02-16-2019 City Council Special Meeting Packet
City of Grand Island
Saturday, February 16, 2019
Council Retreat Packet
City Council:
Jason Conley
Michelle Fitzke
Chuck Haase
Julie Hehnke
Jeremy Jones
Vaughn Minton
Mitchell Nickerson
Mike Paulick
Clay Schutz
Mark Stelk
Mayor:
Roger G. Steele
City Administrator:
Marlan Ferguson
City Clerk:
RaNae Edwards
8:30 AM
Bosselman Community Room
1607 So Loucst St, Suite A, Grand Island, NE
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City of Grand Island Saturday, February 16, 2019
Call to Order
This is an open meeting of the Grand Island City Council. The City of Grand Island abides by the Open
Meetings Act in conducting business. A copy of the Open Meetings Act is displayed in the back of this room
as required by state law.
The City Council may vote to go into Closed Session on any agenda item as allowed by state law.
Invocation
Pledge of Allegiance
Roll Call
A - SUBMITTAL OF REQUESTS FOR FUTURE ITEMS
Individuals who have appropriate items for City Council consideration should complete the Request for
Future Agenda Items form located at the Information Booth. If the issue can be handled administratively
without Council action, notification will be provided. If the item is scheduled for a meeting or study
session, notification of the date will be given.
B - RESERVE TIME TO SPEAK ON AGENDA ITEMS
This is an opportunity for individuals wishing to provide input on any of tonight's agenda items to reserve
time to speak. Please come forward, state your name and address, and the Agenda topic on which you will
be speaking.
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City of Grand Island
Saturday, February 16, 2019
Council Retreat
Item -1
Agenda and Packet
Staff Contact: Brent Clark
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TIF Group Discussion
Summary Statement – The intent of this discussion group was to review the TIF
process and see if there are opportunities to enhance the public accountability,
with a Council recommendation and policy. Over the years, there have been
significant questions and concerns from the public and Council, regarding the use
and application of the TIF process in Grand Island. The result of the discussion is
support and approval of the TIF process historically and the following comments,
guidelines and application materials presented to Council to help promote
openness in our continued support of using TIF to remove and remediate blighted
and substandard conditions and promote economic development opportunities
within the City of Grand Island and the jurisdiction of the Grand Island City
Council and Community Development Authority.
I want to especially thank the 7 group members, Councilmember’s Paulick,
Minton and myself, CRA Chairman Tom Gdowski, and Staff members, Brent Clark,
Chad Nabity and Patrick Brown. Each member contributed significantly in the
discussion on the complexity and community benefit of the TIF program.
Guidelines –
The use of TIF financing is intended to spur economic development that
supports the Council’s objectives.
o Commercial
Job Creation
Enhance City Revenue Stream – sales & use tax, occupation tax
Special Needs in the Highway 281 and South Locust Corridors,
the Downtown and the Veterans Home Property.
o Residential
Address recognized housing shortages
Reverse Blighting – we support a policy where the CRA is directed to review
all TIF blighted areas and submit their recommendation to Council every 5
years, beginning in 2020.
Transparency –
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o On line mapping (available April 1, 2019)
o Annual report to Council
Calendar year additions to assessed valuation of TIF projects
Calendar year removals from TIF assessed valuation
Provide a Y2Y (year to year) of assessed valuations, along with
the changes listed above provided by TIF, separating out
residential revaluation (non growth increases), with the
balance in changes would, by default, be considered the
annual growth not using TIF or revaluation.
TIF Project information presented to Council
o We support Chad’s inclusion of the questionnaire as in the Council
packet.
o Including a disclosure of the TIF percentage of the Total project,
along with a list of all other known government economic
development subsidies such as, façade improvement or Life Safety
grants.
o Include an executive summary, including a statement as to the
City/Neighborhood benefits if the project is approved.
But For Clause – While this is a statutory requirement to fulfill, there are
too many variables to each project for us to suggest anything particular at
this time.
