10-17-2023 City Council Study Session Packet
City Council Meeting Agenda
Council Chambers
City Hall
100 East First Street
Study Session of October 17, 2023
6:00 PM
1. 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.
2. PLEDGE OF ALLEGIANCE
3. ROLL CALL
4. SUBMITTAL OF REQUESTS FOR FUTURE AGENDA 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.
5. RESERVE TIME TO SPEAK ON AGENDA ITEMS A sign-up sheet was available in the lobby
for individuals wishing to provide input on any of tonight's agenda items. If you did not sign up
to speak on an agenda item, please come forward, state your name and the agenda topic on
which you will be speaking on.
6. ITEMS FOR DISCUSSION
a. Stolley Park Presentation
b. Planning Related Topics - Plans and Redevelopment
7. ADJOURN
Page 1 of 219
AGENDA MEMO
To: The Mayor and City Council
Agenda: City Council Study Session
Date: October 17, 2023
Item #: 6.a.
Subject: Stolley Park Presentation
Staff Contact: Todd McCoy
BACKGROUND: In 2001, after the Stolley Park Zoo closed, a committee of community
members developed a vision of the space left in the park. From this, Kids Kingdom and
a large public picnic pavilion were constructed. Today, Kids Kingdom, the Pavilion, the
Sweet Tooth concessions, and Stolley Park Railroad have remained local favorites.
More recently, a committee was reformed to discuss further development and
renovation of the area inside the Stolley Park Railroad. The committee compiled data
from a public survey and engaged a consultant to develop conceptual master plans to
be presented to the City for consideration.
DISCUSSION: This item is presented to the City Council in a Study Session to allow for
any questions to be answered, engage in dialogue with the presenters and provide an
opportunity for Council to have a discussion of the proposal.
FISCAL IMPACT:
ALTERNATIVES:
RECOMMENDATION:
SAMPLE MOTION:
ATTACHMENTS:
1. Stolley Train Area Presentation
Page 2 of 219
Stolley Park Railroad Project
October 17, 2023
Page 3 of 219
Page 4 of 219
Page 5 of 219
Page 6 of 219
History
Page 7 of 219
Stolley Park Zoo
Page 8 of 219
History
Page 9 of 219
Page 10 of 219
Survey results
Page 11 of 219
384
Total Respondents
Page 12 of 219
73%
Kids Kingdom
Page 13 of 219
63%
Stolley Park Railroad
Followed by:
Flower Gardens (39%)
Sweet Tooth Snack Shack (33%)
Picnic Shelters (32%)
Page 14 of 219
GOAL FOR
STOLLEY PARK:1.Safe place for
children to play.
(83%)
Page 15 of 219
Suggested
Amenities:
1.Water features (58%)
2.Tunnels/bridges for
the train (57%)
3.Park Lighting (55%)
4.Park furniture
(benches, tables, trash
receptacles (53%)
5.Pay areas with
playground equipment
(51%)
Page 16 of 219
34%
131 individuals indicated they would volunteer or
donate for the project.
Page 17 of 219
Potential site plan
Page 18 of 219
Page 19 of 219
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Page 21 of 219
AGENDA MEMO
To: The Mayor and City Council
Agenda: City Council Study Session
Date: October 17, 2023
Item #: 6.b.
Subject: Planning Related Topics - Plans and Redevelopment
Staff Contact: Chad Nabity
BACKGROUND: The Planning Department is responsible for producing and managing
a number of planning documents that impact the growth and development of the
City. Some of these are done every 10 to 20 years, others every 5 years and some
every year or two. Some are required by Statute and some by federal regulations. All
of them provide basic information about what is happening in the City and what we are
trying to achieve. Citizens, developers and others can and do use these documents in
choosing where to live, where to build and what to build. Planning staff uses these
documents when working with people who are interested in Grand Island. Staff also
uses them when making recommendations to Council. The purpose of this Study
Session is to inform Council members and the public about these plans, what they are
and where they can be found.
DISCUSSION: The presentation is broken into two parts. The first part will concentrate
on planning related issues and the second part will concentrate on the CRA and Tax
Increment Financing.
The Planning portion will begin with an update from Keith Marvin, AICP regarding
progress on the updated Comprehensive Development Plan (Comp Plan). The Comp
Plan is used as the basis for land use decisions including the zoning map, zoning
regulations and subdivision regulations. It can be used as an aid to capital improvement
programming and making public investments in the growth of the city. Next the
Affordable Housing Action Plan, a specific part of the Comp Plan as adopted by Council
last December and required by statute will be discussed along with the Missing Middle
Housing Report which is related to the Affordable Housing Action Plan. The final
planning topic will center around plans to update the community wide housing study
that must be conducted every 5 years to insure our ability to have a chance to qualify
for federal housing funds. An update will be presented on the 2019 Housing Study
along with a schedule for the 2024 Housing Study.
Page 22 of 219
Planning staff prepares two different TIF reports annually as required by state law. The
first is sent to the Nebraska Department of Revenue on or before December 1 and
includes a basic description of every TIF project with new projects highlighted. The
second is required by statute and due on or before May 1 of each year. This is a more
extensive report that includes specific information about all TIF projects, the percentage
of the community that has been declared blighted and substandard, which projects
ended in the previous year. In addition to these statutory requirements, the Grand
Island planning staff includes a basic analysis of all blighted and substandard areas to
identify those that could possibly have their blight and substandard designation
removed. Staff also identifies projects that are likely to pay off in the next five years
and estimates the amount of additional funding that would be provided to the taxing
entities as these projects as the tax increment financing ends.
In addition to preparing these required reports, staff evaluates changes to the laws and
is hoping to spark discussion amongst Council members on two relatively new concepts
within the Community Redevelopment Act and determine if the Council is interested in
pursuing one or both of these concepts. Under certain circumstances, the cost to
construct "workforce" housing is a TIF eligible expense. How this can be done will be
presented and hopefully, the Council will be able to direct staff regarding interest in
further pursuing this or not pursuing it. The Unicameral also approved an expedited TIF
process that can reduce the time needed to move forward with a project and cost of
doing a project. This was originally approved in 2018 but the legislation had a number
of issues that made it impractical to consider. Changes were made during the 2023
session that make this an intriguing prospect for encouraging redevelopment in some of
the oldest areas of the city.
FISCAL IMPACT:
ALTERNATIVES:
RECOMMENDATION:
SAMPLE MOTION:
ATTACHMENTS:
1. Planning Study Session
2. Grand Island, NE City Council Update October 2023
3. City of Grand Island Nebraska Affordable Housing Report_2023
4. Grand Island Affordable Housing Plan 2023 Council corrected
5. TIF Annual Narrative Report 2022
6. TIF Usage and Blighted and Substandard Areas in Grand Island Nebraska 2023
Page 23 of 219
REGIONAL
PLANNING
Planning Related Topics
Study Session
October 17, 2023
Page 24 of 219
REGIONAL
PLANNING
Overview of Planning Activities
Comprehensive Development Plan Update
Missing Middle Housing Report for 2023
Affordable Housing Action Plan
2025-2029 Housing Study Activity
Page 25 of 219
REGIONAL
PLANNING
TIF Related Items
December 1 TIF Report
May 1 TIF Report
Changes to Community Redevelopment Law and
Opportunities Created by Those Changes
Using TIF for Workforce Housing
Expedited TIF Process (MicroTIF)
Page 26 of 219
REGIONAL
PLANNING
Comprehensive Development Plan
Presentation by Keith Marvin, AICP Marvin Planning
Consultants
Page 27 of 219
REGIONAL
PLANNING
Missing Middle Housing Report for 2023
Required by July 1 of odd numbered years by the
Missing Middle and Municipal Density Housing Act
Submitted to the Urban Affairs Committee of the
Unicameral
Presented to the Urban Affairs Committee at a
Committee Hearing on September 25, 2023
Page 28 of 219
REGIONAL
PLANNING
Affordable Housing Action Plan
Completed as part of the Comprehensive Plan
Approved by Council in December of 2022
This plan was submitted Urban Affairs Committee of
the Unicameral
The plan is a requirement of the Missing Middle and
Municipal Density Housing Act
Page 29 of 219
REGIONAL
PLANNING
2025-2029 Housing Study
Partnership between the GIAEDC and the City of
Grand Island funded by a grant from the Nebraska
Investment Finance Authority and Community
Development Block Grant Dollars
New Study Should be Ready to Present to Council in
December of 2024
Page 30 of 219
REGIONAL
PLANNING
December 1 TIF Report to Dept. of Revenue
Annually the City/CRA is required to submit a report
of all active TIF Projects to the Nebraska Department
of Revenue by December 1. A copy of the 2022
Report is included with the packet.
76 projects were identified with the 2022 report
Page 31 of 219
REGIONAL
PLANNING
May 1 TIF Report
A report on all TIF related activities is required to be sent
to the City Council, County Board, School Board, NRD
Board and ESU Board on or before May 1. This report is
also sent to the Urban Affairs Committee of the
Unicameral
Link to CRA Map and Information on City Website
Areas that could potentially have their blight designations
removed are identified by staff with this report Page 32 of 219
REGIONAL
PLANNING
Using TIF for Workforce Housing
Workforce housing is defined as:
As owner-occupied homes that cost less than $275,000 to
construct or rental units that cost less than $200,000 per unit
to construct. For rehabilitation, TIF can be used for workforce
housing if the costs exceed 50% of a unit’s assessed value.
(These numbers can be reviewed and adjusted by the
Nebraska Department of Economic Development.)
Page 33 of 219
REGIONAL
PLANNING
Using TIF for Workforce Housing
Requirements to Use TIF to Build Workforce
Housing
Housing study current within the last 60 months,
Prepare an incentive plan for construction of housing in the
municipality targeted to house existing or new workers,
Hold a public hearing on the plan, and
Page 34 of 219
REGIONAL
PLANNING
Using TIF for Workforce Housing
Find that such incentive plan is necessary to prevent the
spread of blight and substandard conditions within the
municipality, will promote additional safe and suitable
housing for individuals and families employed in the
municipality, and will not result in the unjust enrichment of
any individual or company
Page 35 of 219
REGIONAL
PLANNING
Using TIF for Workforce Housing
Pro’s
Provides another source
of local funding for
workforce housing
Most Useful in
Developed Areas of the
City
Makes Redevelopment
More Atractive
Con’s
Expands the Use of TIF
Page 36 of 219
REGIONAL
PLANNING
Expedited TIF Process (MicroTIF)
A Project is Eligible If:
The property is in an area that has been declared blighted
and substandard.
(a) There is only one redevelopment project.
Page 37 of 219
REGIONAL
PLANNING
Expedited TIF Process (MicroTIF)
(b) The redevelopment project involves:
(i) The repair, rehabilitation, or replacement of an existing
structure that has been within the corporate limits of the city
for at least sixty years and is located within a substandard and
blighted area; or
(ii) The redevelopment of a vacant lot that is located within a
substandard and blighted area that has been within the
corporate limits of the city for at least sixty years and has been
platted for at least sixty years;Page 38 of 219
REGIONAL
PLANNING
Expedited TIF Process (MicroTIF)
(c) The redevelopment project is located in a county with a
population of less than one hundred thousand inhabitants; and
Page 39 of 219
REGIONAL
PLANNING
Expedited TIF Process (MicroTIF)
(d) The assessed value of the property within the redevelopment
project area when the project is complete is estimated to be no
more than:
(i) Three hundred fifty thousand dollars for a redevelopment project
involving a single-family residential structure;
(ii) One million five hundred thousand dollars for a redevelopment project
involving a multi-family residential structure or commercial structure; or
(iii) Ten million dollars for a redevelopment project involving the
revitalization of a structure included in the National Register of Historic
Places.Page 40 of 219
REGIONAL
PLANNING
Expedited TIF Process (MicroTIF)
(3) The governing body of a city that elects to allow expedited
reviews of redevelopment plans under this section may
establish by resolution an annual limit on the number of such
redevelopment plans that may be approved by the governing
body.
Page 41 of 219
REGIONAL
PLANNING
Expedited TIF Process (MicroTIF)
Must Use the Form Provided by NE Dept of Econ Dev
Fee charged for expedited review is limited to $50
Can only be denied if:
The requirements above are not met
It would exceed the annual limit of applications as determined
by Council
The propose use is inconsistent with the comprehensive plan
Page 42 of 219
REGIONAL
PLANNING
Expedited TIF Process (MicroTIF)
Project must be completed within two years of
application
TIF is issued for 15 years or until allowable
expenditures are paid off
County assessor determines when project is complete
The City may revoke the use of the expedited process
at any time
Page 43 of 219
REGIONAL
PLANNING
Expedited TIF Process (MicroTIF)
Pro’s
Quick Turnaround
Lower Cost to Applicant
Guaranteed Approval if
Qualified
Fewer Meetings
Easier Process
Con’s
Limited Public Review
Fees Will Not Cover
Expenses to Process and
Track the Project
May Increase Staff
Workload
Page 44 of 219
Grand Island,
NE
Comprehensive
Plan Update
CITY COUNTY UPDATE
Page 45 of 219
Project Approach
Page 46 of 219
Introduction Completed
Page 47 of 219
Community Engagement -Mostly Completed
•4 Town Hall Meetings –3 Each GIPS Middle Schools and 1 at Bosselman’s Corporate Offices
•Interviews with City staff including Public Works, Utilities, Parks and Recreation, Emergency
Management, Fire Chief, Police Chief, Library, Mayor Steele, and Craig Lewis
•Interviews with Mark Otto (Innate Concepts), Amos Anson (many hats), Pat O’Neill, Cindy
Johnson (Chamber of Commerce), Da-ly Agency, Ray O’Connor (O’Connor Enterprises),
Josh Rhodes, Roger Bullington (Chief), and Cliff Mesner
•MSP and MPC with City assistance reached out to the 4th Street business district
•Community Surveys –570 surveys completed
•MindMixer activity –
•Crowdsourcing activity -
Page 48 of 219
Population
•Population examines the community’s population from various
angles;
•Past populations,
•Population by ethnicity,
•Age cohorts,
•Population change based upon natural and migration patterns,
and
•Population projections based upon past trends, migration
patterns
Page 49 of 219
Housing
•Development of the City’s Affordable Housing Action
Plan
•Like the Population Chapter except focused on key
housing trends and needs.
•Key Housing Goals/Objectives/Polices with timeline.
•Review and include key aspects of the Grand Island
Housing Study completed in 2020.
•Review the housing situation to identify specific needs
not being met.
Page 50 of 219
Economics and Economic Development
•Examines key economic indicators of the past and present.
•Painting a picture of the stability of the local economy.
•Economic development strategies and techniques along with future
goals/objectives/policies.
•Leland Consulting Group examining specific gaps in the local
economy.
•LCG will be involved in our proposed Sub-Area Plan.
•Our goals are to provide the community with economic data; plus,
•Provide potential opportunities so the future land use plan can be
finetuned to meet Grand Island’s and Hall County’s future needs.
Page 51 of 219
Parks and Recreation
•Utilize the current Bike/Ped Study
•Examines the existing parks and recreation facilities available
within Grand Island
•Compares the existing facilities and programs to national and
regional standards to identify any major shortages or surpluses.
•The future projections will also be compared to the population
projections.
•Goals/objectives/policies related to parks and recreation.
Page 52 of 219
Community Facilities
•Examines key facilities such as City Hall, historic sites, and education.
•Contain any goals/objectives/polices identified for public facilities.
•Examine specific levels of service needs and identify areas which may be
lacking along with ideas to solve the gaps.
Page 53 of 219
Public Safety
•Law enforcement at the city and county level including facilities
and locations
•Fire and rescue facilities and stations.
•Emergency Management and any other similar public safety
component.
•Goals/objectives/polices identified for public facilities.
Page 54 of 219
Public Health
•Public health in community planning is gaining interest
•Advent of the COVID-19 pandemic it has become an even greater topic of
discussion. The process will include:
o Inventory and map of public health assets in the County (hospitals, clinics, docs,
nurses)
o Discussion of existing City or County public health related programs
o Discussion of other policy areas which are integral to public health (parks/rec,
transportation, walkability of land uses, etc.)
o Best-practices discussion related to Covid
o Staff/stakeholder meeting to generate some public health vision/goal language
Page 55 of 219
Communication/Utilities/Energy
•Examines different means for communication within Grand
Island (newspaper, television, etc.).
•Our team will sit down with the utilities department and discuss
existing conditions, planned upgrades, and needed
improvements.
•Aid significantly in helping to determine future growth areas of
the community.
•Examine the different energy sources and needs in Grand Island.
•Goals/objectives/polices identified for public facilities.
Page 56 of 219
Hazards
•A reiteration of key goals and policies from most recent Hazard
Mitigation Plan (HMP)
•Allows key policies and projects from the HMP to become apart of
the overall planning process.
•Note: Since most HMPs are updated every five-years, these data
will need to be amended in order to stay current.
Page 57 of 219
Land Use
•Land use is a standard Comprehensive Plan element
•Redevelopment is discussed, not just development.
•Land use discussion occurs regarding barriers to future growth, areas in need
of redevelopment (may be prioritized).
•This section very graphic in order to make specific points.
•Key goals/objectives/policies are apart of this section.
•Provide an evaluation of zoning opportunities to promote affordable housing
options including increases in density, new concepts for smaller homes and
building lots, options for “Missing Middle” Housing and any other housing
types for developing quality workforce housing.
Page 58 of 219
Transportation
•Transportation –Streets, sidewalks/trails, transit, airport, railroad
•Specific policies regarding connectivity and road sharing are typically
found within this topic. Other issues may be relevant once our team
talks with the public works staff.
•Key goals/objectives/policies are apart of this as well.
•Coordinated with the recent Long-range Transportation Plan done by
the MPO
Page 59 of 219
Implementation
•Implementation, after the goals/objectives/polices are placed in
individual sections, becomes a very basic implementation
strategy.
