located at 1022 Maple St,
Eudora, Kansas to be a nuisance and be abated and removed by approving Resolution 2017-04, motion seconded
by Commissioner Born, all ayes, motion carried, 5-0.
Mayor and City Commission Comments

Mayor Reazin commented on an idea he had for any kid going into the military service. He would like to provide the
location for those kids to have a ceremony when committing to the military much like when kids commit to a college,
He thought about recognizing those who are actively serving in the military with banners. He suggested a group that

January 23, 2017 City Commission Meeting Minutes

7

—_

Page 2

Patenermnsirory
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the public hearing to exercise their veto right.
Mayor Reazin thanked Manager Matite in building trust with the school board and the county commissioners. He

anette

Manager Matite pointed out the report included in the packet from The Land Company; its purpose is to determine if
the Nottingham Development Area met the criteria to be considered a Conservation Area. The findings indicate the
property meets the criteria.
Attorney Waters informed the Governing Body that Douglas County and Eudora School District will have 30 days after

would fund the project or the city could. The Great Kaw Adventure Race has formed a committee that is focusing on
more than just the race during the last weekend in September. They are focusing on an event that would cover Friday
and Saturday and become more of a heritage event.
Commissioner Bruce ~ No comment.
Commissioner Hughs commented that the ambulance will be in Eudora in less than ten days.
Commissioner Squire - No comment.
Commissioner Born — No comment.

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City Manager and Staff Comments
City Manager Barack Matite and Douglas County Administrator Craig Weinaug will plan a ceremony in February
celebrating the new ambulance service.
Assistant to the Manager Leslie Herring — No comment.

Public Works Director Mike Hutto commented the AMI project is moving forward, Water meters have started to be
installed, Landis Gyr will be here Tuesday and Wednesday to deploy the water meters. The public buildings will be

first since they already have the electric meters installed.
Police Chief Bil] Edwards commented the Police Department is wrapping up end of the year projects and are excited
about moving on to 2017.
Fire Chief Ken Keiter commented that February 1* is still the move in date for the ambulance.
Parks & Recreation Director Gary Scott commented there is a big indoor rummage sale at the Recreation Center in

the community room on this Saturday from 8 am until noon. Indoor Family Fun Night is planned for February 11",

City Clerk Pam Schmeck commented that electric meters are being exchanged. It is posted on the website and has
been printed at the bottom of the bill for a few months. This process should take a few months to complete.

«
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Most grants are needs based not for future planning.
The best option for funding is a KDHE Joan.
The city will submit project submittal forms to KDHE to be added to the funded list for these two projects.
Staff will push for payments to start in 2018,
The state approved the casing on Well #10; we do not have to bulld a new well.
Mike Hutto will start work on some of the requirements needed for KDHE; pump testing, engineering study
and water samples to the state. The cost should be around $6500.
Consensus of the Commission was to move forward with the KDHE loan.

Mayor Reazin brought the meeting to order at 7:55 pm.
Jamuary 23, 2017 City Commission Meeting Minutes

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Page 3

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Work Session:
A, Water projects: Update on fund options
Listed below are items that the Commissioners discussed regarding Well #10 and the Winchester Road water project.
The city does not qualify for CDGB funding.
After targeting the area, the city still doesn’t quallfy for CDGB funding.

Dba,

Mayor Reazin moved the City Commission recess for work session, motion seconded by Commissioner Born, all
ayes, motion carried, 5-0.

Mayor Reazin requested a five minute break before going into Executive Session.
Mayor Reazin moved to recess to Executive Session for non elected personnel for 30 minutes to return at 8:30 pm,
motion seconded by Commissioner Hughs, all ayes, motion carried, 5-0.
Mayor Reazin brought the meeting to order at 8:30 pm.

Mayor Reazin moved to recess to Executive Session for non elected personnel for 10 minutes to return at 8:40 pm,
motion seconded by Commissioner Hughs, all ayes, motion carried, 5-0.
Mayor Reazin brought the meeting to order at 8:40 pm.
No action taken.
Commissioner Born moved to adjourn, motion seconded by Commissioner Squire, all ayes, motion carried, 5-0.

Meeting adjourned at 8:41 p.m.