15 Year TIF Project -
o While we had varying discussion about the number of years, again, to
many variable for us to suggest anything particular at this time.
o While 49 states have a TIF program, Nebraska is the only one with 15
years, while the other 48 have longer deferred project lengths.
Attachments:
Pat’s worksheet
Chad’s questionnaire
Chad’s map
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DESCRIPTION SUB NAME TIF TOTAL TIF BASE TIF EXCESS
YEAR
BEGAN TIF Years
TIF Excess
Available Category
Year (delay 1
yr)TIF Excess Available2018 City Mill Levy City Tax
Cummulative
City Tax
WALNUT CONDOMINIUM PROJECT WALNUT CONDO PROJECT $2,308,030 $107,150 $2,200,880 2004 15 2019 RES 2020 $ 2,200,880 0.375504 $8,264 $8,264
CENTURA HILLS EAST PROJECT CENTURA HILLS EAST PROJ $3,825,785 $103,448 $3,722,337 2007 15 2022 COM 2021 $ -0.375504 $0 $8,264
GIRARD VET CLINIC GIRARD VET CLINIC PROJ $570,284 $78,431 $491,853 2007 15 2022 COM 2022 $ -0.375504 $0 $8,264
SOUTHEAST CROSSINGS PROJECT SOUTHEAST CROSSINGS PROJ $962,089 $232,690 $729,399 2007 15 2022 COM 2023 $ 1,221,252 0.375504 $4,586 $12,850
GEDDES STREET APARTMENTS GEDDES ST APTS PROJECT $1,498,754 $27,498 $1,471,256 2008 15 2023 RES 2024 $ 1,471,256 0.375504 $5,525 $18,375
SOUTH POINTE HOTEL PROJECT SOUTH POINTE HOTEL PROJ $4,124,418 $234,722 $3,889,696 2009 15 2024 COM 2025 $ 4,180,168 0.375504 $15,697 $34,072
TODD ENCK PROJECT TODD ENCK PROJECT $310,939 $20,467 $290,472 2009 15 2024 RES 2026 $ 653,121 0.375504 $2,452 $36,524
CASEY'S AT FIVE POINTS PROJECT CASEY'S AT FIVE POINTS $825,834 $172,713 $653,121 2010 15 2025 COM 2027 $ 3,685,617 0.375504 $13,840 $50,364
U-SAVE 4TH ST PHARMACY PROJECT U-SAVE 4TH ST PHARMACY $589,090 $39,495 $549,595 2011 15 2026 COM 2028 $ 346,280 0.375504 $1,300 $51,664
JOHN SCHULTE PROJECT JOHN SCHULTE PROJECT $424,703 $63,684 $361,019 2011 15 2026 RES 2029 $ 8,875,237 0.375504 $33,327 $84,991
POPLAR ST WATER LINE PROJECT POPLAR ST WATER LINE $1,781,326 $1,155,016 $626,310 2011 15 2026 RES 2030 $ 5,975,803 0.375504 $22,439 $107,430
WOOD RIVER ETHANOL PROJECT WOOD RIVER ETHANOL PROJ $29,247,418 $238,679 $29,008,739 2007 15 2022 COM 2031 $ 17,363,329 0.375504 $65,200 $172,630
WENN HOUSING PROJECT WENN HOUSING PROJECT $230,691 $19,523 $211,168 2012 15 2027 RES 2032 $ 29,996,713 0.375504 $112,639 $285,269
TOKEN PROPERTIES LLC TOKEN PROPERTIES LLC $149,619 $14,507 $135,112 2012 15 2027 RES 2033 $ 20,363,135 0.375504 $76,464 $361,733
KEN-RAY LLC PROJECT KEN-RAY LLC PROJECT $3,005,312 $856,619 $2,148,693 2011 15 2026 COM 2034 $ 7,962,684 0.375504 $29,900 $391,634