Page 60 of 219
Zoning Regulations
•The Zoning and Subdivision Regulations will be reviewed and
amended based on the new comprehensive plan.
•Keys to this process includes:
o Evaluation of existing regulations
o Concept development based on comprehensive plan
o Format for amendment language
o Draft amendments
o Final amendments ready for public hearing and adoption
Page 61 of 219
Demograpahic
Findings
Page 62 of 219
Figure 1: Grand Island and Comparison Geographies
Page 63 of 219
Figure 3.1: Population Trends for Region 1970-2021
Source: U.S. Census Bureau 1980 -2021.
Source: U.S. Census Bureau 1970 -2021.Page 64 of 219
Figure 3.2: Population Trends for Grand Island, Hall County and Unincorporated Areas 1980-2020
Source: U.S. Census Bureau 1980 -2020.
47,690 48,925
53,534
58,607
62,895
33,180
39,386
42,940
48,520
53,131
11,142
6,374 7,185 6,506 6,314
0
10,000
20,000
30,000
40,000
50,000
60,000
70,000
1980 1990 2000 2010 2020
Hall County Grand Island Unincorporated
Page 65 of 219
Figure 3.3: Median Age, Grand Island and the Tri-Cities, 2011-2021
Source: American Community Survey 2007-2011 through 2017-2021.
Page 66 of 219
Figure 3.4: Population Pyramid, Grand Island, 2021
Source: American Community Survey 2017-2021.
Page 67 of 219
Table 3.2: Race and Ethnicity 2011-2021
Page 68 of 219
Figure 3.8: Grand Island Population Components of Change 2011-2021
Source: U.S. Census Bureau 2010-20201; Nebraska Dept. of Health and Human Services
Page 69 of 219
Grand Island Trend Line Analysis
Page 70 of 219
Figure 3.10: Population and Projections
for Grand Island
Page 71 of 219
Table 4.1: Grand Island Households 2011-2021
Page 72 of 219
Figure 4.5: Age of Existing Housing Stock
Page 73 of 219
Figure 4.13: Median Value Owner-Occupied Units 2000-2020
Figure 4.14: Median Gross Rent 2000-2020
Source: U.S. Census Bureau 2000, American Community Survey 2006-2010 & 2016-2020.Source: U.S. Census Bureau 2000, American Community Survey 2006-2010 & 2016-2020.
Page 74 of 219
Figure 5.1: Grand Island Household Income 1999 to 2019
Source: U.S. Census Bureau 2000, American Community Survey 2006-2010 & 2016-2020.
Page 75 of 219
Figure 5.2: Hall County Per Capita Income
Source: BEA Regional Economic Accounts, 1981 -2021
Page 76 of 219
Population Density and Resident
Wages by Quartile, Grand Island
Area
Page 77 of 219
Figure 5.3: Income by Educational Attainment
Source: Leland Consulting Group
Page 78 of 219
Higher Educational Attainment Trends Since 2010, Hall County
25.1
30.0
16.3
21.7
15
16
17
18
19
20
21
22
23
24
25
26
27
28
29
30
31
32
33
34
35
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
Percent of adults (25+) holding degrees by type
Associates +
Bachelors +
Source: U.S. Census, ACS surveys
Page 79 of 219
Average Labor Force and
Employment, Hall County, 2000 to
2022
32,149
31,451
25000
26000
27000
28000
29000
30000
31000
32000
33000
34000
35000
20002001200220032004200520062007200820092010201120122013201420152016201720182019202020212022average monthly workers
Labor Force
Employment
Page 80 of 219
Hall County Job Growth by Industry
Group
0
1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
Hall County Job Growth by Industry Group
Manufacturing
Health Care
Hospitality & Leisure
Business &
Professional Svcs
Wholesale, Transport,
Warehousing
Education
Other Services
Construction & Utilities
Government
Agriculture, Mining
Source: LEHD/On the Map, based on 2019 estimates (latest available)
Page 81 of 219
Figure 5.4: Hall County Households with Low (Subprime) Credit
Source: Leland Consulting Group
Page 82 of 219
Figure 5.5: Net Taxable Sales, 2010-2022
Source: Nebraska Dept. of Revenue, Non-Motor Vehicle Sales Tax Collections
$458,282,447
$959,014,142
$1,294,706,347
Page 83 of 219
Table 5.1: Labor Force, 2012-2022 Annual Average
Table 5.2: Unemployment Rates 2012-2022
Page 84 of 219
Grand Island and Hall County
Employment by Industry Group,
2019
295
1,142
1,795
2,579
2,850
2,810
3,215
3,498
4,084
7,365
47
1,107
1,377
2,449
2,451
2,530
3,000
3,261
4,004
6,299
0 2000 4000 6000 8000
Agriculture, Mining
Government
Construction & Utilities
Other Services
Wholesale, Transport, Warehousing
Education
Business & Prof Svcs
Hospitality & Leisure
Health Care
Manufacturing
Grand Island
Hall County
Page 85 of 219
Figure 5.7: Grand Island Residents’
Employment by Industry 2011-2021
Source: American Community Survey 2007-2011 & 2017-2021.
Page 86 of 219
Figure 5.8: Grand Island Travel Time to Work 2021
Source: American Community Survey 2017-2021.
Page 87 of 219
Figure 5.9: Grand Island Commuting Patterns
Figure 5.10: Mean Commute Time (minutes)
Source: Leland Consulting Group Source: Leland Consulting Group
Page 88 of 219
Figure 5.11: Workers by Industry
Group, 2019
Source: Leland Consulting Group
Grand Island health care
workplaces provide nearly 3,200
jobs in 2019 (prior to the opening
of the new hospital), but only
around 2,600 Grand Island
residents work in that industry,
meaning many jobs must be
filled by in-commuters.
Page 89 of 219
Hall County Building Permits by Type,
2000 to 2022
Source: U.S. Census Building Permit Survey
Page 90 of 219
Annual Building Permit Volumes Since
2000 for Hall, Adams, and Buffalo
Counties
0
50
100
150
200
250
300
350
400
450 total units permitted
Adams
Buffalo
Hall
Source: U.S. Census Building Permit Survey
Page 91 of 219
Median Single-Family Home Resale
Asking Prices, Hall County vs. Lancaster
County $389,950
$299,900
$170,000
$180,000
$190,000
$200,000
$210,000
$220,000
$230,000
$240,000
$250,000
$260,000
$270,000
$280,000
$290,000
$300,000
$310,000
$320,000
$330,000
$340,000
$350,000
$360,000
$370,000
$380,000
$390,000
$400,000
20172017201720182018201820182018201820192019201920192019201920202020202020202020202020212021202120212021202120222022202220222022Median List Price for Home Resales
Lancaster County
Hall County
Page 92 of 219
Recent Single-Family Home Sales, New
Construction (Post-2015) by Price,
Grand Island
Page 93 of 219
Grand Island Multifamily Inventory,
Highlighting Recent and Pipeline
Projects
Page 94 of 219
Average Multifamily Vacancy and
Asking Rents, Hall County, 2000 to 2022
Page 95 of 219
Table 5.7: Major Leasable Property, 2023 (SF)
Type Hall County Adams
County
Buffalo
County
Tri-County
Total
Hall County Share of
Tri-County
Retail 4,715,359*2,021,781*2,593,247*9,330,387*51%
Multi-Family 3,155,973 1,452,456 1,767,284 6,375,713 49%
Industrial 2,006,807 1,263,517 2,538,781 5,809,105 35%
Hospitality 1,226,875 650,562 1,160,702 3,038,139 40%
Office 961,940 375,657 995,717 2,333,314 41%
Health Care 501,059 190,035 1,807,667 2,498,761 20%
Flex 157,570 179,902 93,569 431,041 37%
Source: CoStar and Leland Consulting Group. *square feet
Page 96 of 219
Mix of Leasable (Commercial and
Multifamily) Space in Grand Island
and Vicinity
Page 97 of 219
Existing Retail Inventory, Grand Island
and Vicinity
Page 98 of 219
Total Retail Pull Factor Grand Island,
Hall County, and Region
Page 99 of 219
Figure 5.12: Hall County Retail Vacancy and Rent
Figure 5.13: Hall County Retail Inventory and Construction
Source: Leland Consulting Group Source: Leland Consulting Group
Page 100 of 219
Figure 5.14: Sam’s Club Trade Area, 2022
Source: Leland Consulting Group
Page 101 of 219
Figure 5.15: Eagle Run Shopping Center Trade Area,
2022
Figure 5.16: Grand Corners Shopping Center Trade
Area, 2022
Source: Leland Consulting Group Source: Leland Consulting Group
Home Depot,
Olive Garden,
etc.
Hy-Vee, TJ
Maxx, etc.
Page 102 of 219
Retail Opportunity Sites in Grand Island
Source: Leland Consulting Group
Page 103 of 219
Table 5.4: Basic/Non-Basic Employment By Occupation, 2021
Location
Management,
business, science, and
arts occupations
Service occupations
Sales and
office
occupations
Natural Resources, construction and maintenance occupations
Production, transportation,
and material moving
occupations
Base Multiplier
Grand Island 27.5%15.9%18.6%11.7%26.4%7.2
Hastings 30.7%22.0%17.8%8.3%21.2%7.7
Kearney 34.2%17.8%26.3%6.9%14.8%12.7
Tri-Cities 30.4%17.9%20.9%9.3%21.5%10.8
Hall County 28.8%15.3%19.2%12.0%24.8%8.0
Adams County 32.6%19.7%18.6%9.0%20.1%10.4
Buffalo County 34.0%16.7%24.7%9.0%15.6%16.7
Tri-Counties 31.5%16.7%21.1%10.3%20.4%13.2
Nebraska 39.2%15.8%20.8%9.9%14.4%n/a
Page 104 of 219
Industrial and Flex Inventory,
Grand Island Vicinity
Page 105 of 219
Hall County Industrial Vacancy
and Rent Trends
Hall County Industrial Inventory
and Construction Trends
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Hall County Industrial Inventory
and Construction Trends
Page 107 of 219
Employment Growth Trends in
Industrial Sectors, Hall County
Page 108 of 219
Figure 5.17: Hall County Office
Vacancy and Rent
Source: Leland Consulting Group
Page 109 of 219
Figure 5.18: Hall County Office
Inventory and Construction
Source: Leland Consulting Group
Page 110 of 219
4th Street Concepts
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Questions
Page 121 of 219
City of Grand Island Nebraska Affordable Housing Report
Presented to the Urban Affairs Committee
Unicameral of Nebraska
June 30, 2023
As Mandated in N.R.S.S §19-5504
Page 122 of 219
June 30, 2023 Housing Report City of Grand Island, Nebraska 2
Introduction:
This report has been prepared to the specifications of N.R.S.S §19-5504. Staff from the City of Grand
Island will be available to present this report at a hearing if such is scheduled and respond to inquiries
from members of the Urban Affairs Committee or their representative. Please direct all requests to
present or inquiries to the Hall County Regional Planning Director:
Chad Nabity, AICP
Hall County Regional Planning Department
P.O. Box 1968
Grand Island, NE 68802
308-385-5240
chadn@grand-island.com
§19-5504 (1a) An overview of the city’s current residential zoning requirements:
Unlike many cities in Nebraska and across the United States the City of Grand Island does not generally
specify what type of housing can be built in a particular zoning district outside of housing as it is
permitted in the Primary Agricultural, Secondary Agricultural, Transitional Agriculture, Light
Manufacturing and Heavy Manufacturing zones. The Grand Island Zoning Code has seven districts that
do not allow new housing of any type. These zones tend to focus on development of the Cornhusker
Army Ammunition Plant, Industrial Estates and Commercial areas of the city and its jurisdiction. Grand
Island has twelve zoning districts that permit dwelling units as a permitted use. The type of dwelling
unit is not specified but the districts do identify both minimum lot sizes and a minimum lot area per
dwelling unit; a density limitation. (eg. In the R2-Low Density Residential Zone the minimum lot size is
6000 sq. ft. and the permitted density is 1 dwelling unit per 6000 sq. ft. On a minimum size lot only a
single family home can be built. If the lot is 12,000 sq. ft. it would be permissible to build a duplex on
the lot. If the lot is 18,000 sq. ft. it would be permissible to build triplex on the lot. The residential
densities permitted in the various district range from no limitation on the density in the RO-Residential
Office and B3-Heavy Business districts to one unit per 20,000 sq. ft. in the LLR-Large Lot Residential
zone.
A chart of all of the zoning districts and the type of housing (single family and middle) allowed in each
district as matter of right based on density is attached.
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June 30, 2023 Housing Report City of Grand Island, Nebraska 3
Page 124 of 219
June 30, 2023 Housing Report City of Grand Island, Nebraska 4
Area of Grand Island City Limits where Missing Middle Housing is Permitted
Page 125 of 219
June 30, 2023 Housing Report City of Grand Island, Nebraska 5
§19-5504 (1b) The percentage of the areas of in the city zoned for residential use which permit the
construction of multifamily housing and middle housing:
Multifamily and middle housing can be constructed in every zoning district in the city that permits
dwelling units as a principal use if the density requirements are met. So the percentage of areas in the
city zoned for residential use which permit the construction of multifamily and middle housing is 100%.
§19-5504 (1c) A breakdown of new residential construction over the previous five years, including the
percentage of such construction that was single-family housing, multifamily housing and middle
housing:
The attached chart breaks down the new housing construction between 2018 and 2022 based on
permits issued.
HOUSING UNITS
2018 - 20222
YEAR S.F. * S.F. *DUPLEX *3 OR 4 *5 OR MOBILE TOTAL
HOME ATTACHED PLEX MORE HOME UNITS
2018 53 10 8 13 6 0 90
2019 64 2 10 0 26 0 102
2020 56 18 64 3 55 0 196
2021 86 12 10 0 142 1 251
2022 57 62 24 35 0 1 179
TOTAL 316 104 116 51 229 2 818
% of Total 38.63 12.71 14.18 6.23 28.00 0.24 100.00
Middle Housing* 33.13
*Some units in the 5 or more category may be located downtown and represent upper story
development that would be middle housing by definition.
*Includes construction based on permits issued within City Limits and ETJ
§19-5504 (1d) A breakdown of the residential units annexed by the city over the previous five years,
including the percentage of such units that were single-family housing, multifamily housing, and
middle housing;
All of the residential units annexed between 2018 and 2022 have been single-family homes. The city has
annexed five houses during this period and were all single-family housing.
Page 126 of 219
June 30, 2023 Housing Report City of Grand Island, Nebraska 6
§19-5504 (1e) An estimate of the per unit cost of housing in the city;
The attached chart breaks down the estimated cost new housing construction based on housing type;
single family detached, missing middle and apartments between 2018 and 2022 based on permits
issued.
HOUSING UNITS
2018 - 2022
*Includes construction cost based on permits issued within City Limits and ETJ
YEAR S.F.
HOME
S.F.
ATTACHED
MISSING MIDDLE
(2-4 units)
5 OR
MORE
2018 56 10 21 6
2019 66 2 10 26
2020 57 18 67 55
2021 86 12 10 142
2022 58 58 59 0
HOUSING UNITS
Total Cost of Construction Per Year
2018 - 2022
*Includes construction cost based on permits issued within City Limits and ETJ
YEAR S.F.
HOME
S.F.
ATTACHED
MISSING MIDDLE
(2-4 units) 5 or more
2018 $10,639,658.00 $1,557,854.00 $2,205,384.00 $568,000
2019 $14,604,570.00 $296,836.00 $1,153,279.00 $2,745,943
2020 $12,241,553.00 $2,755,378.00 $10,331,085.00 $5,371,579
2021 $21,984,282.00 $1,801,642.00 $1,493,388.00 $20,368,848.00
2022 $16,412,938.00 $11,569,710.00 $10,204,562.00 $0.000
HOUSING UNITS
Average Cost Per Unit
2018 - 2022
*Includes construction cost based on permits issued within City Limits and ETJ
YEAR S.F.
HOME
S.F.
ATTACHED
MISSING MIDDLE
(2-4 units)
5 OR
MORE
2018 $189,993.89 $155,785.40 $105,018.29 $94,666.67
2019 $221,281.36 $148,418.00 $115,327.90 $105,613.19
2020 $214,764.09 $153,076.56 $154,195.30 $97,665.07
2021 $247,014.40 $200,182.44 $149,338.80 $143,442.59
2022 $287,946.28 $186,608.23 $172,958.68 $0.000
Page 127 of 219
June 30, 2023 Housing Report City of Grand Island, Nebraska 7
§19-5504 (1f) Whether such zoning codes, ordinances, and regulations provide for density bonuses or
other concessions or incentives which encourage residential density, and the frequency with which
such bonuses , concessions, or incentives are utilized:
The city of Grand Island does not offer any concessions or incentives for density. We have amended our
street standards to make it easier for all residential subdivision to reduce the street width from 37’ back
of curb to back of curb to 32’ back of curb to back of curb under certain conditions. In addition, staff
has authorized a 34’ back of curb to back of curb street width as an alternate to the 37’ that would allow
for parking on both sides and meet provisions of the International Fire Code. The newest residential
zoning district R3-SL Medium Density Small Lot permits smaller lot sizes and is designed to allow row
house development by right.
City Council on June 13, 2023 authorized the use of High Density Polyethylene pipe for water services,
which will help lower the cost of construction as well as the cost of repairs to the service lines in the
future. The city is also considering reinstating a Life Safety Grant which will help with upper story
residential in the Downtown area.
§19-5504 (1g) Whether such zoning codes, ordinances and regulations allow the construction of
accessory dwelling units:
Accessory dwelling units are permitted in all of our residential zoning districts as a matter of right
provided that the allowed residential density for the zoning district is not exceeded and that the
accessory dwelling unit is attached to a principal building.