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Tim Reazin, Mayer

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January 23, 2017 City Commission Mecting Minutes

Page 4

Nottingham Redevelopment District - Project Area 3

EXHIBIT D
Feasibility Study

Page 9

FINANCIAL FEASIBILITY STUDY

Borchardt / Nottingham
Tax Increment Financing Redevelopment Project Plan

Project Area 3

City of Eudora, Kansas
August 28, 2026

Prepared for redevelopment project plan review

Table of Contents

Overview

2

Statutory Basis and Process

2

The Feasibility Study

3

General Description of Tax Increment

4

Project Description

5

District and Project Area Boundaries

5

Project Identity and Ownership

5

Location, Acreage, and Legal Description

5

Development Program

5

Projected Revenues (Benefits)

7

Base Assumptions

7

Base Assessed Value Information

7

Increased Assessed Value - Project Area 3

8

Property Tax Rates

8

Property Tax Increment

8

Economic Activity Tax Increment

9

Projected Expenditures (Costs)

10

Project Costs

10

Project Financing

10

Reimbursement Capacity and Eligible Costs

10

Conclusion

12

Source and Reliance

13

Exhibits

14

Exhibit I: Base Development Revenue Assumptions

14

Exhibit II: Projected Revenues

16

Exhibit III: Analytical Carrying-Cost Sensitivity - 6.0%

18

Exhibit IV: Parcel Detail

20

NOTTINGHAM / BORCHARDT DEVELOPMENT TIF

Overview
Statutory Basis and Process
Sections 12-1770 through 12-1780 of the Kansas Statutes (the “Act”) provide a means for cities to finance public
development and redevelopment costs with incremental real estate taxes and, where applicable, certain sales taxes
and other revenues. The Act authorizes a city to establish redevelopment districts and approve redevelopment
project plans for eligible areas when the governing body makes the findings required by law. A city may exercise the
powers authorized under the Act when its governing body has determined that the area proposed for development or
redevelopment qualifies as an eligible area and that the conservation, development, or redevelopment of the area is
necessary to promote the general economic welfare of the city.
The City of Eudora, Kansas (the “City”) established the Nottingham Redevelopment District by Ordinance No. 1061
in 2017. Borchardt Development Co. and its assigns (the “Developer”) are proposing redevelopment within the
existing Nottingham Redevelopment District. This Financial Feasibility Study addresses Project Area 3, which
corresponds to the second development phase of the Borchardt / Nottingham project. Project Area 3 is located
generally between Elm Street and Church Street, from north of 14th Street to south of 15th Street.
For each redevelopment project undertaken within the District, a project plan (the “Project Plan”) must be prepared
in consultation with the applicable Planning Commission. The Project Plan must include the following:
•

A summary or copy of the Financial Feasibility Study.

•

A reference to the District Plan for the Redevelopment District.

•

A description and map of the area to be redeveloped.

•

The applicable Relocation Assistance Plan.

•

A general description of the buildings and facilities proposed to be constructed or improved.

•

Any other information the City determines is necessary to advise the general public of the intent of the Project
Plan.

Project Area 3 (the “Redevelopment Project” or “Project”) is a mixed-use redevelopment project totaling
approximately 108,660 square feet and including 56 multifamily apartment units, 10 rental townhome units,
approximately 30,000 square feet of retail and commercial space, and approximately 3,000 square feet of
clubhouse/amenity space. The Project also includes an additional commercial lot intended for future sale and
development, together with associated land acquisition, site work, utilities, stormwater improvements, access
improvements, streets, parking, landscaping, lighting, and related development infrastructure. The Developer is
requesting reimbursement of eligible redevelopment project costs through a pay-as-you-go reimbursement
structure supported by incremental ad valorem property tax revenues generated within Project Area 3. No sales tax
increment is proposed to be captured through the TIF Project Plan. Separate public assistance includes CID sales
tax collections attributable to Project Area 3 and a sales-tax exemption on construction materials through industrial
revenue bonds. For analytical comparison and reimbursement-capacity purposes, projected TIF and CID revenues
are also presented on a present-value basis using a 6.0% discount rate. Actual reimbursements remain subject to
available revenues, City administrative fees, statutory eligibility, cost certification, negotiated caps, and the
definitive agreements. The TIF administrative fee is 0.5% of gross TIF collections, the CID administrative fee is 5.0%
of gross CID collections, and recurring-revenue present values used for cross-project comparison are measured as
of December 31, 2028.
The current development schedule assumes Project Area 3 construction begins in the first quarter of 2029 and is
completed in the first quarter of 2031. This report reflects the applicant’s current project application and
development timing.