STRATFORD PLAZA LLC STRATFORD PLAZA LLC $3,628,593 $2,095,733 $1,532,860 2013 15 2028 COM
GORDMAN GRAND ISLAND GORDMAN GRAND ISLAND $5,472,235 $2,187,305 $3,284,930 2013 15 2028 COM
TOKEN PROPERTIES CAREY ST TOKEN PROPERTIES CAREY $402,271 $38,645 $363,626 2013 15 2028 RES Category TIF Base TIF Excess
EIG GRAND ISLAND EIG GRAND ISLAND $7,444,084 $4,126,140 $3,317,944 2013 15 2028 COM Residential $3,416,649 $53,284,991
AUTO ONE INC PROJECT AUTO ONE INC $737,148 $90,194 $646,954 2014 15 2029 MIX Commercial $18,277,303 $77,744,961
GI AREA HABITAT GI AREA HABITAT $248,769 $46,851 $201,918 2013 15 2028 RES Mix-Use $3,315,633 $6,185,348
TOKEN LLC KIMBALL ST PROJECT TOKEN LLC KIMBALL ST $145,117 $17,475 $127,642 2014 15 2029 RES $25,009,585 $137,215,300
BAKER DEVELOPMENT 18TH ST BAKER DEVELOPMENT 18TH S $194,868 $20,909 $173,959 2013 15 2028 RES
COPPER CREEK COPPER CREEK $3,585,131 $134,194 $3,450,937 2014 15 2029 RES
CHIEF INDUSTRIES AURORA COOP CHIEF INDUSTRIES AURORA $3,933,593 $2,183,323 $1,750,270 2014 15 2029 COM
MAINSTAY SUITES PROJECT MAINSTAY SUITES PROJECT $3,232,406 $263,105 $2,969,301 2015 15 2030 COM Year City's Assessed Valuation Increase Average
TOWER 217 PROJECT TOWER 217 PROJECT $1,324,924 $99,655 $1,225,269 2015 15 2030 MIX 2018 $3,126,408,875 4.56%4.14%
COPPER CREEK II COPPER CREEK II $13,974,138 $805,379 $13,168,759 2015 15 2030 RES 2017 $2,990,112,619 2.10%
HABITAT 8TH & SUPERIOR HABITAT 8TH & SUPERIOR $520,227 $14,125 $506,102 2016 15 2031 RES 2016 $2,928,500,044 3.80%
TC BUILDERS - EDDY STREET T C BUILDERS - EDDY ST $167,351 $9,460 $157,891 2016 15 2031 RES 2015 $2,821,224,691 6.11%
SUPER MARKET DEVELOPERS SUPER MARKET DEVELOPERS $6,578,238 $915,957 $5,662,281 2016 15 2031 COM 2014 $2,658,704,370
NORTHWEST COMMONS NORTHWEST COMMONS $10,981,778 $2,044,857 $8,936,921 2016 15 2031 COM
COPPER CREEK III COPPER CREEK III $12,754,331 $390,617 $12,363,714 2016 15 2031 RES
KAUFMAN BUILDING KAUFMAN BUILDING $945,448 $353,827 $591,621 2016 15 2031 COM
PRIDON VICTORY VILLAGE PRIDON VICTORY VILLAGE $1,778,184 $1 $1,778,183 2016 15 2031 RES
BOSSELMAN REAL ESTATE PROJECT BOSSELMAN $6,836,888 $2,652,701 $4,184,187 2017 15 2032 MIX
TALON APT PROJECT TALON APARTMENT PROJECT $3,504,162 $33,545 $3,470,617 2017 15 2032 RES
COPPER CREEK IV COPPER CREEK IV PROJECT $4,098,495 $170,294 $3,928,201 2017 15 2032 RES
MIDDLETON PROPERTIES MIDDLETON PROPERTIES II $1,545,811 $886,524 $659,287 2017 15 2032 COM
FEDERATION LABOR TEMPLE FEDERATION LABOR TEMPLE $399,169 $64,628 $334,541 2017 15 2032 RES