§19-5504 (1h) What incentives the city applies to encourage the development of affordable housing,
including both direct incentives and regulatory relief:
As mentioned above the city has made regulatory changes with the hopes of creating an environment
that allows the development of affordable housing. The city has partnered with the Housing
Development Corporation with Community Development Block Grant funds for both new and renovated
owner occupied housing.
The city has a long tradition, dating back to 1996, of partnering with developers to use Tax Increment
Financing for housing development. Of the 92 TIF projects approved by the city 56 of them have
involved housing of one kind or another.
Since the previous report was submitted the City of Grand Island has approved 12 TIF projects that
includes housing. Seven of which involved middle type housing ranging from duplex projects to a 70-unit
townhome project. Five of 13 projects are mixed-used and includes 2 projects located downtown Grand
Island.
The Grand Island Area Economic Development Corporation (EDC) applied for and received funds from
the State of Nebraska to support the development of rural workforce housing. EDC received 2 million
dollars and allocated fund through a rural workforce-housing grant for the development of three
projects totaling 23 housing units. The rural workforce housing grant consist of a 0% revolving loan with
a 24 month term or payment due at the time of sale of a housing unit whichever comes first. The Grand
Page 128 of 219
June 30, 2023 Housing Report City of Grand Island, Nebraska 8
Island Area Economic Corporation applied and received funding for a second round of rural workforce
housing funds from the State and will opening up an application period within the near future.
§19-5504 (1i) A demographic analysis of the city with trends and estimates of the housing need by
housing type and price range; and
GRAND ISLAND:COMMUNITY HOUSING STUDY WITH
STRATEGIES FOR AFFORDABLE HOUSING.
HOUSING UNIT TARGET DEMAND –HOUSEHOLD TYPE BY AMI
GRAND ISLAND, NEBRASKA
2024
HOUSEHOLD AREA MEDIAN INCOME (AMI)
Owner Units (0%-30%) (31%-60%) (61%-80%) (81%-125%) (126%+) Totals Work
Force
Sector
Elderly (55+) 0 8 12 78 124 222 54
Family 14 7 63 108 270 482 426
Special
Populations1
10 11 9 6 0 36 8
Subtotals 24 46 84 192 394 740 488
Rental Units (0%-30%) (31%-60%) (61%-80%) (81%-125%) (126%+) Totals Work
Force
Sector
Elderly (55+) 10 36 40 80 32 174 36
Family 30 36 80 139 72 320 178
Special
Populations1
12 16 10 7 21 127 93
Subtotals 52 88 130 226 125 621 307
* Includes lease- or credit-to-own units
1 Any person with a special housing need due to a cognitive and/or mobility disability
Note: Housing demand includes both new construction & purchase/rehab/resale or re-rent.
Source: Hanna:Keelan Associates, P.C., 2019.
Page 129 of 219
June 30, 2023 Housing Report City of Grand Island, Nebraska 9
GRAND ISLAND:COMMUNITY HOUSING STUDY WITH
STRATEGIES FOR AFFORDABLE HOUSING.
HOUSING UNIT TARGET DEMAND –UNIT TYPE/PRICE POINT (PRODUCT) BY AMI
GRAND ISLAND, NEBRASKA
2024
PRICE – PURCHASE COST (Area Median Income)
Owner
Units*
(0%-30%)
$88,630*
(31%-60%)
$133,000*
(61%-80%)
$207,000*
(81%-125%)
$310,000*
(126%+)
$372,000*+
Totals
Work
Force
$189,000*
1 Bedroom1 0 0 0 27 31 58 0
2 Bedroom1 7 20 30 60 80 197 56
3+ Bedroom 17 26 54 105 283 485 432
Totals 24 46 84 192 394 740 488
PRICE – PURCHASE COST (Area Median Income)
Owner
Units*
(0%-30%)
$425**
(31%-60%)
$640**
(61%-80%)
$925**
(81%-125%)
$1,140**
(126%+)
$1420**
Totals
Work
Force
$825**
1 Bedroom1 20 26 32 64 32 174 36
2 Bedroom1 22 50 68 108 72 320 178
3+ Bedroom 10 12 30 54 21 127 93
Totals 52 88 130 226 125 621 307
1 Includes Downtown Housing Units.
*Average Affordable Purchase Price; varies with unit type and household size.
**Average Affordable Monthly Rent; varies with unit type and household size.
Note: Housing demand includes both new construction & purchase/rehab/resale or re-rent.
Source: Hanna:Keelan Associates, P.C., 2019.
§19-5504 (1j) Efforts to adopt an affordable housing action plan as required under section 19-5505.
The city of Grand Island adopted an affordable housing action plan as required under section 19-5505
adopted on December 27, 2022. The plan was submitted to the Urban Affairs Committee on December
28, 2022 and is available at:
https://nebraskalegislature.gov/pdf/reports/committee/urban/Grand_Island_2021_Affordable_Housing
_Report.pdf
Page 130 of 219
GRAND ISLAND
AFFORDABLE
HOUSING PLAN
December 2022
Page 131 of 219
City
Roger Steele- Mayor
City Council
Jack Sheard - Ward 1
Michelle Fitzke - Ward 1
Maggie Mendoza - Ward 2
Mark Stelk - Ward 2
Jason Conley - Ward 3
Bethany Guzinski - Ward 3
Mitchell Nickerson - Ward 4
Mike Paulick - Ward 4
Chuck Hasse - Ward 5
Doug Lanfear - Ward 5
Planning consultants:
Plan Participants
PAGE: iGRAND ISLAND AFFORDABLE HOUSING PLAN
Page 132 of 219
PAGE: ii
Table of Contents
O verview 1
Stakeholder Engagement 3
housing conditions 5
Housing Market Assessment 15
Housing Challenges, Goals and Strategies 21
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PAGE: 1GRAND ISLAND AFFORDABLE HOUSING PLAN
Overview
This plan is designed as a supplement and
update to the 2020 Community Housing Study
with Strategies for Affordable Housing adopted in
2019, to address the requirements of LB 866 - the
Municipal Density and Missing Middle Housing
Act (Nebraska Statute 19-5501 to 19-5506), This
plan will be updated during the development of
the city’s Comprehensive Plan.
The Missing Middle Act requires cities with
populations of 50,000 or more adopt an affordable
housing action plan. The statute requires each
plan, at a minimum, to contain the following:
1. Goals for the construction of new affordable
housing units, including multi-family housing
and middle housing, with specific types and
numbers of units, geographic locations,
and specific actions to encourage the
development of affordable housing, middle
housing, and workforce housing;
2. Goals for a percentage of areas in the city
zoned for residential use which permit the
construction of multi-family housing and
middle housing;
3. Plans for the use of federal, state, and local
incentives to encourage affordable housing,
middle housing, and workforce housing,
including the Affordable Housing Trust
Fund, the Local Option Municipal Economic
Development Act, tax-increment financing,
federal community development block grants,
density bonuses, and other nonmonetary
regulatory relief; and
4. Updates to the city’s zoning codes,
ordinances, and regulations to incentivize
affordable housing.
Terminology Within The Plan
There are a number of abbreviations and
terminology used throughout this plan and the
Missing Middle Act.
Abbreviations
ADA - Americans With Disability Act
ADU - Accessory Dwelling Unit
AMI - Area Median Income (see table below)
CDBG - Community Development Block
Grant
HUD - U.S. Department of Housing and
Urban Development
SID - Sanitary Improvement District
TIF - Tax Increment Financing
Terminology and Definitions
For purposes of the Municipal Density and Missing
Middle Housing Act:
• Accessory Dwelling Unit (ADU) means an
interior, attached, or detached residential
structure that is used in connection with,
or that is an accessory to, a single-family
dwelling and is located on the same lot or
parcel as such single-family dwelling;
• Affordable Housing means residential
dwelling units affordable to a household
earning not more than eighty percent (80%)
HUD 2020
Income Limits
Persons In Family
1 2 3 4 5 6 7 8
30% AMI $15,050 $17,240 $21,720 $26,200 $30,680 $35,160 $39,640 $44,120
50% AMI $25,100 $28,650 $32,250 $35,800 $38,700 $41,550 $44,400 $47,300
80% AMI $40,150 $45,850 $51,600 $57,300 $61,900 $66,500 $71,100 $75,650
Page 134 of 219
PAGE: 2INTRODUCTION AND METHODOLGy
of the income limit as set forth by the United
States Department of Housing and Urban
Development under its Income Limits
Documentation System, as such limits existed
on January 1, 2020, for the county in which
the units are located and for a particular
household size;
• Cost Burdened Households are those that
pay more than 30% of their income for housing
expenses.
• Cottage Cluster means a grouping of no
fewer than four (4) detached housing units per
acre with a footprint of less than nine hundred
(900) square feet each and that includes a
common courtyard;
• Density Bonus means a density increase
over the otherwise maximum allowable
residential density under a city’s zoning codes,
ordinances, and regulations;
• Middle Housing means:
a. Duplexes
b. Triplexes
c. Quadplexes
d. Cottage clusters
e. Townhouses
• Townhouse means a dwelling unit
constructed in a row of two or more attached
units where each dwelling unit is located on
an individual lot or parcel and shares at least
one common wall with an adjacent unit; and
• Workforce Housing means:
a. Housing that meets the needs of working
families;
b. Owner-occupied housing units that have
an after-construction appraised value
of at least one hundred twenty-five
thousand dollars but not more than two
hundred seventy-five thousand dollars to
construct;
c. Owner-occupied housing units for which
the cost to substantially rehabilitate
exceeds fifty percent of a unit’s assessed
value;
d. Upper-story housing for occupation by a
homeowner;
e. Housing that does not receive federal
or state low-income housing tax credits,
community development block grants,
HOME funds or funds from the Affordable
Housing Trust Fund.
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PAGE: 3GRAND ISLAND AFFORDABLE HOUSING PLAN
Stakeholder Engagement
Understanding how the public, developers and
other stakeholders perceive the challenges and
needs of Grand Island’s housing market is a key
component in developing achievable goals and
strategies that are embraced by the community
and lead to successful outcomes.
During the initial development of the Affordable
Housing Action Plan, two weeks of stakeholder
interviews were conducted, which included
housing developers, builders, local officials,
Realtors, property investors and residents. This
plan will be updated as the city’s comprehensive
plan is developed and additional stakeholder
input is gathered.
The general themes and comments from the
initial engagement process are summarized
below.
Finding Quality, Affordable
Housing is Challenging and
Affects Quality of Life
• The housing market in Grand Island is
considered tight, which means there are very
few vacancies which can accelerate sales or
rental costs beyond normal inflationary rates.
• Many developers and builders indicated the
costs to construct housing (materials, labor,
etc.) make building affordable housing a
challenge without public subsidies.
• young adults are concerned they will never be
able to afford to purchase a home.
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PAGE: 4COMMUNITy ENGAGEMENT
A Variety of Housing Types are
Needed
• Stakeholders felt there is strong demand for
higher-density and “missing middle” housing
in Grand Island;
• There is strong demand across the entire
housing spectrum including rental and
ownership.
• Accessible housing is a challenge to find, and
assisting those residents wanting to age in
place should be a priority.
Active market Engagement is
Critical To Solve the Housing
Challenges
• Developers felt most housing projects are not
feasible without public financing such as TIF.
• As interest rates rise, single-family production
may stall due to increased borrowing costs
and lessening affordability; allowing builders
to respond with alternative housing types such
as townhomes, duplex, and triplex products
will be necessary over the next 5 to 10 years.
• Stakeholders indicated some surrounding
communities are actively acquiring land and
building housing to support Grand Island’s
workforce, which results in the city losing
residents to those communities.
• Stakeholders felt Grand Island should be
more proactive and less reactive in supporting
housing construction.
Housing is an Economic
Development and Workforce Issue
• Housing is a major issue affecting talent
recruitment and the ability of firms to expand.
• Businesses leaders expressed concern about
future workforce availability, and housing
shortages may cause some businesses to
relocate.
Developing Housing in Grand
Island can be a Challenge
• Stakeholders are concerned about the lack of
land for sale, or the high costs of such land.
• Participants encouraged Grand Island to
proactively acquire land for development,
which other communities have done to
facilitate housing development.
• Excessive public infrastructure and
development requirements, such as overly
wide streets, add to the cost of housing.
• Some felt that Grand Island puts up small road
blocks to development or other activities.
• Participants felt the local lending environment
in Grand Island can be challenging, especially
working with local lenders.
Page 137 of 219
PAGE: 5GRAND ISLAND AFFORDABLE HOUSING PLAN
housing conditions
This section examines the existing and projected
housing market conditions for Grand Island,
with a focus on affordable and missing middle
housing, at risk households and how Grand Island
compares to the larger State of Nebraska.
Data used in this study comes from a variety of
sources including the U.S. Census Bureau, U.S.
Department of Housing and Urban Development,
Hall County Assessor, third-party vendors, and
qualitative data from focus group participants.
Ultimately the demand analysis is based on
several factors, including:
• Estimated vacancy rates
• Projected population and household change
from third-party providers.
• Current structural conditions (structures
needing to be replaced or improved)
• Estimated pent up demand
Population and Household Trends
Overall, Grand Island has seen robust growth
over the past two decades, both in population
and households. As table 3.1 illustrates, Grand
Island grew 13% between 2000 and 2010 and 9.5%
between 2010 and 2020.
The ESRI current estimate and five-year projection
anticipate a 1.2% increase in population and 1.1%
increase in households between 2020 and 2022,
and a slight decrease over the next five years.
While these projections anticipate a growth rate
significantly less than historical averages, we do
not anticipate Grand Island losing population
based on current building permit activity.
However, significant changes to the economic
base of Grand Island and the Tri-Cities over the
next five years will likely have an impact on the
Page 138 of 219
PAGE: 6ExISTING CONDITIONS
Table 1. Grand Island Population and Households
Population % Change Households % Change
2000 42,940 16,426
2010 48,520 13.0%18,326 11.6%
2020 53,131 9.5% 19,981 9.0%
2022* 53,772 1.2% 20,209 1.1%
2027* 53,608 -0.3% 20,126 -0.4%
Source: U.S. Census, *ESRI estimates
population and household growth, and ultimately
housing demand.
Current Vacancy Rates
A housing market is considered healthy when
the effective vacancy rates are between 5%
to 7%. This ensures an adequate product for
new housing moving into a community and for
existing residents to move into housing that better
supports their household needs. A constrained
housing market leads to price escalation, potential
difficulties in attracting workers to a region,
exasperating a tight labor market and hampering
economic growth. The lack of available housing
may also cause frustration from existing residents
who may not find the desired product for their
current lifestyle and may choose to leave the
community in search of housing that fits their
needs.
Conversely, a housing market with high vacancy
rates can be problematic for a community. High
vacancy rates may place downward pressure on
for-sale and rental housing. While lower-cost
housing is advantageous for renters and home
buyers, it can result in less operating income for
rental housing and less ability to borrow against a
home’s equity, leading to deferred maintenance
and improvements.
The 2020 ACS estimates Grand Island’s overall
vacancy rate is 5.6%. However, the effective
vacancy rate is 1.5%. The effective vacancy rate
excludes non-full-time housing units such as
seasonal units, migrant housing and “other vacant
units.” The estimated for-sale vacancy rate is
0.98%, and the estimated rental vacancy rate is
2.37%. As a comparison, the Q3 2022 average for-
sale vacancy rate was 0.9% and the rental vacancy
rate for the Midwest states was 7.1%.
Housing Age and Condition
While the housing stock in Grand Island
continues to age, the share of older units is less
than the state overall. However, as each year
passes the housing stock ages, and if new units
are not placed in service or existing units are
not maintained or renovated, neighborhoods
can deteriorate, leading to disinvestment and
dissatisfaction.
As Table 2 illustrates, the number of housing units
by year of construction. Over half of the structures
constructed in Grand Island were built before
1973, which is similar to the overall state. Just
under 15% of the housing in Grand Island has been
constructed in the past two decades.
Despite an aging housing stock, Grand Island
housing appears to be well maintained. As Table
4 illustrates, approximately 8.1% of the residential
structures are considered below average by data
provided by the Hall County Assessor’s Office.
However, this accounts for over 1,200 structures
throughout the city. If properties are allowed to
fail into disrepair either because the owner does
Page 139 of 219
PAGE: 7GRAND ISLAND AFFORDABLE HOUSING PLAN
not have the resources to maintain the structure
or simply through neglect, properties can become
highly dilapidated. At some point, if there is no
intervention, it may cost more to rehabilitate the
structure than is economically feasible and in
many of those cases, these properties become
abandoned.
Housing Type
A diverse variety of housing types within a
community enables residents to more easily
find housing that fits the current needs of their
household. Grand Island has a more diverse
housing stock compared to the overall State of
Nebraska. As Table 5 illustrates, 63% of Grand
Island’s housing are single-family detached units,
compared to 72% in the overall state.
“Missing middle” units are also better represented
in Grand Island compared to the overall state.
Approximately 15% of Grand Island’s housing
meets the definition of Missing Middle Housing,
compared to just under 9% within the entire state.
In addition to a variety of housing types, the
diversity of bedrooms is equally important to
ensure the housing stock is appropriate for the
size of a community’s families and households.
The mix of bedroom diversity in Grand Island is
similar to the state overall as illustrated in Table 3.