2

The Feasibility Study
This Financial Feasibility Study evaluates the statutory feasibility criteria applicable to Project Area 3, including
whether modeled Project benefits, tax increment revenue, and other available revenues under K.S.A. 12-1774(a)(1)
are expected to support eligible Project costs and the contemplated pay-as-you-go reimbursement structure. The
model assumes that remaining Project costs are funded with private debt and equity. Private financing terms have
not been provided, so this study does not independently test or present a separate private debt-service amortization
schedule. Exhibit III instead presents analytical carrying-cost sensitivities for the modeled public revenue streams.
The Study also addresses the effect, if any, on outstanding special obligation bonds payable from the revenues
described in K.S.A. 12-1774(a)(1)(D), and explains how taxes generated by the Project are expected to contribute to
the economic development of the City. Following approval of the Project Plan, the Feasibility Study shall be
supplemented with the governing-body meeting minutes evidencing that the Project Plan was created, discussed,
and adopted at a regularly scheduled open public meeting.
No special obligation bonds payable from the applicable redevelopment revenues are currently outstanding;
accordingly, no adverse effect on outstanding special obligation bonds is anticipated from Project Area 3.
Project Area 3 is expected to contribute to the economic development of the City through approximately $32.5
million of development investment, 56 multifamily apartment units, 10 rental townhome units, new retail and
commercial space, related development infrastructure, and growth in the City’s property and taxable-sales base.
The modeled incremental property-tax and CID revenues result from the new assessed value and taxable activity
expected to be created by the Project.

3

NOTTINGHAM / BORCHARDT DEVELOPMENT TIF

General Description of Tax Increment
Tax increment financing for a district redirects property tax revenue. Upon establishment of a redevelopment district,
the total assessed valuation of all taxable real estate within the district is determined. This valuation is referred to as
the district's “Base Year Assessed Valuation.” Property taxes attributable to a district's Base Year Assessed
Valuation are annually collected and distributed by the county treasurer to the appropriate city, county, school
district and all other applicable taxing jurisdictions in the same manner as other property taxes.
As new development occurs within a redevelopment district, the total assessed valuation of the redevelopment
district in any given year will presumably exceed its Base Year Assessed Valuation. The ad valorem property tax
increment will be based on the capture of 100% of the real property taxes eligible to be captured under the Act
attributable to the increase in valuation above the Base Year Assessed Valuation, which will be utilized by the
redevelopment district to pay eligible project costs. All tax increment collected by the county and distributed to the
city is deposited into a segregated fund established solely for that purpose.
Tax increment funds may only be used to pay for specified eligible project costs, including principal and interest on
debt used, in whole or in part, to finance projects within a redevelopment project. Such debt includes notes, special
obligation bonds, full faith and credit tax increment bonds, and other debt instruments. Tax increment also may be
paid over time to reimburse eligible costs. This payment mechanism is commonly referred to as pay-as-you-go
financing and may include not only the principal amount of such costs but also all or a portion of the interest
accrued thereon.

4

NOTTINGHAM / BORCHARDT DEVELOPMENT TIF

Project Description
District and Project Area Boundaries
The Nottingham Redevelopment District is generally located between Elm Street and Church Street, from north of
14th Street to south of 15th Street, within the City of Eudora. Project Area 3 is a portion of the approximately 7.75acre Borchardt / Nottingham mixed-use development site and is represented by the parcel or parcels identified in
this study.
Project Area 3 comprises approximately 3.94 acres and is legally described in the August 27, 2026 Project Plan as all
of Lot 4, Nottingham Center, 2nd Plat, together with contiguous public rights-of-way.

Project Identity and Ownership
Item

Available Project Information

Owner / Applicant

Michel Borchardt

Developer

Borchardt Development Co. and assigns

Entity type

Kansas corporation

Applicant / Owner address

1248 E 2100 Road, Eudora, Kansas 66025

Local business address

13505 S. Mur-Len Road, Olathe, Kansas 66062

Application date

July 17, 2026

Project reference

Nottingham / Borchardt Development - Eudora, Kansas

Location, Acreage, and Legal Description
The Project is located within the established Nottingham Redevelopment District and is generally bounded by Elm
Street and Church Street in the vicinity of 14th and 15th Streets. Project Area 3 comprises approximately 3.94 acres
and is legally described in the August 27, 2026 Project Plan as all of Lot 4, Nottingham Center, 2nd Plat, together with
contiguous public rights-of-way.