HATCHERY HOLDINGS LLC HATCHERY HOLDINGS LLC $7,780,366 $123,002 $7,657,364 2017 15 2032 COM
WING PROPERTIES INC (WILLIAMSON'S BLD)WILLIAMSON'S BLD $200,322 $71,384 $128,938 2017 15 2032 MIX
WEINRICH DEVELOPMENT WEINRICH DEVELOPMENT $104,404 $39,149 $65,255 2018 15 2033 RES
PEACEFULL ROOT LLC PEACEFULL ROOT LLC $140,447 $140,447 $0 2018 15 2033 MIX
THINK SMART THINK SMART $95,213 $8,400 $86,813 2018 15 2033 RES
URBAN ISLAND LLC URBAN ISLAND LLC $150,688 $150,688 $0 2018 15 2033 MIX
CAIRO BUSINESS PARK PROJECT CAIRO BUSINESS PARK PROJ $408,822 $220,073 $188,749 2018 15 2033 COM
TALON APT PROJECT TALON APT PROJ PHASE 2 $2,775,459 $10,800 $2,764,659 2018 15 2033 RES
EAST PARK ON STUHR EAST PARK ON STUHR $5,212,135 $166,178 $5,045,957 2018 15 2033 RES
O'NEILL WOOD RESOURCES O'NEILL WOOD - CAAP PROJ $203,570 $203,570 $0 2018 15 2033 COM
TAKE FLIGHT INVESTMENTS TAKE FLIGHT INVESTMENTS $110,564 $110,564 $0 2018 15 2033 MIX
MENDEZ ENTERPRISES LLC (PHASE 1)MENDEZ ENT - PHASE 1 $717,090 $717,090 $0 2018 15 2033 COM
COPPER CREEK - 2017 LOOK BACK COPPER CREEK '17 LOOK BK $17,737 $17,737 $0 2018 15 2033 RES
COPPER CREEK PHASE 2 - 2017 LOOK BACK COPPER CREEK-2 '17 LOOK $20,417 $20,417 $0 2018 15 2033 RES
$162,224,885 $25,009,585 $137,215,300
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Questions that would aid in evaluating TIF Projects:
These could be questions asked of the developer before and during the TIF
Process.
Some questions like #7 may have to be answered in conjunction with City Staff.
Other questions could be addressed directly by the applicant.
1.Is it a new use to the community/neighborhood?
2.Does it add to the community/neighborhood?
3.Does it provide base employment?
4.Will it create more than x(10?) housing units and what type?
a.Does the elementary school in that area have additional capacity and
what is the projected enrollment over the build out period of the
project?
5.Will it rehabilitate an existing building?
6.Will it remove/replace a building that is ready to be removed?
7.Does it promote other goals of the City? (e.g. adding residential units
downtown, extending the city limits toward I-80, converting gravel streets
to paved streets, extending sewer and/or water to unserved areas of the
community, providing workforce housing, promote area plans as approved
by Council)
8.Will the project generate sales/use taxes? If so what are the projected
amounts?
9.Is this a catalyst project in an area?
10.What percent of the TIF Dollars will be spent on public improvements as
opposed to other eligible activities such as acquisition, demolition and
rehabilitation.