Table 2. Number of Units by year Built
Grand Island State of Nebraska
Units Share Units Share
2014 or later 815 3.9% 30,647 3.6%
2010 to 2013 557 2.7% 24,500 2.9%
2000 to 2009 1,707 8.2% 93,559 11.1%
1990 to 1999 2,400 11.6% 98,093 11.6%
1980 to 1989 2,240 10.8% 79,705 9.4%
1970 to 1979 3,549 17.1% 133,254 15.8%
1960 to 1969 2,663 12.8% 93,881 11.1%
1950 to 1959 2,456 11.8% 80,073 9.5%
1940 to 1949 1,205 5.8% 40,750 4.8%
1939 or earlier 3,166 15.3% 169,786 20.1%
Total 20,758 844,248
Median year Built 1973 1973
Source: 2020 ACS
Table 3. Number of Bedrooms
Bedrooms Grand Island Nebraska
Units Share Units Share
0 595 2.9%15,807 1.9%
1 2,498 12.0%91,084 10.8%
2 5,957 28.7%217,701 25.8%
3 7,100 34.2%306,601 36.3%
4 3,165 15.2%158,682 18.8%
5 +1,443 7.0%54,373 6.4%
Total:20,758 844,248
Page 140 of 219
PAGE: 8ExISTING CONDITIONS
Table 4. Residential Condition by year Built
Residential
Condition
1862-
1881
1882-
1901
1902-
1921
1922-
1941
1942-
1961
1962-
1981
1982-
2001
2002-
2022
Total
Structures
% Of
Total
Low 18 37 24 18 15 2 4 118 0.8%
Fair 4 69 217 148 135 496 64 4 1137 7.3%
Average 28 319 1321 1239 2324 3569 1323 1718 11841 76.4%
Good 3 43 202 201 254 474 481 516 2174 14.0%
Very Good 4 43 27 32 44 27 7 184 1.2%
Excellent 1 10 6 4 11 2 1 35 0.2%
Total
Structures 35 454 1830 1645 2767 4609 1899 2250 15489
% Of Total 0.2%2.9%11.8%10.6%17.9%29.8%12.3%14.5%
Source: Hall County Assessor’s Office
Table 5. Existing Housing Type
Grand Island State of Nebraska
Units Share Units Share
Single-family, detached 13,096 63.1% 609,852 72.2%
Single-family, attached 1,319 6.4% 34,375 4.1%
Duplex 798 3.8% 16,877 2.0%
Tri- or Quadplex 1,513 7.3% 21,888 2.6%
5 to 9 854 4.1% 34,026 4.0%
10 to 19 777 3.7% 38,639 4.6%
20 to 49 410 2.0% 32,763 3.9%
50 or more 1,073 5.2% 28,070 3.3%
Mobile home 918 4.4% 27,504 3.3%
Boat, RV, van, etc.0 0.0% 254 0.0%
Total 20,758 844,248
Source: 2020 ACS
Page 141 of 219
Cost Burden and At-Risk Households
Other key factors to examine are those
households at risk of entering into a housing crisis,
becoming homeless, or due to income constraints
not able to maintain their housing. The 2020 ACS
poverty rate estimate for Grand Island (11.8%) is
slightly higher than the overall poverty rate in
Nebraska (10.8%). Those households tend to be
the highest risk for homelessness because they
are living on the financial edge and may have
issues of income, food and housing insecurity.
Table 6 illustrates the number of Grand Island
residents that may be at risk or have challenges
finding appropriate housing. An estimated 5, 246
households (26.7%) in Grand Island contain at least
one member with a disability. The disability may
be mobility, sensory or cognitive.
As the population ages, the number of
households with a person having a disability
will likely continue to grow. There will likely be
increased demand for additional in-home care
and there will be a need to construct or renovate
existing housing to be fully accessible or visitable.
A visitable home is one that can be lived in or
visited by people who have trouble with steps
or who use wheelchairs or walkers. A house is
considered visitable when it meets three basic
requirements:
1. One zero-step entrance
2. Doors with 32 inches of clear passage space
3. One bathroom on the main floor accessible by
wheelchair.
Efforts should be made to ensure new home
construction and publicly funded renovation
programs work toward increasing the number of
visitable homes in Grand Island. The additional
cost to make these improvements is small, but
will pay large dividends by extending the time
a person can age in place and allow mobility-
challenged individuals to visit friends and family.
The U.S. Department of Housing and Urban
Development defines cost burdened households
as those spending more than 30% of their
household income on housing costs. Severely
cost burdened households are those spending
50% or more of their household income on
housing costs. Housing costs include mortgage or
rent, and utilities.
As Table 7 illustrates, over 13.5% of Grand Island’s
households are cost burdened and an estimated
10.6% are severely cost burdened.
PAGE: 9GRAND ISLAND AFFORDABLE HOUSING PLAN
Table 6. At Risk Households
Grand Island Share
2020 Households Below the Poverty Level 2,313 11.8%
2020 Households with 1+ Persons with a Disability 5,246 26.7%
2020 Population with a Disability 6,461 12.8%
Hearing Difficulty 2,044 4.0%
Vision Difficulty 1,236 2.4%
Cognitive Difficulty 2,603 5.6%
Ambulatory Difficulty 2,982 6.4%
Self-Care Difficulty 1,180 2.5%
Independent Living Difficulty 1,967 5.4%
Source: Census
Page 142 of 219
Affordable Rental housing
Communities can have a mismatch, or gap,
between the number of units with affordable
rents, versus the number of households who
can afford those rents without becoming cost
burdened. Table 8 estimates the number of renter
households living in units that are affordable
to their respective household income cohort,
compared to the number of units available which
are affordable for that household.
The columns are the estimated number of rental
units affordable to Grand Island households
by income range. For example, there are and
estimated 994 rental units that are affordable to
households earning less than 30% AMI.
The rows estimate the number of rental
households within each income range. For
example, there are an estimated 1,794 renter
households who earn less than 30% AMI.
Of those households, 570 live in units that have
rents affordable to those earning less than 30%
AMI, 875 live in housing with rents affordable to
households making between 30% and 50% AMI,
334 live in housing affordable to households
making between 50% and 80% AMI, and 15 live
rental housing affordable to households making
between 80% and to 100% AMI.
Taken as a whole, Table 8 illustrates there is a
likely a need for approximately 800 units (1,794
PAGE: 10ExISTING CONDITIONS
Table 7. Cost Burdened Households
Cost Burden Owner
Occupied %Renter
Occupied %Total %
Greater than 30% but less
than or equal to 50%1,050 9.2%1,550 19.5%2,600 13.5%
Greater than 50%480 4.2%1,560 19.6%2,040 10.6%
Not Cost Burdened 9,735 86.0%4,720 59.5%14,455 75.1%
No Income 45 0.0%105 1.3%150 0.8%
Grand Total 11,310 100.0%7,935 100.0%19,245 100.0%
Source: 2015-2019 Comprehensive Housing Affordability Strategy (CHAS)
Table 8. Affordable Rental Units by Household Income
Occupied Units With Affordable Rents
Household Income Less than
30% AMI
30% AMI to
50% AMI
50% to
80% AMI
80% to
100% AMI Total
Less than 30% AMI 570 875 334 15 1,794
30% AMI to 50% AMI 215 835 420 65 1,535
50% to 80% AMI 70 1,000 865 35 1,970
80% to 100% AMI 29 440 315 20 804
Greater than 100% AMI 110 775 820 115 1,820
Grand Total 994 3,925 2,754 250 7,923
Source: 2015-2019 Comprehensive Housing Affordability Strategy (CHAS)
Page 143 of 219
- 994) with rents affordable for those who earn
less than 30% AMI. Interestingly, an estimated
110 households earning more than 100% AMI are
living in units affordable to those earning less
than 30% AMI. There is likely demand for step-up
rental housing, which could open up lower cost
units for low- and moderate-income residents.
Affordable Ownership housing
Similarly to renters, homeowners may be living in
homes above or below what they can afford for
their household income. Table 9 estimates the
number of homeowners living in homes whose
prices are affordable to their respective household
income cohort.
As the table illustrates, an estimated 4,824
homeowners live in homes estimated to be
affordable to households earning less than 50%
AMI. Approximately 1,905 of those owners earn
more than 100% AM, or well under what they
might be able to afford.
The table also indicates there is likely demand
for existing homeowners looking for “step-up”
housing that is newer, and with more modern
amenities. There are 6,484 households earning
more than 100% AMI, and most are living in homes
with estimated values that are significantly lower
than they can afford.
PAGE: 11GRAND ISLAND AFFORDABLE HOUSING PLAN
Table 9. Affordable Ownership Units by Household Income
Occupied Units With Affordable Prices
Household Ranges Less than
50% AMI
50% to 80%
AMI
80% to
100% AMI
Greater
than
100% AMI
Total
Less than 30% AMI 410 170 25 35 640
30% AMI to 50% AMI 500 230 35 30 795
50% to 80% AMI 1190 720 65 49 2,024
80% to 100% AMI 819 415 90 45 1,369
Greater than 100% AMI 1,905 3,095 704 780 6,484
Total 4,824 4,630 919 939 11,312
Source: 2015-2019 Comprehensive Housing Affordability Strategy (CHAS)
Page 144 of 219
Employment and Jobs
The regional economy has a direct effect on
the housing market. Job growth without the
corresponding increase in housing units can
create upward pressures on the housing market,
leading to price inflation and dissatisfaction with
the perceived value of neighborhoods. Existing
homeowners during these periods of price
escalation may see the upward movements
of prices as a great return on their investment,
while renters may see the opportunities for home
ownership out of reach.
In addition, potential new residents may see
high housing costs as a reason to look to other
communities for employment. Conversely, if there
is an economic downturn and a corresponding
loss of jobs within the community, there may
be downward pressures on the housing market
pushing values lower because the demand has
lessened. Homeowners may see this as a loss in
their equity, while renter households may see this
as an opportunity to move into homeownership
because they were previously priced out.
Employment and jobs data for this study
are derived from the Census Bureau’s Local
Employment Dynamics (LED) Partnership
program. The LED program integrates existing
data from state-supplied administrative records
on workers and employers with existing censuses,
surveys and other administrative records. This
data provides insights into where residents
within a community work, their earnings, basic
demographics and industry sectors. The LED
program also provides data on the types of jobs
within a community and the characteristics of
commuters who fill those jobs.
According to the 2019 LED data, there were 30,423
jobs in Grand Island, which has remained steady
over the past decade. Between 2010 and 2019,
there was a slight overall job growth of 0.6%. See
Table 11 on the next page.
The top five sectors with the largest growth in jobs
between 2010 and 2019 included:
• Administration and Support (432)
• Accommodation and Food Service (354)
• Educational Services (197)
• Manufacturing (189)
• Transportation and Warehousing (187)
The top five sectors with the largest loss in jobs
between 2010 and 2019 included:
• Retail Trade (-433)
• Healthcare and Social Assistance (-395)
• Wholesale Trade (-376)
• Other Services (-136)
• Public Administration (-132)
Despite the slight job growth in Grand Island, the
number of employed residents has grown by
over 12% during that same period. In 2010, there
were an estimated 22,242 employed residents,
compared to 25,198 in 2019. Table 10 illustrates
the top five Grand Island resident employment
sectors.
Table 10. Top Five Resident Employment Sectors
Jobs Share
Manufacturing 6,014 23.9%
Health Care and Social
Assistance
3,175 12.6%
Retail Trade 2,850 11.3%
Accommodation and Food
Services
2,134 8.5%
Educational Services 2,023 8.0%
Source: U.S. Census 2019 LED Program
PAGE: 12ExISTING CONDITIONS
Page 145 of 219
PAGE: 13GRAND ISLAND AFFORDABLE HOUSING PLAN
Table 11. Jobs by Industry Sector
2019 2015 2010 Change
2010-2019
Count Share Count Share Count Share Count %
Agriculture, Forestry, Fishing and
Hunting 47 0.2%41 0.1%11 0.0%36 327.3%
Mining, Quarrying, and Oil and
Gas Extraction 0 0.0%6 0.0%7 0.0%-7 -100.0%
Utilities 82 0.3%90 0.3%115 0.4%-33 -28.7%
Construction 1,295 4.3%1,329 4.3%1,284 4.2%11 0.9%
Manufacturing 6,299 20.7%6,004 19.4%6,110 20.2%189 3.1%
Wholesale Trade 1,067 3.5%1,226 4.0%1,443 4.8%-376 -26.1%
Retail Trade 3,898 12.8%4,423 14.3%4,331 14.3%-433 -10.0%
Transportation and Warehousing 1,384 4.5%1,266 4.1%1,197 4.0%187 15.6%
Information 218 0.7%284 0.9%313 1.0%-95 -30.4%
Finance and Insurance 1,227 4.0%1,069 3.4%1,226 4.1%1 0.1%
Real Estate and Rental and
Leasing 335 1.1%351 1.1%291 1.0%44 15.1%
Professional, Scientific, and
Technical Services 761 2.5%722 2.3%750 2.5%11 1.5%
Management of Companies and
Enterprises 459 1.5%527 1.7%314 1.0%145 46.2%
Administration & Support, Waste
Management and Remediation 1,609 5.3%1,655 5.3%1,177 3.9%432 36.7%
Educational Services 2,530 8.3%2,331 7.5%2,333 7.7%197 8.4%
Health Care and Social
Assistance 4,004 13.2%4,574 14.8%4,399 14.5%-395 -9.0%
Arts, Entertainment, and
Recreation 572 1.9%487 1.6%403 1.3%169 41.9%
Accommodation and Food
Services 2,689 8.8%2,611 8.4%2,335 7.7%354 15.2%
Other Services (excluding Public
Administration)840 2.8%964 3.1%976 3.2%-136 -13.9%
Public Administration 1,107 3.6%1,050 3.4%1,239 4.1%-132 -10.7%
Total 30,423 31,010 30,254 169 0.6%
Source: U.S. Census 2019 LED Program
Page 146 of 219
PAGE: 14ExISTING CONDITIONS
Page 147 of 219
PAGE: 15GRAND ISLAND AFFORDABLE HOUSING PLAN
Housing Market Assessment
The demand for additional housing in Grand
Island is significant, and the need exists for
both new ownership and rental housing units.
The addition of new housing can be completed
through new construction, or the substantial
rehabilitation of units not currently on the market.
The current estimated rental vacancy rate is
2.37% and the estimated ownership vacancy
rate is 0.98%, The effective vacancy rate is
approximately 1.54%. The effective vacancy rate
is a measure of the actual number of vacant
properties that are available for sale or rent. A
healthy housing market should have an effective
vacancy rate of between 5% and 7%. Below,
we discuss the potential housing demand and
production needs to achieve an effective vacancy
rate between 5% and 7%.
Grand Island Demand Analysis
The housing demand for Grand Island is
determined by a four major elements: Current
needs, projected household change, pent up
demand, and commuter capture.
1. Current Needs are the net number of housing
units needed to bring the housing market into
a healthy vacancy rate. It is the difference
between units needed and existing units that
are for-sale or for rent.
2. Projected Household Change is the
forecasted change in the number of
households in Grand Island. The five-year
projection indicates a small decrease in
housing units are expected.
Page 148 of 219
PAGE: 16HOUSING MARkET ASSESSMENT
Table 12. Current and Projected Housing Units by Tenure
2020 Census 2022 Estimate 2027 Projection 2022
-2027
Number %Number %Number %%
Change
Population 53,131 53,772 53,608 -0.3%
Total Housing Units 20,758 100.0%21,364 100.0%21,603 100.0%1.1%
Occupied Units 19,601 94.4%20,209 94.6%20,126 93.2%-0.4%
Owner 11,528 58.8%12,027 59.5%12,167 60.5%1.2%
Renter 8,073 41.2%8,182 40.5%7,959 39.5%-2.8%
Vacant Units 1,157 5.6%1,155 5.4%1,477 6.8%21.8%
Source: ESRI, Census
3. Commuter Capture is the potential demand
from those commuting into Grand Island for
work.
4. Pent-Up Demand is demand that exists within
existing households whose housing situation is
less than ideal. Pent-up demand is comprised
of three main sources: those who are living in
substandard conditions (overcrowding, poor
condition, etc. ), cost-burdened households
looking for a more affordable housing
alternative, and lastly those households
who may be looking to “move up” to a more
expensive home.
5. Pipeline Projects are housing projects that
are currently underway or in the final planning
stages and likely to move forward in the next
12 - 18 months.
As Table 12 illustrates, over the next five years
Grand Island’s population is expected to remain
relativity flat and may decrease to 53,608 persons,
within 21,603 households. This is a relatively
flat growth prediction when the margin of error
is considered and the population may in fact
increase slightly.
Based on the current low homeownership and
rental vacancy rates, and historic absorption rates
of new housing units, this population projection is
likely low, and Grand Island will increase in both
households and population.
While the number of households is projected to
decline, the number of vacant units is projected
to increase. A rehabilitation incentive program
should be an element of the housing strategy
to decrease the growing number of vacant
structures.
Table 14 illustrates current and projected
estimated households by income range. The
first two columns are the 2020 HUD Area Median
Income ranges and associated incomes. In 2020,
21% of the households earn less than 30% AMI,
and 41% earn more than 100% AMI. As the table
indicates, much of the household growth will
occur in households earning over 100% AMI.
However, this can change based on inflationary
pressures and changes in wages throughout the
area.
Page 149 of 219
PAGE: 17GRAND ISLAND AFFORDABLE HOUSING PLAN
Table 13. Current Housing Needs
Current Needs Current Demand
Current
Rates
Low
vacancy
Average
Vacancy
High
Vacancy
Low
vacancy
Average
Vacancy
High
Vacancy
Rental Vacancy Rate 2.37%6%8%10%6%8%10%
Ownership Vacancy
Rate 0.98%1.0%1.5%2%1.0%1.5%2%
Effective Vacancy Rate 1.54%
For Sale Units 118 120 180 241 2 62 122
Rental Units 194 491 655 818 297 461 624
Total Available Units 312 611 835 1059 299 523 747
Effective Vacancy Rate 3%4%5%
Source: ESRI, CPI
Table 14. Median Income by Household
Households
Area Median Income Range 2020 2027 Change
0% - 30%Less than $26,200 4175 21%3635 18%-540
31% - 50%$26,201 - $35,800 1720 9%953 5%-767
51% - 80%$35,801 - $57,300 4089 21%3339 17%-750
81% - 100%$57,301 - $66,300 1471 8%1403 7%-68
101% - 150%$66,301 - $99,450 3982 20%4993 25%1011
Greater than 150%Greater than $99,541 4164 21%5623 28%1459
Total Households 19,601 19,946 345
Source: ESRI, CPI
Table 13 illustrates the current needs and demand
based on existing vacancy rates in Grand Island.