Development Program
Project Area 3 is a mixed-use redevelopment project totaling approximately 108,660 square feet and including 56
multifamily apartment units, 10 rental townhome units, approximately 30,000 square feet of retail and commercial
space, and approximately 3,000 square feet of clubhouse/amenity space. The Project also includes an additional
commercial lot intended for future sale and development, together with associated land acquisition, site work,
utilities, stormwater improvements, access improvements, streets, parking, landscaping, lighting, and related
development infrastructure.

5

Figure 1. Illustrative Nottingham / Borchardt Development Site Plan.

“Exhibit C” refers to the corresponding exhibit in the applicant’s Project application.
Development Component

Project Area 3

Multifamily apartment units

56

Rental townhome units

10

Multifamily / townhome square feet

75,660

Retail / commercial square feet

30,000

Clubhouse / amenity square feet

3,000

Total described square feet

108,660

Start date

First Quarter 2029

End date

First Quarter 2031

Project Area 3
Project Area 3 includes two three-story multifamily buildings containing approximately 64,000 square feet and 56
units, approximately 30,000 square feet of commercial space, approximately 3,000 square feet of
clubhouse/amenity space, an additional commercial lot intended for future sale and development, and two twostory townhome buildings containing 10 rental units and approximately 11,660 square feet. Project Area 3 is
assumed to begin in the first quarter of 2029 and be completed in the first quarter of 2031.

6

NOTTINGHAM / BORCHARDT DEVELOPMENT TIF

Projected Revenues (Benefits)
Projected revenues are based on a combination of assumptions, existing and expected property valuations, tax rates
and exemptions, and estimates of future economic growth.

Base Assumptions
•

The Project Area 3 Project Plan has a maximum term of 20 years from its effective date.

•

Project Area 3 TIF revenues are generated from eligible incremental ad valorem property taxes; no sales tax is
captured by the Project Area 3 TIF Project Plan.

•

The model projects approximately $7,307,824 in gross Project Area 3 property TIF collections. The City’s 0.5%
administrative fee is approximately $36,539, leaving approximately $7,271,285 of nominal TIF revenue available
to the Developer. Discounted at 6.0% to the common December 31, 2028 valuation date, gross TIF present value
is approximately $3,388,147 and net Developer-available TIF present value is approximately $3,371,206.

•

Eligible Redevelopment Project Costs are expected to be reimbursed on a pay-as-you-go basis; no TIF revenue
bonds are currently contemplated.

For modeling purposes, and subject to confirmation of final Project Plan effective dates and the legal mechanism
supporting separate 20-year Project Area clocks, Project Area 3 is assumed to have an initial assessment in 2031,
first increment collection in 2032, and a 20-year collection period through 2051.
Base TIF Assessed Valuation: $0. Base reference year: 2017, when the Nottingham Redevelopment District was
established. The $0 base reflects City ownership and tax-exempt status at district establishment.
2025 levy assumption (working; confirm the applicable final levy before issuance): 155.423 total mills; 125.923 TIFeligible mills. Excluded from TIF capture: 1.500 State of Kansas mills, 8.000 USD 491 Capital Outlay mills, and
20.000 USD 491 General mills.
For modeling purposes, Project Area 3 assessed value is assumed to increase by approximately 2.0% annually after
stabilization. The model also assumes a 6.0% analytical discount rate, 100% collection of TIF-eligible property taxes,
a $0 statutory base assessed value, and a working 125.923-mill TIF-eligible levy. Gross Project Area 3 TIF collections
are calibrated to the current $7,307,824 gross revenue reference. The June 17, 2026 Term Sheet separately reports
approximately $4,035,338 on the historical TIF stream-basis present-value convention. Recurring-revenue present
values used for cross-project comparison are measured as of December 31, 2028. The implied stabilized assessed
value is a model output and is not an independent appraisal.