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1
2
7
6
16
12
5
4
9
17
18 8
28
15
21
2611
3
19
14
10
27
23
24
13R STUHR RD SWEBB RD NBLAINE ST SNORTH RD NLOCUST ST SNORTH RD SENGLEMAN RD SSCHIMMER DR WENGLEMAN RD NUS HIGHWAY 281 SABBOTT RD W
13TH ST W SAINT PAUL RDGUENTHER RD W SKY PARK RDDIERS AVE NSTATE ST W
1ST ST W
HUSKER HWYUS HIGHW AY 30 W
CAPITAL AVE E
3RD ST W
O
A
K S
T N
FAIDLEY AVE WUS HIGHWAY 281 NCAPITAL AVE W
OLD POTASH HWY W 4TH ST EABBOTT RD E
BROADWELL AVE NANNA ST WCUSTER AVE NJOHN ST W
AIRPORT RD W AIRPORT RD E
WEBB RD SLOUISE ST W
KOENIG ST W
PIN
E S
T N
W E LL FIE LD R D7TH ST EBISMARK RD E
E
D
D
Y S
T N
7TH ST W
US HIGHWAY 34 W
SCHIMMER DR ECHARLES ST W
OLD HIGHW AY 30 W 9TH ST W
8TH S T W
6TH ST W
US HIGHWAY 34 EDIVISION ST W
S
Y
C
A
M
O
R
E S
T N
VIN
E S
T N
NEBRASKA HIGHWAY 2 W
ADAMS ST SNORTH FRONT ST W WA
L
N
U
T S
T N
W
H
E
E
L
E
R A
V
E N
2N D ST W
U S HIG H W A Y 30 E4TH ST W
5TH ST W PARK AVE NCOLLEGE ST ACADEMY RD NSTOLLEY PARK RD W
JUERGEN RDC
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R
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T SSERVICE RDREDWOOD RDEDDY ST SSWIFT RD EVI
NE ST SWILDWOOD DR WOAK ST SADA STGOLD CORE DRCLAUDE RDCOTTAGE STFORREST ST
ARTHUR ST SUPRR DRBASS RD BEAL STPIONEER BLVDE
L
M
S
T S
PINE ST SHANCOCK AVELARIAT LN
11TH ST W
FONNER PARK RD E
AUGUST STGEDDES STSTAUSS RDMANSFIELD RDMIDARO DRNORTHWEST AVEMASON AVE
SOUTH ST W
HARRISON ST SPARK DR
RIVERSIDE DRDODGE ST
STOLLEY PARK RD E
RAINBOW RDAPACHE RDJAY STEBONY LNGOLD RDJAN STMANCHESTER RD LEE STZOLA LN
20TH ST E
MICHIGAN AVE
RAE RD
TRUST ST
ROUSH LN
LAKE ST
HALL STIDAHO AVEWILDWOOD DR E
KAY AVE
SAGEWOOD AVESCHROEDER AVE17TH ST W
EDNA DR PIPER STCARLETON AVEOLD LINCOLN HW Y W
RIVERVIEW DRLILLIE DR
GRAHAM AVEBRENTWOOD BLVD18TH ST E
E
L
M
S
T N
MARY LN
SPUR LN
N O R T H L N
REED RD
FAIRCHILD LN
LAKEWOOD DRROTH RD SYCAMORE ST SSAINT PATRICK AVEELK DRWAUGH ST W
KRUSE AVESPRING RDWILMAR AVEOL D FA IR R DO FLANNAGAN STREUTING RD
J
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RDBRAHMA ST22ND ST EANGEL LNSHERMAN AVECITATION WAY
INGALLS STLESTER ST
ANTELOPE DRJAMES RDTECH DRCOMMANCHE AVEMILL RIVER RDCURTIS STPOST RDWICKLOW DRENTERPRISE AVE
ROBERTS ST E
VOSS RDEILENSTINE RD E
NORSEMAN AVE
WINDRIDGE AVESHERIDAN AVEC
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D
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N A
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US HIGHWAY 281 SHALL ST
AIRPORT RD W US HIGHWAY 281 NSTOLLEY PARK RD W
KAY AVE
WILDWOOD DR W WILDWOOD DR W2ND ST W
AIRPORT RD W
WILDWOOD DR E
CN 7-28-17
Approved Redevelopment Areas
CenterlineNameArea 1
Area 3Area 2Area 4
Area 5
Area 6
Area 7
Area 8
Area 9
Area 10Area 11
Area 12
Area 13R
Area 14
Area 15
Area 16*
Area 17Area 18
Area 19
Area 20**
Area 21
Area 22**
Area 23
Area 24Area 25**
26
27
¯
* Area 16 has been proposed buthas not been submitted to theCity Council for approval.
** Areas 20, 22 and 25 are alllocated at the Cornhusker ArmyAmmunition Plant.
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