The rental housing vacancy rate is estimated to be
2.37% and the estimated homeowner vacancy rate
is 0.98%.
Based on these rates, at any given time, there
are approximately 118 for-sale units and 194 for-
rent units available. The Current Needs columns
illustrate the number of needed for sale or rental
units to satisfy the current needs by vacancy rate.
In other words, it’s the number of units that should
currently be available in a healthy housing market.
The Current Demand columns illustrate the
potential demand, which is calculated as (current
needs - current supply). A positive number
indicates demand for net new units, and negative
number indicates a housing surplus. These needs
are based on current vacancy rates.
Page 150 of 219
PAGE: 18HOUSING MARkET ASSESSMENT
Table 15. Current Housing Demand
Current Demand
Effective Ownership
Vacancy Rate 1.0%1.5%2%
New For Sale Units 2 62 122
10% Substandard
Ownership Units 27 27 27
5% Commuter Capture 437 437 437
“Step Up” Demand 95 95 95
Pipeline Projects 140 140 140
Potential Ownership
Demand 421 386 446
Effective Rental Vacancy
Rate 6%8%10%
New Rental Units 297 461 624
15% Cost Burdened
Renters 419 419 419
10% Substandard Rental
Units 64 64 64
10% Commuter Capture 874 874 874
Pipeline Projects 354 354 354
Potential Rental Demand 1,299 1,463 1,626
Total Potential Demand 1,720 1,849 2,073
Source: CPI
Potential Housing Demand
There is very high demand for new housing units
in Grand Island. Table 15 illustrates the estimated
potential housing demand generated through
current needs, pent up demand, and potential
commuter capture.
There is an estimated potential demand for
between 1,720 and 2,073 new housing units.
Most of this demand is for rental housing, and it
is important to note that a significant amount of
demand is driven by the ability to attract existing
commuters to Grand Island.
The demand for additional housing over the next
five years is not anticipated to grow much more
than the current demand, as illustrated in Table 16.
The ESRI population and household projections
indicate relatively flat growth, thus the five-year
housing demand projections are nearly identical
to the current needs. These population projects
are likely low given the current vacancy rates and
historic growth. Additionally, a positive change
in the employment base should induce housing
demand above the current projections.
Table 16. Future Demand - 2027
2027 Demand
Effective Ownership
Vacancy Rate 1.5%2.0%2.5%
New For Sale Units 4 64 125
10% Substandard
Ownership Units 27 27 27
5% Commuter Capture 437 437 437
“Step Up” Demand 95 95 95
Pipeline Projects 140 140 140
Potential Ownership
Demand 423 484 544
Effective Rental Vacancy
Rate 6%8%10%
New Rental Units 284 443 602
15% Cost Burdened
Renters 419 419 419
10% Substandard Rental
Units 95 95 95
10% Commuter Capture 874 874 874
Pipeline Projects 354 354 354
Potential Rental Demand 1,318 1,477 1,636
Total Potential Demand 1,740 1,960 2,180
Source: CPI
Page 151 of 219
PAGE: 19GRAND ISLAND AFFORDABLE HOUSING PLAN
Workforce Housing Needs
The previous section discussed the overall
housing demand presently and in 2027. This
section examines the portion of the demand
focused on workforce and affordable housing.
Workforce housing demand is similar to the
overall housing demand, but accounts for
households in certain income ranges. Pent-up
demand is limited to those households earning
over 80% AMI. Commuter capture is limited to
those workers earning more than $3,333/month
for owner occupied demand, and more than
$1,251/month for rental housing demand.
Table 17 and Table 18 illustrate the potential
workforce housing demand. Table 17 is the
current demand; while, Table 18 is the anticipated
demand in 2027.
The current potential workforce housing demand,
ranges from 715 total units to 1,163 total units.
These numbers account for between 41.5% to
75.6%% of the total housing demand in Grand
Island.
There are currently 202 housing units within
two pipeline projects that meet the definition of
workforce housing. There is great demand in the
rental side of the housing market.
By 2027, the estimated workforce housing
demand remains unchanged. The potential
housing demand is heavily influenced by the
lack of existing rental units and the number of
commuters working in Grand Island.
Affordable Housing Needs
Affordable housing means residential dwelling
units affordable to a household earning not more
than eighty percent (80%) of the Area Median
Income (AMI). In 2020, there were approximately
9,984 households who met this definition.
As discussed in the previous section, there are a
significant number of cost burdened households,
particularly rental households, and there is a lack
of rental housing affordable to those make less
than 30% AMI.
There are approximately 5,299 renter households
earning 80% AMI or less, and there are
approximately 7,673 rental units that are meet the
definition of affordable housing. While there are
technically enough affordable units compared to
overall households, an estimated 1,794 extremely
low-income households are living in non-
affordable units.
The affordable rental housing gap is
approximately 800 rental units targeted to
those who earn less than 30% AMI. If additional
affordable, or “step-up” units were developed, this
may free up existing affordable units
Within the ownership market, there are
approximately 3,459 homeowner households
earning at or below 80% AMI. According to
HUD estimates, within Grand Island, there are
approximately 9,454 occupied ownership units
that are considered “affordable”.
While technically there is no affordable housing
“gap” in the ownership market, many focus group
participants raised concerns about ongoing
affordability due to high property taxes, and
concerns about being able to age in place due to
a lack of ADA accessible housing.
Given that nearly a quarter of Grand Island’s
households have at least one person with a
disability, efforts should be made to encourage
accessible or visitable housing in all future
developments, particularly those that receive
public assistance.
Page 152 of 219
PAGE: 20HOUSING MARkET ASSESSMENT
Table 17. Current Workforce Housing Demand
Net Demand
Effective Ownership
Vacancy Rate 1.0%1.5%2%
New For Sale Units 2 62 122
10% Substandard
Ownership Units (80% AMI)9 9 9
5% Commuter Capture
(earning $3,333+/ month)193 193 193
“Step Up” Demand 95 95 95
Pipeline Projects 202 202 202
Total Ownership Demand 96 156 216
Effective Rental Vacancy
Rate 6%8%10%
New Rental Units 297 461 624
15% Cost Burdened
Renters 8 8 8
10% Substandard Rental
Units 12 12 12
10% Commuter Capture
(earning $1,251+/ month)302 302 302
Pipeline Projects 0 0 0
Total Rental Demand 619 782 946
Total Potential Demand 715 939 1,163
Source: CPI
Table 18. Future Workforce Housing Demand
Net Demand
(2027)
Effective Ownership
Vacancy Rate 1.0%1.5%2%
New For Sale Units 4 64 125
10% Substandard Ownership
Units (80% AMI)9 9 9
5% Commuter Capture
($3,333+ / month)193 193 193
“Step Up” Demand 95 95 95
Pipeline Projects 202 202 202
Total Ownership Demand 98 158 219
Effective Rental Vacancy
Rate 6%8%10%
New Rental Units 284 443 602
15% Cost Burdened Renters 8 8 8
10% Substandard Rental
Units 12 12 12
10% Commuter Capture
($1,251+/ month)302 302 302
Pipeline Projects 0 0 0
Total Rental Demand 605 765 924
Total Potential Demand 703 923 1,143
Source: CPI
Page 153 of 219
PAGE: 21GRAND ISLAND AFFORDABLE HOUSING PLAN
Housing Challenges, Goals and Strategies
Housing Challenges
The housing challenges faced in Grand Island are
not unique, and are found in one form or another
across the Midwest and throughout the country.
Housing production has not kept up with demand
and most markets tight which affects economic
development, community prosperity and financial
security for millions of residents.
Through analysis and focus group discussions,
the biggest housing challenges within Grand
Island include:
• High cost burden for renter households
• Difficulty finding available housing
• Lack of housing type variety
• High development costs
The first two issues have been thoroughly
discussed in previous chapters. Zoning and other
building and development regulations can play
a part in the perception or reality that housing is
too costly to construct and there is little housing
diversity.
Table 19 illustrates the major districts which
support residential zoning and the percent of
acreage that district represents. Under the
current zoning code, technically, “missing middle”
housing can be constructed in any residential
district because the code requirements are based
on density, not housing type. However, in practical
terms building missing middle housing in the R-1
and R-2 Districts, which is 35% of the residentially
zoned land, is not cost effective. To build a duplex
or triplex in the R-1 district would require nearly
Page 154 of 219
PAGE: 22RECOMMENDATIONS
Table 19. Residential Zoned Land
District Acres Share District Acres Share
LLR - Large Lot Residential 4379.3 29%RO – Residential Office 620.0 4%
R-1 – Suburban Residential 2087.7 14%RD - Residential
Development Zone
444.2 3%
R-2 – Low Density Residential 3197.1 21%B1 - Light Business Zone 351.3 2%
R-3 – Medium Density Residential 504.8 3%B2 - General Business Zone 2427.1 16%
R-3SL Medium Density Small Lot Residential 144.8 1%B3 - Heavy Business Zone 152.2 1%
R-4 High Density Residential 981.6 6%
Source: Grand Island / CPI
Page 155 of 219
PAGE: 23GRAND ISLAND AFFORDABLE HOUSING PLAN
a 1/2 acre or 2/3 acre respectively, To build a
double or triplex in the R-2 district, near where
many of the schools are located, would require
nearly a 1/3 acre or 1/2 acre respectively. It would
take nearly 1 acre of land to build a duplex and 1.5
acres for a triplex in the LLR district.
Housing Goals and strategies
The housing challenges Grand Island faces are
not new and have taken decades to manifest
themselves. The strategies outlined in this study
should be re-evaluated on a regular basis to
ensure resident needs are being met and the
implementation of this plan is being carried out by
all stakeholders in the development arena.
It should also be noted that economic cycles will
play an impact in the housing market, and those
cycles are often out of the control of local leaders
and housing advocates and developers. .
The goals of the strategy recommendations are
to facilitate the transition to a balanced housing
market that supports the needs of Grand Island’s
households at all stages of their lives.
Goal #1: Increase the number and types of
housing units to meet the needs of Grand
Island’s current and future residents.
Outcomes:
• Residents have access to a variety of housing
options:
• Missing Middle housing will account for
20% of the housing types, up from 17.5%
today.
• Working households have access to housing
that meets their budget
• 20% of new housing construction meets
the definition of “Workforce housing”.
• Vacancy rates will reflect a healthy housing
market
• Homeownership vacancy rates will be
between 1.0% and 1.5%, up from 0.98%
today.
• Rental vacancy rates will be between 6%
and 8%, up from 2..37% today.
Strategies:
1. Prioritize public funding for projects that
incorporate affordable, missing middle and/or
workforce housing.
1,1 - Consider performance requirements as a
condition for TIF approval such as a minimum
set-aside requirement for affordable or
workforce housing units.
1.2 - Incorporate missing middle housing in
a portion of Rural Workforce Housing Fund
applications.
1,3 - Waive building permit and tap fees
for affordable housing projects which are
restricted to those earning less than 80% AMI.
2. Explore creating a Community Land Trust
2.1 - Community Land Trusts are designed to
ensure the long-term affordability of housing
within a particular development. A community
land trust is a development where the
underlaying land is owned, typically, by a trust
or community non-profit whose mission is to
create affordable housing. The home buyer
owns the improvement and is usually granted
a long-term lease that is at least the term of
the mortgage or 99 years. The key distinction
is there is a deed restriction or restrictive
covenant running with the land, thus, ensuring
affordability by limiting the income of the
subsequent home buyers, thus ensuring long-
term affordability.
The Land Trust is established to enforce the
restrictions, which are civil matters and not
under the jurisdiction of the City or County.
In lieu of establishing a single-purpose entity
for administration of the trust, that function
could be carried out by a local Community
Development Corporation.
3. Explore Shared Risk Loan Pools for higher-risk
workforce and affordable housing projects
Many communities have recently funded
targeted shared-risk loan pools that are used
to spread the risk in emerging markets. The
Page 156 of 219
PAGE: 24RECOMMENDATIONS
concept revolves around a loan fund that is
seeded through contributions by local banks,
businesses, or federal programs such as the
Community Development Financial Institutions
Fund (CDFI Fund).
Shared risk pools are designed to invest in
all types of housing, not just single-family
for-sale housing. The loan fund can invest in
various housing projects as determined by
a governing board. The investment capital
would be structured as patient capital that
is in a subordinate position to the primary
debt. This is not a grant. The purpose of
the investment is to lower the amount of
primary debt the project needs to service,
thus making the project more financially
feasible. When a project is refinanced, in the
future, the fund would recoup its investment.
Alternatively, the fund could be the primary
lender and each investor in the fund would
only risk a pro-rata share of the investment.
4. Revise zoning regulations to encourage
housing variety and affordability.
While the zoning code does not prohibit
missing middle housing in the most widely
zoned districts, the minimum density
requirements are uneconomical.
Grand Island should explore encouraging
affordable or missing middle housing by
amending the code to:
1. Conditionally permit missing middle
housing (townhouse, duplex, triplex)
under certain conditions such as:
• Infill lots in the R-1 and R-2 districts
• When within 1/2 to 1-mile of an
existing elementary or middle
school
2. Reduce parking requirements for units
with 2 or fewer bedrooms to 1 space per
unit.
Goal #2: Improve and preserve existing
affordable housing.
Outcomes:
• Existing affordable housing will remain
affordable for the most vulnerable residents.
• The overall quality of housing in Grand
Island will improve
Strategies:
1. Target redevelopment strategies toward
vacant and abandoned properties.
The 2020 ACS indicates that of the 1,157
vacant units, 531 (45.8%) are “vacant-other”.
These units are neither for sale, or for rent,
are likely abandoned structures, and can
quickly become dilapidated which may
lead to neighborhood deterioration and
loss of confidence by area residents. These
structures can also be rehabilitated and
placed in service if the deterioration is not too
far along, and should be prioritized as part of
any neighborhood revitalization effort.
2. Target CDBG funds toward property
improvement for low and moderate income
residents.
Many low- and moderate-income residents,
particularly seniors, struggle to maintain their
homes due to rising costs. Additionally, many
older homes are not designed for those who
may become physically disabled.
3. Develop programs to promote the private
renovation of vacant homes. Encourage the
promotion of existing programs such FHA
203k loans.
A FHA 203k loan combines the cost of the
initial purchase plus the cost of renovations
or expansions into one loan product that is
insured by FHA. This unique loan product is
particularly well suited for those interested in
purchasing a vacant house, or one needing
substantial renovations. The benefit of the loan
product is the interest rates are fixed, and the
loan amount is based on the current purchase
price, plus the cost of the improvements. The
program also protects lenders by allowing
them to have the loan insured before the
condition and value of the property may offer
adequate security.
Page 157 of 219
PAGE: 25GRAND ISLAND AFFORDABLE HOUSING PLAN
Despite the benefits, this loan product is not
well utilized throughout Nebraska. There
were no Nebraska lenders who originated
a 203K loan in 2021, however five lenders
originated 203k loans in 2020:
• First National Bank - Omaha
• Guild Mortgage Company - Omaha
• Movement Mortgage LLC - Omaha
• Prime Lending (A Plains Capital CO) -
Lincoln
• Regent Financial Group, Inc - Omaha
The FHA 203k loan product could be a very
useful tool for those who wish to purchase
and rehabilitate a home in Grand Island.
Since the program has not been utilized here,
there will be a learning curve for all parties
involved.
Goal #3 Reduce development costs where
possible.
Outcomes:
• The amount of housing that meets the
definition of “workforce housing” will
increase.
Strategies:
1. Explore partnerships with the Nebraska
Manufactured Housing Association to work
with local housing manufactures to develop
a palette of neighborhood context sensitive
home plans that can be constructed on infill
lots;
Today’s modular and manufactured housing
factories can modify almost any set of plans
and home design to be constructed in an
off-site manufacturing facility. Designs can be
contemporary or modern. All of the pictures
on this page are examples of modular homes
constructed in Indiana.
One of the many concerns expressed was the
high cost of construction and lack of quality
subcontractors. Modular and manufactured
housing (industrialized units) can help bridge
this gap. Typically, there are two types of
industrialized housing products: modular
housing, which is constructed using a state
adopted building code, and manufactured
housing, which is constructed using a HUD
approved building code. For the purposes
of this report we will use the generic term
“industrialized housing” to refer to both.
Generally speaking, industrialized housing
can cost between 10% - 20% less than
conventional site-built housing, and
depending on the type of product, can be
more energy-efficient than conventionally
constructed housing.
Note however, the customization options are
significantly limited, so this is probably not a
product for the upper-end price points, but is
a good option for entry-level and moderately
priced new construction.
Page 158 of 219
PAGE: 26RECOMMENDATIONS
2. Proactively extend public utilities to reduce
the costs of development and encourage
development in appropriate areas.
The cost of extending water and sewer utilities
is expensive and significantly adds to the cost
of developing land. The city could proactively
finance and extend the main lines which
would 1) reduce development costs, and 2)
actively direct where development will occur
in a more planned and orderly manner.
Goal #4 Improve household stability
Outcomes:
• The number of severely cost burdened
renters are reduced
• Very low income households are
appropriately housed and the risk of
homelessness is reduced
Strategies:
1. Work with existing subsidized housing owners
to ensure their properties are well maintained
and the affordable units are preserved.
Within Grand Island, there are approximately
365 subsidized units within six non-public
housing developments that serve very low
income residents and persons with disabilities.