Base Assessed Value Information
The parcel summaries provided for this update confirm a TIF base assessed valuation of $0 for the Project Area 3
parcel or parcels. This treatment is appropriate because the property was City-owned and tax-exempt when the
Nottingham Redevelopment District was established in 2017.
Project Area 3 is legally described as approximately 3.94 acres. For source-value traceability, the pre-replat assessor
parcel corresponding to the current TIF area is parcel 023-093-08-0-40-02-002.00-0, with a 2026 appraised value of
$440,960 and a current assessed value of $52,915. The statutory TIF base assessed value remains $0. The assessor
parcel predates the current Nottingham Center 2nd Plat legal description and is retained as the valuation-source
crosswalk. The current Project Plan legal description is controlling for this study; final recorded-plat/assessor
crosswalk confirmation remains appropriate before issuance.

7

Base Assessed Value
Development

Parcel ID

Area

2026 Appraised

2026 Assessed

TIF Base

Project Area 3 - source parcel

023-093-08-0-40-02-002.00-0

173,539 SF

$440,960

$52,915

$0

Current PA3 TIF source total

-

173,539 SF

$440,960

$52,915

$0

Increased Assessed Value - Project Area 3
The District will capture 100% of the statutorily available property tax increment generated by Project Area 3 based
on its increase in Current Assessed Valuation over its Base Year Assessed Valuation. The statutory TIF base
assessed value is $0.00.
For modeling purposes, Project Area 3 assessed value is assumed to increase by approximately 2.0% annually after
stabilization. The model assumes an initial Project Area 3 assessed value of approximately $2.388 million for the
2031 assessment and tax levy year, with corresponding TIF distribution beginning in 2032. The complete annual
assessed-value schedule is presented in Exhibit I, and the related property-tax increment schedule is presented in
Exhibit II.

Property Tax Rates
To determine the amount of tax increment generated within Project Area 3 in any given year, the increased assessed
value must be multiplied by the sum of the tax rates for all TIF-applicable tax authorities for that year. For taxes levied
in 2025 and payable in 2026, this total TIF-applicable rate is 125.9230 mills. It is assumed that this rate remains
constant throughout the term of Project Area 3.
Mill Levy
(2025)

TIF Levy
(2025)

Exempt Levy
(2025)

State of Kansas

1.5000

0.0000

1.5000

Douglas County

40.6690

40.6690

0.0000

City of Eudora

39.5500

39.5500

0.0000

Eudora Community Library

3.7200

3.7200

0.0000

USD 491 Eudora

14.4170

14.4170

0.0000

USD 491 Bond & Int #1

27.5670

27.5670

0.0000

USD 491 Capital Outlay

8.0000

0.0000

8.0000

USD 491 General

20.0000

0.0000

20.0000

Total

155.4230

125.9230

29.5000

Taxing Jurisdiction

Property Tax Increment
The model projects approximately $7,307,824 of gross Project Area 3 property TIF collections. After the City’s 0.5%
administrative fee, approximately $7,271,285 is nominally available for Developer reimbursement. At the common
December 31, 2028 valuation date and a 6.0% discount rate, gross TIF present value is approximately $3,388,147
and net TIF present value is approximately $3,371,206. Reimbursement is modeled on a pay-as-you-go basis.
For purposes of this study, Project Area 3 is assumed to have an initial assessment in 2031 and first TIF collection in
2032. The annual revenue amounts are based on the model’s assessed-value projections, 2.0% annual growth, and
the 125.923-mill TIF-eligible levy. For cross-project comparison, recurring TIF and CID cash flows are discounted at
6.0% to a common valuation date of December 31, 2028. Phase-stream present values retained in the historical
exhibits are identified separately and are not the common-date values used in the sources-and-uses analysis.

8

Project Area 3 - TIF Property Increment
Project Area 3 is projected to generate approximately $7,307,824 of gross property TIF collections over the 20-year
modeled collection period. After the City’s 0.5% administrative fee, nominal Developer-available TIF is
approximately $7,271,285. On the common December 31, 2028 valuation date, gross and net present values are
approximately $3,388,147 and $3,371,206, respectively. The June 17, 2026 Term Sheet separately states a
$4,035,338 phase-stream NPV/reimbursable-cost reference; that negotiated reference is retained in the model but
is not the common-date present value used here.

Economic Activity Tax Increment
Project Area 3 is not expected to capture Economic Activity Tax increment through TIF. The Project is anticipated to
be further supported by a 1.85% CID sales tax and a sales-tax exemption on construction materials (STECM). The
CID revenue and STECM savings are noted below.