These developments provide housing for
some of the most vulnerable populations and
should be preserved.
2. Work with affordable housing developers to
create additional rental housing for very-low
income families.
The affordable rental housing gap is
approximately 800 rental units targeted to
those who earn less than 30% AMI. These
households tend to be large families with
one wage-earner and may be on the edge of
homelessness.
Affordable housing projects seeking public
assistance should have a portion of their units
targeted toward this income cohort.
Page 159 of 219
PAGE: 27GRAND ISLAND AFFORDABLE HOUSING PLAN
Implementation Matrix
Public Policy Action Items Partners Funding Timeframe
Goal #1: Increase the number and types of housing units to meet the needs of Grand Island’s current and future residents
1. Prioritize public funding for projects that incorporate affordable, missing middle and/or workforce housing.1, 2, 3 ,4 1, 3 1 to 3 years
1,1 - Consider performance requirements as a condition for
TIF approval such as a minimum set-aside requirement for
affordable or workforce housing units.
1 1 to 3 years
1.2 - Incorporate missing middle housing in a portion of
Rural Workforce Housing Fund applications. 1, 3 1, 3 1 to 3 years
1,3 - Waive building permit and tap fees for affordable
housing projects which are restricted to those earning less
than 80% AMI.
1, 2 7 1 to 3 years
2. Explore creating a Community Land Trust 1, 2 1, 4, 5 3 to 5 years
3. Explore Shared Risk Loan Pools for higher-risk workforce and affordable housing projects 1, 5 4, 5 3 to 5 years
4. Revise zoning regulations to encourage housing variety and affordability.1, 2 7 1 to 3 years
4,1 - Conditionally permit missing middle housing
(townhouse, duplex, triplex) under certain conditions
such as:
• Infill lots in the R-1 and R-2 districts
• When within 1/2 to 1-mile of an existing
elementary or middle school
1 7 1 to 3 years
4.2 - Reduce parking requirements for units with 2 or
fewer bedrooms to 1 space per unit. 1 7 1 to 3 years
Organization:1. Grand Island
2. Hall County
3. Grand Island Economic Development Corporation
(EDC)4. Grand Island CRA5. Local Developers / Home Builders
Incentive Sources:1. General Funds
2. Bonding
3. TIF4. Grants5. Private Funds6. Sales Tax/Occupational Tax
7. Non-monetary
Page 160 of 219
PAGE: 28RECOMMENDATIONS
Implementation Matrix
Public Policy Action Items Partners Funding Timeframe
Goal #2: Improve and preserve existing affordable housing.
1. Target redevelopment strategies toward vacant and
abandoned properties.1, 5 1, 2, 4, 5 1 to 3 years
2. Target CDBG funds toward property improvement for low
and moderate income residents.1 4 1 to 3 years
3. Develop programs to promote the private renovation
of vacant homes. Encourage the promotion of existing
programs such FHA 203k loans.
1, 5 5 1 to 3 years
Goal #3 Reduce development costs where possible.
1. Explore partnerships with the Nebraska Manufactured
Housing Association to work with local housing
manufactures to develop a palette of neighborhood
context sensitive home plans that can be constructed on
infill lots;
1, 3, 5 1, 4, 5 3 to 5 years
2. Proactively extend public utilities to reduce the costs of
development and encourage development in appropriate
areas.
1 1, 2, 3, 4 3 to 5 years
Goal #4 Improve household stability
1. Work with existing subsidized housing owners to ensure
their properties are well maintained and the affordable
units are preserved.
1, 2, 5 3, 4, 5 5 or more
years
2. Work with affordable housing developers to create
additional rental housing for very-low income families. 1, 3, 5 1, 3, 4, 7 3 to 5 years
Organization:1. Grand Island
2. Hall County
3. Grand Island Economic Development Corporation
(EDC)4. Grand Island CRA5. Local Developers / Home Builders
Incentive Sources:1. General Funds
2. Bonding
3. TIF4. Grants5. Private Funds6. Sales Tax/Occupational Tax
7. Non-monetary
Page 161 of 219
PAGE: 29GRAND ISLAND AFFORDABLE HOUSING PLAN
Page 162 of 219
PAGE: 30RECOMMENDATIONS
Appendix A: Funding resources
The following pages layout many different funding sources
available to be used for different aspects of housing and
community development. In total there are 15 pages of
funding; however, not all of the programs will be appropriate
for Grand Island.
As this study is implemented, it will be critical for the entities to
take advantage of all the programs they can in order to lower
the overall out of pocket costs on projects.
The list of funding sources, DOES NOT include local funding
tools such as Tax Increment Financing, Sales Tax, Occupation
Taxes, Revenue Bonds, and many others. Therefore, these
sources are in addition to many of the local funds that could be
used as well.
Page 163 of 219
PAGE: 31GRAND ISLAND AFFORDABLE HOUSING PLAN
Page 164 of 219
PAGE: 32RECOMMENDATIONS
FOUNDATION/
DEPARTMENT/
ORGANIZATION
TYPE OF
SUPPORT DESCRIPTION TARGET AREA ELIGIBILITY PROCESS DEADLINE CONTACT INFORMATION WEB ADDRESS
Allstate
Foundation
Capital
Program
Three (3) focus areas for community investment
are: tolerance, inclusion and diversity; safe and vital
communities; and economic development.
Statewide
Provides support
nonprofit, tax-exempt
organizations.
Grant proposals
are accepted year
round.
The Allstate Foundation
West Central Region
Grant Committee
10800 East Geddes
Avenue Suite 300
Englewood, CO 80112
303.779.3769
http://www.allstate.com/
foundation/ funding-
guidelines.aspx
American Academy
of Physicians
Foundation
Program
Serves as the philanthropic arm of the American
Academy of Family Physicians. Primary goal is to
enhance health care delivered to the American people
by developing and providing philanthropic resources
for the promotion and support of family medicine. A
variety of initiatives are supported that relate to scientific,
educational, and humanitarian family medicine goals.
Statewide
Residency programs,
medical residents
and students,
AAFP Chapters and
individuals.
Grant proposals
are accepted year
round.
American Academy
of Family Physicians
Foundation
11400 Tomahawk Creek
Parkway, Suite 440
Leawood, kS 66211-2672
913.906.6000
http://www.
aafpfoundation.org
Anheuser-Busch
Foundation Program
Supports higher education, through scholarships
and mentors. Other causes include health care and
human services, minority leadership and economic
development, civic, cultural enrichment and
environmental conservation.
Nationally with an
emphasis around
corporate facilities.
Primarily limited to
nonprofit 501(c)(3)
organizations near
A-B facilities.
Grant proposals
are accepted year
round.
Charitable Contributions
Anheuser-Busch
Companies, Inc.
One Busch Place St.
Louis, MO 63118
Toll Free: 1.800.342.5283
AT&T Foundation Program
Supports under served populations and promotes
education programs that create economic opportunity.
Three priority initiatives are supported that focus support.
Refer to Web site for more information.
Statewide Nonprofit
organizations
Refer to Web site
for details.
AT&T Foundation
AT&T Public Relations
Contributions Coordinator
5501 LBJ Freeway Room
300E
Dallas, Tx 75240
http://www.att.com/
gen/corporate-
citizenship?pid=7736
Ben & Jerry’s
Foundation Capital
Supports organizations involved with early childhood
development, the environment, AIDS, employment,
agriculture, housing, youth citizenship, civil rights,
community development, citizen participation,
minorities, Native Americans, women, gays and lesbians,
immigrants, economically disadvantaged people and
homeless people. Special emphasis is directed toward
programs designed to facilitate progressive social
change and social justice.
Statewide
Giving on a national
basis and to U.S.
territories. No support
for state agencies,
basic or direct service
organizations or
universities programs.
Letters of interest
are reviewed on an
ongoing basis for
grants under
$1,000. There are
no deadlines for
filing proposals for
larger grants
Ben & Jerry's Foundation
30 Community Drive
South Burlington, VT
05403
802.846.1500
http://benjerry.com/
foundation/ index.html
Page 165 of 219
PAGE: 33RECOMMENDATIONS
FOUNDATION/
DEPARTMENT/
ORGANIZATION
TYPE OF
SUPPORT DESCRIPTION TARGET AREA ELIGIBILITY PROCESS DEADLINE CONTACT INFORMATION WEB ADDRESS
Bernard K.
and Norma F.
Heuermann
Foundation
Program
Supports organizations engaged in activities in rural
areas of Nebraska. Areas of focus include education,
agriculture, children’s services, mentally disabled centers
and services, disabled and aging. Types of support
include general/operating support, endowment funds,
fellowships, research and matching funds.
Rural areas of
Nebraska.
Nonprofit 501(c)(3)
status. Proposals
should identify a
special need or
project to which
funds will be applied
and should include
objectives to be
attained, people
or groups who will
benefit, work plans
or timetables for
achieving the stated
objectives and any
other means of
support
Grant proposals
are accepted year
round.
Bernard k. & Norma F.
Heuermann Foundation
P.O. Box 542080
Omaha, NE 68154-8080
No Web site available.
BF Goodrich
Foundation Program
Makes charitable grants for higher education and
adult education and supports exhibits, concerts and
other projects that enhance the civic, community
and economic vitality of a region. Facilitates making
of philanthropic gifts to recognized, tax-exempt
organizations by individual and corporate donors.
Statewide in
communities in which
its employees live
and work.
Primarily limited to
nonprofit 501(c)(3)
organizations where
the company and its
subsidiaries operate
major facilities.
Contact for
information.
Foundation Coordinator
BF Goodrich
Four Coliseum Centre
2730 West Tyvola Road
Charlotte, NE 28217-4578
704.423.7000
Bridgestone
Firestone Trust
Fund
Program
Supports education, health and welfare, civic affairs and
arts in communities where Bridgestone/Firestone has
operations.
Communities near
Bridgestone/
Firestone operations
Nonprofit 501(c) (3)
organizations
Contact for
information.
Bridgestone Americas,
Inc.
535 Marriott Drive
P.O. Box 140990
Nashville, TN 37214
615.937.1000
firestone.com/trustfund.
asp#
"Build-A-Bear
Workshop
Foundation"
Program
Committed to improving communities and impacting
lives through unique philanthropic programs that help
children and families, animals, and the environment.
Support for health and wellness, education/literacy and
disaster recovery is also considered.
Statewide
Nonprofit
organizations that
help children and
families, animals,
and the environment
directly.
Grant proposals
are accepted year
round.
The Build-A-Bear
Workshop Foundation
1954 Innerbelt Business
Center Drive
St. Louis, MO 63114-5760
314.423.8000
Burlington
Northern Santa Fe
Foundation
Capita
Program
Established to support organizations involved with arts
and culture, education, health, mental health, hunger,
human services, public policy research, civic affairs,
senior citizens, Native Americans, women and homeless
people.
Statewide in
communities in which
its employees live
and work.
501(c)(3) nonprofit
organizations.
Contact for
information.
Burlington Northern Santa
Fe Foundation
5601 West 26th Street
Cicero, IL 60804
817.352.3425
Page 166 of 219
PAGE: 34GRAND ISLAND AFFORDABLE HOUSING PLAN
FOUNDATION/
DEPARTMENT/
ORGANIZATION
TYPE OF
SUPPORT DESCRIPTION TARGET AREA ELIGIBILITY PROCESS DEADLINE CONTACT INFORMATION WEB ADDRESS
Cargill Citizenship
Committee,
Corporate Giving
Program
Program
Focuses primarily in three (3) areas: nutrition and
health, innovation in education and stewardship of
natural resources. To organize community involvement
activities, many locations have established Cargill
Cares Councils, formalized groups of employees that
coordinate volunteer programs and direct resources to
meet community needs. Enriched Communities Initiatives
is one of Cargill’s measures of performance. Cargill
businesses also include community involvement as part
of annual business plans.
Emphasis on
company locations.
501(c)(3) nonprofit
organizations,
religious
organizations
and educational
organizations.
Contact for
information.
Cargill Citizenship
Committee Department
P.O. Box 5650
Minneapolis, MN 55440
952.742.2931
"http://cargill.com/
commitments/
community/index.jsp"
Carl and Caroline
Swanson
Foundation
Program
Supports organizations active in research and charitable
activities in the sectors of healthcare, education and
outdoor recreation.
Statewide with an
emphasis on Omaha-
based organizations
Support directed
towards 501(c)
(3) nonprofit
organizations.
Grant proposals
are accepted year
round.
Frederick S. Bucholz,
President
Carl and Caroline
Swanson Foundation
4935 Battlefield Drive
Omaha, NE 68152-1556
402.453.7500
H & R Block
Foundation Program
Emphasizes supporting programs for under served,
low-income persons. Priority areas of giving are in
the following areas: arts and culture programs that
increase accessibility by all people; community
development projects that build stable neighborhoods
and communities; education organizations that offer
diverse learning opportunities for all ages; and health and
human services and youth development programs. Major
emphasis is placed on support of activities that serve
under served, low-income persons.
Communities with an
H&R Block presence.
501(c)(3) nonprofit
organizations
and educational
institutions.
Board meets
quarterly. Deadlines
for applications are
in February, April,
July and October.
he H&R Block Foundation
One H&R Block Way
kansas City, MO 64105
816.854.4361
foundation@hrblock.com"
http://www.
hrblockfoundation.org
Laura Jane Musser
Fund Program
Assists public or nonprofit entities to initiate or implement
projects in rural areas to undertake consensus-
based activities in environmental stewardship or
dispute resolution. The Laura Jane Musser Fund
encourages communities, whether represented by local
governments, state agencies, or grass-roots not-for-profit
organizations, to use a consensus-based approach to
environmental decision-making and use a collaborative
process to involve key stake holders and local citizens
in developing environmental program and policies that
satisfy common interests.
Nationally with
limited support
available to
communities in
Nebraska
Nonprofit 501(c)(3)
organizations, units of
local government.
Deadlines different
for each grant
category. Refer to
Web site for current
information.
The Laura Jane Musser
Fund
318 West 48th Street
Minneapolis, MN 55419
612.825.2024
ljmusserfund@earthlink.
net
http://www.musserfund.
org
Page 167 of 219
PAGE: 35RECOMMENDATIONS
FOUNDATION/
DEPARTMENT/
ORGANIZATION
TYPE OF
SUPPORT DESCRIPTION TARGET AREA ELIGIBILITY PROCESS DEADLINE CONTACT INFORMATION WEB ADDRESS
Monsanto Fund Program
All giving falls into one or more of the four priority
areas: nutritional improvement through agriculture, the
environment, science education and communities.
Funding available
internationally with
specific interest in the
Midwest
501(c)(3) nonprofit
organizations.
Jan. 1 & July 1
Monsanto Fund
800 North Lindbergh
Boulevard St. Louis,
Missouri 63167
314.694.4391
monsanto.fund@
monsanto.com
http://www.
monsantofund.org
Nebraska
Community
Foundation
Capital
Program
Provides financial management, strategic development,
technical assistance and education/training services
to communities, organizations and donors throughout
Nebraska via affiliated fund status. The Foundation does
not itself provide grants, but facilitates giving through its
affiliated funds; information about these affiliated funds is
available on the NCF website.
Statewide
Services provided by
the Foundation are
available to Nebraska
communities,
charitable
organizations and
donors.
Deadlines different
for each grant
category.
Contact for
information."
Nebraska Community
Foundation
650 J Street, Suite 305
P.O. Box 83107
Lincoln, NE 68501
402.323.7330
info@nebcommfound.org
http://www.
nebcommfound.org
Nebraska
Department
of Economic
Development
Capital
Program
Provides grants to nonprofits, local governments
and public housing authorities for a number of uses,
including developing new single-family housing and
low to moderate income rental units, adapting old
buildings as rental housing, rehabilitating existing rental
properties and administering homebuyer assistance and
rehabilitation programs.
Statewide
Nonprofits, local
governments and
public housing
authorities.
Competitive funding
and allocations
determined by
regions.
Once a year. Refer
to Web site for
information.
Nebraska Department of
Economic Development
P.O. Box 94666
301 Centennial Mall South
Lincoln, NE 68509-4666
402.471.3760
http://www.neded.org
Nebraska
Department
of Economic
Development
Planning
Funds community strategic planning; analyses of
impediments and barriers to fair housing choice;
neighborhood/comprehensive/ strategic development
plans; functional or special studies for housing,
infrastructure, community economic development, land
use/ regulatory measures, main street improvement
district, downtown revitalization, energy conservation
and transportation; environmental, heritage tourism,
and historic preservation studies; and pre-engineering
studies for publicly owned water/wastewater projects.
Maximum grant amounts are $30,000 for community/
unincorporated county projects and $50,000 for multi-
community, countywide or regional projects. A 25 percent
match is required.
Statewide
Nebraska
incorporated
municipalities under
50,000 population
and Nebraska
counties.
As funds are
available. Refer to
Web site for current
deadline
Nebraska Department of
Economic Development
P.O. Box 94666
301 Centennial Mall South
Lincoln, NE 68509-4666
402.471.3760
http://www.neded.org
Page 168 of 219
PAGE: 36GRAND ISLAND AFFORDABLE HOUSING PLAN
FOUNDATION/
DEPARTMENT/
ORGANIZATION
TYPE OF
SUPPORT DESCRIPTION TARGET AREA ELIGIBILITY PROCESS DEADLINE CONTACT INFORMATION WEB ADDRESS
Nebraska
Department
of Economic
Development
Capital
Program
Increases the supply and improves the quality of
affordable housing in Nebraska, to improve the ability of
communities to maintain and develop viable and stable
economies. Funds may be used for repair, rehabilitation
or reconstruction of owner-occupied homes; acquisition
and/or rehabilitation or new construction of homes or
affordable rental housing; and organizational operating
expenses to increase the capacity of the organization to
produce and develop affordable housing.
Statewide
Community-based
organizations,
local jurisdictions,
local/regional
housing authorities,
community action
agencies, reservation-
based nonprofit
organizations and for-
profit entities.
Pre-applications
are available in the
Spring.
Nebraska Department of
Economic Development
P.O. Box 94666
301 Centennial Mall South
Lincoln, NE 68509-4666
402.471.3760
http://www.neded.org
Nebraska
Investment
Finance Authority
(NIFA)
Capital
CROWN utilizes the Low- Income Housing Tax Credit
program as one financing tool as well as HOME funds,
Affordable Housing Trust funds, Federal Home Loan
Bank funds, local government grants and loans, and
traditional development financing sources. Created as a
lease-to-own housing program developed to bring home
ownership within reach of very low-income households
while assisting local governments in revitalizing
neighborhoods. Seeks to construct housing that is
decent, safe, and permanently affordable for low-income
residents.
Statewide
Developers of
projects that create
lots suitable for
affordable housing
targeting incomes at
or below 60% of area
median income.
On-going
Nebraska Investment
Finance Authority Lincoln
Office (headquarters)
1230 ‘O’ Street, Suite 200
Lincoln, NE 68508-1402
402.434.3900
https://www.nifa.org
Nebraska
Investment
Finance Authority
(NIFA)
Capital
Technical
Provides low-interest rate financing for manufacturing
facilities, certain farm property, health care facilities,
residential rental properties, housing rehabilitation,
homeownership, and wastewater treatment and safe
drinking water facilities. Has authority to provide financing
for public safety communications projects and administer
the Federal Low Income Housing Tax Credit program for
residential rental property development.
Statewide
Housing or economic
development entity,
profit or nonprofit,
without direct access
to property tax
revenue streams
Refer to website for
current deadlines
Nebraska Investment
Finance Authority Lincoln
Office (headquarters)
1230 ‘O’ Street, Suite 200
Lincoln, NE 68508-1402
402.434.3900
http://www.nifa.org
Nebraska
Investment
Finance Authority
(NIFA)
Capital
Responding to a slowdown in infrastructure development
and lot production for affordable units, NIFA created
the Infrastructure Loan Guarantee Program in 1996. The
program is not a direct loan program; rather, it provides
a loan guarantee on all or part of a conventionally
originated loan for the development of affordable,
targeted lots. A loan guarantee reduces the risk to the
private lender, thereby increasing the availability of
funding for these types of projects.
Statewide
Developers of
projects that create
lots suitable for
affordable housing
targeting incomes at
or below 150% of area
median income.
On-going
Nebraska Investment
Finance Authority Lincoln
Office (headquarters)
1230 ‘O’ Street, Suite 200
Lincoln, NE 68508-1402
402.434.3900
https://www.nifa.org
Ron and Carol
Cope Foundation
Capita
Program
Supports charitable, educational, cultural and civic
community programs for the residents of Nebraska, with
particular interest in the community of kearney
Contact for details
regarding geographic
areas of focus.
No application form
required. Preference
given to nonprofit
cultural organizations
and public agencies.
Proposals are
accepted year
round.
Lynne Werner
Ron and Carol Cope
Foundation
P.O. Box 1768
Grand Island, NE 68802-
1768
Page 169 of 219
PAGE: 37RECOMMENDATIONS
FOUNDATION/
DEPARTMENT/
ORGANIZATION
TYPE OF
SUPPORT DESCRIPTION TARGET AREA ELIGIBILITY PROCESS DEADLINE CONTACT INFORMATION WEB ADDRESS
Shell Oil Company
Foundation Program
Supports organizations involved with arts and culture,
education, the environment, health, children and
youth, human services, community development, civic
affairs, disabled people, minorities and economically
disadvantaged people. Special emphasis is directed
toward specific educational, environmental and quality-
of-life programs that are aligned with clearly defined
educational and social concerns. Giving is provided on a
national basis in areas of company operations
Statewide Nonprofit, tax-exempt
organizations.
Contact for
information
Shell Oil Company
P.O. Box 2463
Houston, Tx 77252
713.241.6161
https://www.shell.us/
sustainability/request-
for-a-grant-from-shell.
html
"Slosburg Family
Charitable
Trust"
Capital
Program
Focuses contributions in areas of arts, culture, humanities,
civil rights and liberties, community improvement and
development, education, environmental quality and
protection, disease prevention, health improvement and
youth development.
Statewide
No application form
required. Funding
directed to a variety
of nonprofit
organizations active in
charitable activities.
Letters of inquiry
may be submitted
any time.
D. David Slosburg
10040 Regency Circle
Suite 200
Omaha, NE 68114
402.391.7900
US Bancorp Capital
Technical
Provides cash contributions to nonprofit organizations
in priority areas of affordable housing and economic
opportunity, education and artistic and cultural
enrichment. Support goes to communities where U.S.
Bancorp is located and organizations in the community
development sector.
Statewide
Section 501(c)
(3) nonprofit
organizations
October 1
Contact Community
Relations at the closest
branch
US Department of
Agriculture (USDA)
Capital
Planning
Technical
Administers rural business, cooperative, housing,
utilities and community development programs. Rural
Development offers financial programs to support
essential public facilities and services as water and
sewer systems, housing, health clinics, emergency
service facilities and electric and telephone service. Rural
Development also promotes economic development
by offering loans to businesses through banks and
community- managed lending pools. Rural Development
also offers technical assistance and information to
agricultural cooperatives and rural communities.
Statewide
Rural communities
with a population
of less than 50,000
people and their
community partners.
Programs
operated
continuously.
Contact local office
for details
USDA Rural Development
Nebraska State Office
Room 152, Federal
Building
100 Centennial Mall North
Lincoln, NE 68508
402.437.5551
http://www.rurdev.usda.
gov
US Department of
Agriculture (USDA)Capital
Funds, primarily in the form of loans to assist
communities to construct, enlarge, extend or improve
community facilities providing essential services to rural
residents. These services include, fire and emergency,
transportation and others. Day care facilities and assisted
living centers are also eligible projects. Funds are
allocated on the basis of poverty level. Applicants must
have the legal authority to borrow and repay loans, to
pledge security for loans and to construct, operate and
maintain the facilities. They must also be financially sound
and able to organize and manage the facility effectively.
Statewide
Public entities such
as municipalities,
counties and
special-purpose
districts, as well as
nonprofit, tax-exempt
organizations and
tribal governments
in communities less
than 20,000 people.
On-going
USDA Rural Development
Nebraska State Office
Room 152
Federal Building 100
Centennial Mall North
Lincoln, NE 68508
402.437.5551
http://www.rurdev.usda.
gov
Page 170 of 219
PAGE: 38GRAND ISLAND AFFORDABLE HOUSING PLAN
FOUNDATION/
DEPARTMENT/
ORGANIZATION
TYPE OF
SUPPORT DESCRIPTION TARGET AREA ELIGIBILITY PROCESS DEADLINE CONTACT INFORMATION WEB ADDRESS
US Department of
Agriculture (USDA)
Technical;
Capital
Assists current multi-family housing loan borrowers and
their tenants, single-family housing loan borrowers and
grant recipients, community facilities loan borrowers
and business owners who are victims of a disaster. Utility
assistance for communities is also available. Funding
is provided through regular USDA Rural Development
programs as well as dedicated disaster-related .
Presidential disaster
areas
Must be currently
borrowing or
receiving support
from USDA Rural
Development. Refer
to the Web site to
verify your county
is covered under
current programming.
Offered as required
USDA Rural Development
Nebraska State Office
Room 152
Federal Building 100
Centennial Mall North
Lincoln, NE 68508
402.437.5551
http://www.rurdev.usda.
gov
US Department of
Agriculture (USDA)Capital
Provides capital financing for the development of housing
for domestic farm laborers. Typically, loan applicants are
unable to obtain credit elsewhere, but in some instances,
farmers able to get credit elsewhere may obtain loans at
a rate of interest based on the cost of federal borrowing.
Funds may be used in urban areas for nearby farm labor.
This is the only exception to the Housing and Community
Facilities Programs rural service area guidelines.
Statewide
Farmers, associations
of farmers, family
farm corporations,
federally recognized
tribes, nonprofit, tax-
exempt organizations,
public agencies and
associations of farm
workers.
On-going
USDA Rural Development
Nebraska State Office
Room 152
Federal Building 100
Centennial Mall North
Lincoln, NE 68508
402.437.5551
http://www.rurdev.usda.
gov
US Department of
Agriculture (USDA)Capital
Helps rural communities and individuals by providing
loans and grants for housing and community facilities.
Funding can be provided for single family homes,
apartments for low- income persons or the elderly,
housing for farm laborers, childcare centers, fire and
police stations, hospitals, libraries, nursing homes,
schools and much more
Statewide
Public entities such
as municipalities,
counties and
special-purpose
districts, as well as
nonprofit, tax-exempt
organizations and
tribal governments.
Ongoing - refer
to Web site for
current application
deadlines.
USDA Rural Development
Nebraska State Office
Room 152
Federal Building 100
Centennial Mall North
Lincoln, NE 68508
402.437.5551
http://www.rurdev.usda.
gov
US Department of
Agriculture (USDA)Capital
Provides grants to sponsoring organizations for the repair
or rehabilitation of low- or very low- income housing. The
grants are competitive and are made available in areas
where there is a concentration of need.
Statewide
.
State agencies, units
of local government,
federally recognized
tribes and nonprofit,
tax-exempt
organizations.
Ongoing - refer
to Web site for
current application
deadlines.
USDA Rural Development
Nebraska State Office
Room 152
Federal Building 100
Centennial Mall North
Lincoln, NE 68508
402.437.5551
http://www.rurdev.usda.
gov
Page 171 of 219
PAGE: 39RECOMMENDATIONS
FOUNDATION/
DEPARTMENT/
ORGANIZATION
TYPE OF
SUPPORT DESCRIPTION TARGET AREA ELIGIBILITY PROCESS DEADLINE CONTACT INFORMATION WEB ADDRESS
US Department of
Agriculture (USDA)
Capital
Planning
Technical
Targets technical assistance to help communities
through strategic planning or leadership development,
developing and strengthening partnerships and finding
financial resources.
Combines an array of resources to meet the community’s
needs as opposed to expecting the community to fit into
a government program. Technical assistance involves
helping a community bring all of their community
development components (i.e., business, housing,
medical, education, infrastructure, recreation, etc.)
together as a team to build the community successfully.
Presidential disaster
areas
Must be currently
borrowing or
receiving support
from USDA Rural
Development. Refer
to the Web site to
verify your county
is covered under
current programming.
Offered as required
USDA Rural Development
Nebraska State Office
Room 152
Federal Building 100
Centennial Mall North
Lincoln, NE 68508
402.437.5551
http://www.rurdev.usda.
gov
US Department of
Agriculture (USDA)Capital
Provides housing assistance to very low- and low-
income applicants to purchase, build or rehabilitate a
home in a rural area. Payment assistance is available to
eligible applicants and may lower the effective interest
rate on a mortgage to as little as one percent. For the
RHS Section 502 Guaranteed Loan Program - the goal is
to provide credit assistance to applicants whose income
does not exceed 115 percent of the area median income.
All loan processing is done in Rural Development field
offices. For the Guaranteed Loan Program - the goal is to
provide assistance to low- and moderate- income rural
families unable to obtain credit from other sources. Loan
applications are processed by private lenders, with RHS
guaranteeing the lender against loss. Loans are financed
at a market rate determined by the lender and have a
term of 30 years.
Nationwide
Very low- and low-
income rural families
unable to obtain
credit from other
sources. .
On-going
USDA Rural Development
Nebraska State Office
Room 152
Federal Building 100
Centennial Mall North
Lincoln, NE 68508
402.437.5551
http://www.rurdev.usda.
gov
US Department of
Energy Technical Works with state partners, industry professionals and
manufacturers to improve the energy efficiency of new
and existing buildings.
Statewide
State agencies, units
of local government,
federally recognized
tribes and nonprofit,
tax-exempt
organizations.
On-going
U.S. Department of
Energy Energy Efficiency
and Renewable Energy
PA.20/Forrestal Building
1000 Independence
Avenue SW
Washington, D.C. 20585
Toll Free:
1.877.337.3463
http://www1.eere.energy.
gov
US Department of
Energy Technical
Provides technical assistance to encourage cost
-effective, durable and energy-efficient building
reconstruction in the wake of disasters. The application
of proven building technologies and designs can make
a long-term difference in areas vulnerable to natural
disasters, resulting in safer, healthier, more economically
viable communities that are less susceptible to disaster.
Statewide
State agencies, units
of local government,
federally recognized
tribes and nonprofit,
tax-exempt
organizations.
On-going
U.S. Department of
Energy Energy Efficiency
and Renewable Energy
PA.20/Forrestal Building
1000 Independence
Avenue SW
Washington, D.C. 20585
Toll Free:
1.877.337.3463
http://www1.eere.energy.
gov
Page 172 of 219
PAGE: 40GRAND ISLAND AFFORDABLE HOUSING PLAN
FOUNDATION/
DEPARTMENT/
ORGANIZATION
TYPE OF
SUPPORT DESCRIPTION TARGET AREA ELIGIBILITY PROCESS DEADLINE CONTACT INFORMATION WEB ADDRESS
US Department of
Energy Technical
Provides technical assistance and works with states and
regions to provide technical assistance and analysis
support for policies, market mechanisms and programs
that facilitate competitive, reliable, environmentally-
sensitive, customer-friendly electric markets.
Statewide
State agencies, units
of local government,
federally recognized
tribes and nonprofit,
tax-exempt
organizations.
On-going
U.S. Department of
Energy Energy Efficiency
and Renewable Energy
PA.20/Forrestal Building
1000 Independence
Avenue SW
Washington, D.C. 20585
Toll Free:
1.877.337.3463
http://www1.eere.energy.
gov
US Department of
Health and Human
Services (HHS)
Capital
Technical
Supports community development corporations to
assist businesses that create jobs for low- income
individuals. Allocations of grants are based on a formula
equation for low-income persons. Projects may include
manufacturing, technology, retail, agriculture and
construction sectors. Grant projects must be located
in low- income communities and attract other private
and public capital investment. The long-term goal is to
revitalize communities through the creation of jobs for
low-income individuals.
Statewide - targeted
towards low- income
communities. .
Eligibility is restricted
to private, locally
initiated, nonprofit
community
development
corporations (or
affiliates of such
corporations)
governed by
residents of the
community and
business and civic
leaders.
Ongoing.
U.S. Department of Health
and Human Services
Administration for
Children and Families
Office of Community
Services Community
Economic Development
Program
370 L’Enfant Promenade
SW 5th Floor
Washington, D.C. 20447
202.401.5663
http://www.acf.hhs.gov
US Department of
Health and Human
Services (HHS)
Capital
Technical
Promotes and supports projects that address economic
self-sufficiency for low-income persons and distressed
communities by awarding funds to community
development corporations (CDCs) to create employment
and business development opportunities. Grants are
awarded to cover project costs for business start
-up or expansion and the development of new products
and services. Funded projects are to create new
employment or business opportunities for low-income
individuals.
Statewide - targeted
towards low- income
communities. .
Private, nonprofit
CDCs experienced
in developing and
managing economic
development
projects.
Ongoing.
U.S. Department of Health
and Human Services
Administration for
Children and Families
Office of Community
Services Community
Economic Development
Program
370 L’Enfant Promenade
SW 5th Floor
Washington, D.C. 20447
202.401.5663
http://www.acf.hhs.gov
Page 173 of 219
PAGE: 41RECOMMENDATIONS
FOUNDATION/
DEPARTMENT/
ORGANIZATION
TYPE OF
SUPPORT DESCRIPTION TARGET AREA ELIGIBILITY PROCESS DEADLINE CONTACT INFORMATION WEB ADDRESS
US Department of
Health and Human
Services (HHS)
Capital
Technical
Provides training and technical assistance to low
-income rural communities in developing and managing
affordable, safe water and wastewater treatment facilities.
Activities include improving coordination among federal,
State and local agencies in water waste management
and providing assistance in obtaining funding for
construction, upgrade and repair of facilities.
Statewide - targeted
towards low- income
communities.
Multi-state, regional,
private, nonprofit
501(c)(3) tax- exempt
organizations.
Ongoing
U.S. Department of Health
and Human Services
Administration for
Children and Families
Office of Community
Services Community
Economic Development
Program
370 L’Enfant Promenade
SW 5th Floor
Washington, D.C. 20447
202.401.5663
http://www.acf.hhs.gov
US Department of
Homeland
Security
Technical
Provides technical assistance to encourage cost
-effective, durable and energy-efficient building
reconstruction in the wake of disasters. The application
of proven building technologies and designs can make
a long-term difference in areas vulnerable to natural
disasters, resulting in safer, healthier, more economically
viable communities that are less susceptible to disaster.
Nationwide
States capable of
performing floodplain
management
activities.
On-going
Federal Emergency
Management Agency
(Region VII)
9221 Ward Parkway, Suite
300 kansas City, MO
64114-3372
816.283.7063
http://www.fema.gov
US Department of
Homeland
Security
Program;
Technical
Supports disaster legal services that address: free
legal advice and referrals, assistance with insurance
claims, counseling on landlord/tenant problems,
assistance with home repair contracts, assistance in
consumer protection matters, counseling on mortgage
foreclosure problems, replacement of wills and other
important legal documents, drafting powers of attorney,
estate administration, preparation of guardianships
and conservatorships and referrals to local and state
agencies for additional assistance.
Members of local
communities
impacted by
Presidential declared
disasters.
Victims of Presidential
declared disasters
who are unable to
secure legal services
and advice as a result
of the disaster. No
formal application
needed.