Project Area 3 - CID Income & STECM Savings
CID collections attributable to Project Area 3 are projected to total approximately $3,393,735 from 2031 through the
common 2050 CID sunset (20 attributable collection years). After the City’s 5.0% CID administrative fee,
approximately $3,224,048 is nominally available to the Developer. At the common December 31, 2028 valuation
date, gross CID present value is approximately $1,667,854 and net CID present value is approximately $1,584,461.
STECM savings are estimated at $953,788.

9

NOTTINGHAM / BORCHARDT DEVELOPMENT TIF

Projected Expenditures (Costs)
Project Costs
On the common December 31, 2028 valuation date, net TIF and CID revenue present value for Project Area 3 totals
approximately $4,955,667, excluding approximately $953,788 of STECM savings. Reimbursements are expected to
be made to the Developer on a pay-as-you-go (pay-go) basis.
Cost Category

Land acquisition

Project Area 3

$824,486

Site work / infrastructure

$2,765,000

Building construction

$22,334,688

FF&E

$275,000

Design costs

$616,000

Soft costs

$3,159,088

Contingency

$2,509,969

Total

$32,484,231

Project Financing
The Project is expected to be financed with a combination of private debt and equity. The financial model does not
allocate project costs between those private sources. Public assistance reduces the amount of project costs
ultimately borne by private debt and equity as reimbursements are received.
Source

Project Area 3

Private Debt and Equity

$32,484,231

Total*

$32,484,231

*Project financing sources are shown before application of public-assistance reimbursements. Remaining project costs after public
assistance are funded from private debt and equity.

Reimbursement Capacity and Eligible Costs
For purposes of this feasibility analysis, the model distinguishes statutory eligible costs, negotiated reimbursement
limits, gross public revenue, City administrative fees, net Developer-available revenue, and analytical present value.
Detailed statutory TIF- and CID-eligible cost allocations have not been provided and remain subject to certification
under the definitive agreements. The June 17, 2026 Term Sheet states combined Developer estimates of $8,040,543
of TIF-eligible expenses and $3,539,050 of CID-eligible expenses before interest, together with combined grossdistribution caps of $14,561,080 for TIF and $6,562,595 for CID, each subject to the additional actual-cost tests
stated in the Term Sheet. Those negotiated amounts are not treated as projected tax collections or as independently
verified statutory eligibility determinations in this study.

10

Reimbursement / Funding Source

Project Area 3

Net property TIF - PV @ 6% (12/31/2028)

$3,371,206

Net CID - PV @ 6% (12/31/2028)

$1,584,461

STECM / IRB sales-tax exemption

$953,788

Total public assistance - PV basis

$5,909,455

Remaining project costs - developer debt/equity

$26,574,776

Total project costs

$32,484,231

Available TIF and CID revenues are expected to be applied on a pay-as-you-go basis to certified eligible costs,
subject to the applicable negotiated caps and no-double-reimbursement provisions. Gross TIF collections are
reduced by the City’s 0.5% TIF administrative fee and gross CID collections are reduced by the City’s 5.0% CID
administrative fee before determining Developer-available revenue. The Term Sheet provides for 6.0% simple, noncompounding interest from cost-certification dates; because certification dates are not available, the model does
not calculate contractual interest accrual. The 6.0% present-value analysis is an analytical comparison convention
only.

11

NOTTINGHAM / BORCHARDT DEVELOPMENT TIF

Conclusion
Based on the modeled public revenues and the assumption that remaining Project costs are funded with private
debt and equity, Project Area 3 is financially feasible at the modeled revenue levels. Gross property TIF collections
are approximately $7,307,824 and net Developer-available TIF after the City’s 0.5% administrative fee is
approximately $7,271,285. At the common December 31, 2028 valuation date, net TIF present value is approximately
$3,371,206. Private financing has not been independently underwritten, committed, or tested in this study.
The 1.85% CID sales tax is projected to generate approximately $3,393,735 of gross CID collections attributable to
Project Area 3 from 2031 through the common 2050 CID sunset. After the City’s 5.0% administrative fee of
approximately $169,687, net nominal CID revenue available to the Developer is approximately $3,224,048; commondate net CID present value is approximately $1,584,461. Together with the $953,788 STECM benefit, total modeled
public assistance on the common-date PV basis is approximately $5,909,455. Remaining Project costs of
approximately $26,574,776 are funded with private debt and equity.

Project Area 3 - Total project sources and uses, including incentives
Category

Project Area 3

Sources
Net TIF Revenue - PV @ 6% (12/31/2028)

$3,371,206

Net CID Revenue - PV @ 6% (12/31/2028)

$1,584,461

STECM

$953,788

Private Debt and Equity

$26,574,776

Total

$32,484,231

Uses
TIF-Supported Project Costs - PV Capacity

$3,371,206

CID-Supported Project Costs - PV Capacity

$1,584,461

Construction-Material Sales-Tax Savings (STECM)

$953,788

Remaining Project Costs Funded by Developer Debt and Equity

$26,574,776

Total

$32,484,231

Surplus / (Deficit)

$-

The analysis assumes pay-as-you-go reimbursement, a 6.0% common-date discount rate for analytical presentvalue purposes, City administrative fees of 0.5% for TIF and 5.0% for CID modeled as separate deductions from
gross collections, and a statutory TIF base assessed valuation of $0. Project Area 3 is assumed to have an initial
assessment in 2031 and first collection in 2032.

12

Project Area 3 - Revenue and administrative fee reconciliation
Category
Gross TIF Property Collections

Project Area 3
$7,307,824

Less: City TIF Administrative Fee @ 0.5%

$36,539

Net TIF Revenue Available to Developer

$7,271,285

Gross CID Collections @ 1.85%

$3,393,735

Less: City CID Administrative Fee @ 5.0%

$169,687

Net CID Revenue Available to Developer

$3,224,048

STECM
Total Net Nominal Public Assistance

$953,788
$11,449,121

Exhibit III presents the 6.0% analytical carrying-cost base case. The controlling financial model also retains 7.0% and
8.0% sensitivity cases. These analyses are not calculations of the contractual interest provision. The June 17, 2026
Term Sheet provides for 6.0% simple, non-compounding interest from cost-certification dates; certification timing
has not been provided and therefore contractual interest accrual is not modeled in this study. Feasibility remains
dependent on completion of the contemplated development, realization of projected assessed values and taxable
sales, continuation of the assumed tax levies and collection rates, and timely payment of applicable taxes.

Source and Reliance
This study was prepared using the project materials and financial model provided for the Nottingham / Borchardt Development,
including the City economic development application, CID and TIF documents, development information, parcel summaries, project
cost information, and the Borchardt / Nottingham feasibility model. The values and assumptions presented in this report reflect the
current working development terms contained in the June 17, 2026 Term Sheet and other controlling project materials incorporated into
the model. No independent appraisal, market study, engineering review, legal eligibility opinion, independent tax-record verification, or
audit was performed. Current Project Area legal descriptions are taken from the August 27, 2026 Project Plans. The June 17, 2026 Term
Sheet and current CID Petition govern the modeled incentive rate, term, administrative-fee, and reimbursement-reference assumptions
used in this update. Where assessor parcel identifiers predate the current plat, they are retained solely for source-value traceability.

13

NOTTINGHAM / BORCHARDT DEVELOPMENT TIF

Exhibits
Exhibit I: Base Development Revenue Assumptions
Taxing Jurisdiction

Mill Levy (2025)

TIF Levy (2025)

Exempt Levy (2025)

State of Kansas

1.5000

0.0000

1.5000

Douglas County

40.6690

40.6690

0.0000

City of Eudora

39.5500

39.5500

0.0000

Eudora Community Library District

3.7200

3.7200

0.0000

USD 491 Eudora

14.4170

14.4170

0.0000

USD 491 Bond & Int #1

27.5670

27.5670

0.0000

USD 491 Capital Outlay

8.0000

0.0000

8.0000

USD 491 General

20.0000

0.0000

20.0000

Total

155.4230

125.9230

29.5000

CID Sales-Tax Rate

1.85%

Sales Tax Rate Used for STECM

9.50%

Annual Post-Stabilization Assessed-Value Growth

2.0%

Working tax-rate and growth assumptions

14

Project Area 3 Parcel Exhibit
Development

Parcel ID

Area

Project Area 3 source parcel

023-093-08-0-40-02-002.00-0

173,539 SF

2026
Appraised Value

2026
Assessed Value

TIF Base
Assessed Value

$440,960

$52,915

$0

Current Project Area 3 legal boundary is Lot 4, Nottingham Center, 2nd Plat, together with contiguous public rights-of-way. The assessor
parcel ID predates the current plat configuration and is retained for source-value traceability.

Project Area 3 Assessed-Value Exhibit
TIF
Year

Assessment /
Tax Levy Year

Project Area 3
Assessed Value

Base
Assessed Value

Incremental
Assessed Value

1

2031

$2,388,491.80

$0

$2,388,491.80

2

2032

$2,436,261.63

$0

$2,436,261.63

3

2033

$2,484,986.86

$0

$2,484,986.86

4

2034

$2,534,686.60

$0

$2,534,686.60

5

2035

$2,585,380.33

$0

$2,585,380.33

6

2036

$2,637,087.94

$0

$2,637,087.94

7

2037

$2,689,829.70

$0

$2,689,829.70

8

2038

$2,743,626.29

$0

$2,743,626.29

9

2039

$2,798,498.82

$0

$2,798,498.82

10

2040

$2,854,468.80

$0

$2,854,468.80

11

2041

$2,911,558.17

$0

$2,911,558.17

12

2042

$2,969,789.34

$0

$2,969,789.34

13

2043

$3,029,185.12

$0

$3,029,185.12

14

2044

$3,089,768.82

$0

$3,089,768.82

15

2045

$3,151,564.20

$0

$3,151,564.20

16

2046

$3,214,595.49

$0

$3,214,595.49

17

2047

$3,278,887.39

$0

$3,278,887.39

18

2048

$3,344,465.14

$0

$3,344,465.14

19

2049

$3,411,354.45

$0

$3,411,354.45

20

2050

$3,479,581.53

$0

$3,479,581.53

Statutory TIF base reference year: 2017. Projected assessed values reflect the model’s 2.0% annual post-stabilization growth
assumption. The implied stabilized assessed value is a model output calibrated to the current gross TIF revenue reference and is not an
independent appraisal.

15

Exhibit II: Projected Revenues
Projected Property Tax Increment
TIF
Year

Assessment &
Tax Levy Year

Tax Distribution
Year

Project Area 3
Assessed Value

Base Assessed
Value

Incremental
Assessed Value

Property Tax
Increment

1

2031

2032

$2,388,491.80

$0.00

$2,388,491.80

$300,766.05

2

2032

2033

$2,436,261.63

$0.00

$2,436,261.63

$306,781.37

3

2033

2034

$2,484,986.86

$0.00

$2,484,986.86

$312,917.00

4

2034

2035

$2,534,686.60

$0.00

$2,534,686.60

$319,175.34

5

2035

2036

$2,585,380.33

$0.00

$2,585,380.33

$325,558.85

6

2036

2037

$2,637,087.94

$0.00

$2,637,087.94

$332,070.02

7

2037

2038

$2,689,829.70

$0.00

$2,689,829.70

$338,711.43

8

2038

2039

$2,743,626.29

$0.00

$2,743,626.29

$345,485.65

9

2039

2040

$2,798,498.82

$0.00

$2,798,498.82

$352,395.37

10

2040

2041

$2,854,468.80

$0.00

$2,854,468.80

$359,443.27

11

2041

2042

$2,911,558.17

$0.00

$2,911,558.17

$366,632.14

12

2042

2043

$2,969,789.34

$0.00

$2,969,789.34

$373,964.78

13

2043

2044

$3,029,185.12

$0.00

$3,029,185.12

$381,444.08

14

2044

2045

$3,089,768.82

$0.00

$3,089,768.82

$389,072.96

15

2045

2046

$3,151,564.20

$0.00

$3,151,564.20

$396,854.42

16

2046

2047

$3,214,595.49

$0.00

$3,214,595.49

$404,791.51

17

2047

2048

$3,278,887.39

$0.00

$3,278,887.39

$412,887.34

18

2048

2049

$3,344,465.14

$0.00

$3,344,465.14

$421,145.08

19

2049

2050

$3,411,354.45

$0.00

$3,411,354.45

$429,567.99

20

2050

2051

$3,479,581.53

$0.00

$3,479,581.53

$438,159.35

Gross Property TIF Total

$7,307,824.00

PV @ 6% as of 12/31/2031 - TIF str