On-going
Federal Emergency
Management Agency
(Region VII)
9221 Ward Parkway, Suite
300 kansas City, MO
64114-3372
816.283.7063"
http://www.fema.gov
US Department of
Homeland
Security
Technical
Provides financial payments and/or direct services, when
appropriate, when there is disaster-related damage to
an individual’s dwelling (structural property) making the
dwelling unsafe, unsanitary and unfit to occupy. Housing
assistance can be used for renting a different place to
live and/or repairing/replacing the damaged dwelling.
(Note: FEMA may provide direct services in the form
of manufactured housing units if rental resources are
limited in the disaster area).
Presidential disaster
areas.
Applicants must
sign a declaration
stating that they are
U.S. citizens, non-
citizen nationals or
qualified aliens to be
considered for IHP
assistance. Other
disaster- specific
eligibility criteria may
also apply.
On-going
Federal Emergency
Management Agency
(Region VII)
9221 Ward Parkway, Suite
300
kansas City, MO 64114-
3372
816.283.7063
Page 174 of 219
PAGE: 42GRAND ISLAND AFFORDABLE HOUSING PLAN
FOUNDATION/
DEPARTMENT/
ORGANIZATION
TYPE OF
SUPPORT DESCRIPTION TARGET AREA ELIGIBILITY PROCESS DEADLINE CONTACT INFORMATION WEB ADDRESS
US Department of
Homeland
Security Capital
Enables individuals to purchase insurance against
losses from physical damage to or loss of buildings
and/or contents therein caused by floods, mudflow or
flood-related erosion, and to promote wise floodplain
management practices in the nation’s flood-prone areas.
In order for a community to participate in the NFIP, the
community must agree to adopt and enforce floodplain
management ordinances, particularly with respect to new
construction. These measures take a variety of forms and
generally include requirements for zoning, subdivisions or
buildings and special-purpose floodplain ordinances.
States and
communities located
within identified
floodplains
Communities that
have adopted and
enforce appropriate
floodplain
management
ordinances.
On-going
In Nebraska, contact:
Federal Emergency
Management Agency
(Region VII)
9221 Ward Parkway, Suite
300
kansas City, MO 64114-
3372
816.283.7063
US Department of
Housing and Urban
Development
(HUD)
Technical
Provides technical assistance to encourage cost-
effective, durable and energy-efficient building
reconstruction in the wake of disasters. The application
of proven building technologies and designs can make
a long-term difference in areas vulnerable to natural
disasters, resulting in safer, healthier, more economically
viable communities that are less susceptible to disaster
Statewide
State agencies, units
of local government,
federally recognized
tribes and nonprofit,
tax-exempt
organizations.
On-going
Omaha Field Office
Edward Zorinsky Federal
Building
Suite 329
1616 Capitol Avenue
Omaha, NE 68102-4908
402.492.3100
Hud.gov
US Department of
Housing and Urban
Development
(HUD)
Capital
Supports the rehabilitation and repair of single family
properties and is an important tool for community
and neighborhood revitalization and for expanding
homeownership opportunities. Lenders use the Section
203(k) program in partnership with state and local housing
agencies and nonprofit, tax-exempt organizations to
rehabilitate properties. These lenders, along with state
and local government agencies, tend to combine Section
203(k) with other financial resources, such as HUD’s
HOME, HOPE and Community Development Block Grant
Programs, to assist borrowers. Several state housing
finance agencies have designed programs, specifically
for use with Section 203(k) and some lenders have
also used the expertise of local housing agencies and
nonprofit, tax-exempt organizations to help manage the
rehabilitation processing.
Statewide
State agencies, units
of local government,
federally recognized
tribes and nonprofit,
tax-exempt
organizations.
On-going
Omaha Field Office
Edward Zorinsky Federal
Building
Suite 329
1616 Capitol Avenue
Omaha, NE 68102-4908
402.492.3100
http://www.hud.gov
Page 175 of 219
PAGE: 43RECOMMENDATIONS
FOUNDATION/
DEPARTMENT/
ORGANIZATION
TYPE OF
SUPPORT DESCRIPTION TARGET AREA ELIGIBILITY PROCESS DEADLINE CONTACT INFORMATION WEB ADDRESS
US Department of
Housing and Urban
Development
(HUD)
Capital
Seeks to develop viable communities by
promoting integrated approaches that provide decent
housing, a suitable living environment and expand
economic opportunities for low and moderate income
persons. CPD allocates block grant and disaster recovery
funding to states, large cities (population greater than
50,000) and urban counties (greater than 200,000 outside
large cities).
Nationwide
States, units of
general local
government, federally
recognized tribes,
area-wide planning
organizations and
other qualified groups
designated by or
assisting one or more
such governmental
units.
Allocated by
formula based on
factors such as
population, poverty
and housing
distress
Omaha Field Office
Edward Zorinsky Federal
Building
Suite 329
1616 Capitol Avenue
Omaha, NE 68102-4908
402.492.3100
http://www.hud.gov
US Department of
Housing and Urban
Development
(HUD)
Capital
Provides funding for housing, economic development,
public facilities and public services that primarily benefit
low- and moderate-income persons, eliminate slum
and blight or meet an urgent need; as determined by
states, cities and urban counties. There are two CDBG
programs available to local communities - Entitlement
Community funding and State administered CDBG funds.
Entitlement communities have populations larger than
50,000 and demonstrate funding needs for revitalizing
neighborhoods, economic development activities and
providing improved community facilities and services.
State administered CDBG funds are available to cities
with populations less than 50,000 or counties less than
200,000. Funding from HUD is allocated by a formula
based on factors such as
Nationwide
States, units of
general local
government, federally
recognized tribes,
area-wide planning
organizations and
other qualified groups
designated by or
assisting one or more
such governmental
units.
Allocated by
formula based on
factors such as
population, poverty
and housing
distress
Omaha Field Office
Edward Zorinsky Federal
Building
Suite 329
1616 Capitol Avenue
Omaha, NE 68102-4908
402.492.3100
http://www.hud.gov
US Department of
Housing and Urban
Development
(HUD)
Capital
Provides funding, in the form of loans, to states, cities
and counties that administer CDBG funds, based on their
annual CDBG allocation, for economic development
projects that create or retain jobs for low- and moderate-
income persons. Allocated by formula based on factors
such as population, poverty and housing distress.
Statewide
States, units of
general local
government, federally
recognized tribes,
area-wide planning
organizations and
other qualified groups
designated by or
assisting one or more
such governmental
units.
On-going
Omaha Field Office
Edward Zorinsky Federal
Building
Suite 329
1616 Capitol Avenue
Omaha, NE 68102-4908
402.492.3100
http://www.hud.gov
Page 176 of 219
PAGE: 44GRAND ISLAND AFFORDABLE HOUSING PLAN
FOUNDATION/
DEPARTMENT/
ORGANIZATION
TYPE OF
SUPPORT DESCRIPTION TARGET AREA ELIGIBILITY PROCESS DEADLINE CONTACT INFORMATION WEB ADDRESS
US Department of
Housing and Urban
Development
(HUD)
Technical
Assistance
Administers programming designed to improve the
effectiveness of HUD grants and issues related to
homelessness, affordable housing and finance and
community and economic development. The intent
of Community Planning and Development Programs
Technical Assistance is to provide assistance for
grassroots organizations that access and utilize HUD’s
programs and resources. Resources available from
HUD enable neighborhoods and communities with
the greatest need to achieve the highest level of
performance and results in community development
programming.
Statewide
States, units of
general local
government, federally
recognized tribes,
area-wide planning
organizations and
other qualified groups
designated by or
assisting one or more
such governmental
units.
On-going
Omaha Field Office
Edward Zorinsky Federal
Building
Suite 329
1616 Capitol Avenue
Omaha, NE 68102-4908
402.492.3100
http://www.hud.gov
US Department of
Housing and Urban
Development
(HUD)
Capital
Addresses the housing needs of persons living with
HIV/AIDS and their families. HOPWA makes grants to
local communities, states and nonprofit, tax-exempt
organizations for projects that benefit low-income
persons medically diagnosed with HIV/AIDS and their
families.
Statewide
States, units of
general local
government, federally
recognized tribes,
area-wide planning
organizations and
other qualified groups
designated by or
assisting one or more
such governmental
units.
On-going
Omaha Field Office
Edward Zorinsky Federal
Building
Suite 329
1616 Capitol Avenue
Omaha, NE 68102-4908
402.492.3100
http://www.hud.gov
US Department of
Housing and Urban
Development
(HUD)
Capital
Provides emergency assistance to state and local
governments to acquire and redevelop foreclosed
properties that might otherwise become sources of
abandonment and blight within their communities.
NSP provides grants to every State and certain local
communities to purchase foreclosed or abandoned
homes and to rehabilitate, resell or redevelop these
homes in order to stabilize neighborhoods and stem the
decline of house values of neighboring homes.
Statewide
States, units of
general local
government, federally
recognized tribes,
area-wide planning
organizations and
other qualified groups
designated by or
assisting one or more
such governmental
units.
Contact for
information
Omaha Field Office
Edward Zorinsky Federal
Building
Suite 329
1616 Capitol Avenue
Omaha, NE 68102-4908
402.492.3100
http://www.hud.gov
Page 177 of 219
PAGE: 45RECOMMENDATIONS
FOUNDATION/
DEPARTMENT/
ORGANIZATION
TYPE OF
SUPPORT DESCRIPTION TARGET AREA ELIGIBILITY PROCESS DEADLINE CONTACT INFORMATION WEB ADDRESS
US Department of
Housing and Urban
Development
(HUD)
Capital
Develops viable communities by providing decent
housing and a suitable living environment and by
expanding economic opportunities. The state must
ensure that 70 percent of its CDBG grant funds are used
for activities that benefit low- and moderate-income
persons over a one, two or three year time period. Under
unique circumstances, states may also use their funds
to meet urgent community development needs. The
competitive program funds a variety of projects such as
streets, sanitary sewers, water facilities, storm sewers,
bridges and facilities for persons with disabilities.
Statewide
Cities with
populations of less
than 50,000 (except
cities that are
designated principal
cities of Metropolitan
Statistical Areas)
and counties with
populations of less
than 200,000.
Contact for
information
Omaha Field Office
Edward Zorinsky Federal
Building
Suite 329
1616 Capitol Avenue
Omaha, NE 68102-4908
402.492.3100
http://www.hud.gov
US Department of
Housing and Urban
Development
(HUD)
Capital
Provides grants annually on a noncompetitive basis to
“substantially equivalent” state and local fair housing
enforcement agencies. FHAP-funded activities help
protect families and individuals who believe they have
been victims of discrimination on the basis of race, color,
national origin, religion, sex, disability or familial status (i.e.,
the presence of children) in the sale, rental or financing
of housing. The FHAP supports a variety of fair housing
administrative and enforcement activities, including
complaint processing, training, implementation of data
and information systems and other special projects.
Statewide
States, units of
general local
government, federally
recognized tribes,
area-wide planning
organizations and
other qualified groups
designated by or
assisting one or more
such governmental
units.
Contact for
information
Omaha Field Office
Edward Zorinsky Federal
Building
Suite 329
1616 Capitol Avenue
Omaha, NE 68102-4908
402.492.3100
http://www.hud.gov
US Department of
Housing and Urban
Development
(HUD)
Capital
Makes technical assistance available to state and local
agencies with civil rights concerns in HUD-assisted
programs. Title VI provides for HUD’s investigation and
remediation of discrimination complaints.
Statewide
States, units of
general local
government, federally
recognized tribes,
area-wide planning
organizations and
other qualified groups
designated by or
assisting one or more
such governmental
units. Individuals who
feel themselves to be
a victim of housing
discrimination on the
basis of race, color
or national origin in
a program receiving
HUD assistance may
file a complaint.
On-going
Omaha Field Office
Edward Zorinsky Federal
Building
Suite 329
1616 Capitol Avenue
Omaha, NE 68102-4908
402.492.3100
http://www.hud.gov
Page 178 of 219
PAGE: 46GRAND ISLAND AFFORDABLE HOUSING PLAN
FOUNDATION/
DEPARTMENT/
ORGANIZATION
TYPE OF
SUPPORT DESCRIPTION TARGET AREA ELIGIBILITY PROCESS DEADLINE CONTACT INFORMATION WEB ADDRESS
US Department of
Housing and Urban
Development
(HUD)
Capital
Ensures safe, decent and affordable housing, creates
opportunities for residents’ self-sufficiency and economic
independence and assures the fiscal integrity of all
program participants. Programming by PIH supports
nonprofit and governmental providers of public housing
projects.
Statewide
States, units of
general local
government, federally
recognized tribes,
area-wide planning
organizations and
other qualified groups
designated by or
assisting one or more
such governmental
units.
On-going
Omaha Field Office
Edward Zorinsky Federal
Building
Suite 329
1616 Capitol Avenue
Omaha, NE 68102-4908
402.492.3100
http://www.hud.gov
US Department of
Housing and Urban
Development
(HUD)
Capital
Awards grants to organizations and groups through a
competitive process. Funding is announced through
Notices of Funding Availability (NOFAs) that describe
funding available and application procedure. Many
of PIH’s opportunities are found within HUD’s annual
SuperNOFA. Programs under the PIH are the HOPE VI
program, Indian Community Development Block Grant
(ICDBG) program and Resident Opportunities and Self
Sufficiency (ROSS) program.
Statewide
States, units of
general local
government, federally
recognized tribes,
area-wide planning
organizations and
other qualified groups
designated by or
assisting one or more
such governmental
units.
On-going
Omaha Field Office
Edward Zorinsky Federal
Building
Suite 329
1616 Capitol Avenue
Omaha, NE 68102-4908
402.492.3100
http://www.hud.gov
US Department of
Housing and Urban
Development
(HUD)
Capital Provides tenant-based rental assistance for eligible
families in privately owned rental housing.Statewide
Municipalities, HUD
employees,
representatives/
staff/owners of
multi-family housing
and public housing
authorities.
On-going
Omaha Field Office
Edward Zorinsky Federal
Building
Suite 329
1616 Capitol Avenue
Omaha, NE 68102-4908
402.492.3100
http://www.hud.gov
US Department of
Housing and Urban
Development
(HUD)
Capital
Gathers, validates, analyzes and scores data to assess
the physical condition of all public housing and multi-
family-assisted properties, financial soundness of public
and assisted housing, customer satisfaction at HUD-
assisted housing properties, management capabilities
and income eligibility of rental subsidy recipients. (State
and larger local government grantees of HUD can carry
out assessment tasks and typically have local data.)
Statewide
Municipalities, HUD
employees,
representatives/
staff/owners of
multi-family housing
and public housing
authorities.
On-going
Omaha Field Office
Edward Zorinsky Federal
Building
Suite 329
1616 Capitol Avenue
Omaha, NE 68102-4908
402.492.3100
http://www.hud.gov
Page 179 of 219
PAGE: 47RECOMMENDATIONS
FOUNDATION/
DEPARTMENT/
ORGANIZATION
TYPE OF
SUPPORT DESCRIPTION TARGET AREA ELIGIBILITY PROCESS DEADLINE CONTACT INFORMATION WEB ADDRESS
United States
Internal
Revenue Service
(Opportunity
Zones)
Capital
An Opportunity Zone is an economically-distressed
community where new investments, under certain
conditions, may be eligible for preferential tax treatment.
Localities qualify as Opportunity Zones if they have been
nominated for that designation by the state and that
nomination has been certified by the Secretary of the
U.S. Treasury via his delegation authority to the Internal
Revenue Service.
Specifically Identified
Areas
Previously designated
Opportunity Zone On-going https://www.irs.gov
Page 180 of 219
CITY OF GRAND ISLAND, NEBRASKA
Property Tax Administrator Redevelopment Plan Reporting
as Required by Neb. Rev. Statute 18-2117.01
Submitted November 30,2022
REDEVELOPMENT AREA #1: Habitat (St Paul Road)
•Redevelopment plan approval date: 08/2012
•Date Plan submitted to Property Tax Administrator 11/2013
•Effective date for dividing taxes 01/01/2013
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Acquisition and Demolition of existing house and replace with 3
houses
REDEVELOPMENT AREA #1: Poplar Street Water Project
•Redevelopment plan approval date: 10/2010
•Date Plan submitted to Property Tax Administrator 11/2011
•Effective date for dividing taxes 01/01/2011
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Install water main on Poplar Street between 9th and 12th Streets
(CRA Funded)
REDEVELOPMENT AREA #1: Paramount Development LLC (824 E 9th St)
•Redevelopment plan approval date: 03/2020
•Date Plan submitted to Property Tax Administrator 11/2021
•Effective date for dividing taxes 01/01/2021
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Replace Fire House with 5 Unit Townhome style Apt Building
REDEVELOPMENT AREA #1: Habitat (8th and Superior)
•Redevelopment plan approval date: 02/2014
•Date Plan submitted to Property Tax Administrator 11/2015
•Effective date for dividing taxes01/01/2015
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Develop lots for and build 7 Habitat Homes
REDEVELOPMENT AREA #1: Starostka Contracting LLC
•Redevelopment plan approval date: 04/2019
•Date Plan submitted to Property Tax Administrator 11/2021
•Effective date for dividing taxes (2020 Lookback): 01/01/2021
•Effective date for dividing taxes (2021 Lookback): 01/01/2022
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Build 20 New Single Family Homes in NE Grand Island over 5 years
Page 181 of 219
REDEVELOPMENT AREA #1: Hoppe Homes East Park on Stuhr
•Redevelopment plan approval date: 06/2016
•Date Plan submitted to Property Tax Administrator 11/2017
•Effective date for dividing taxes 01/01/2017
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Develop 80 apartment in 7 buildings east of Cherry Park Apts (GILI
1 and 2)
REDEVELOPMENT AREA #1: Weinrich Developments (523 E. Division)
•Redevelopment plan approval date: 06/2017
•Date Plan submitted to Property Tax Administrator 11/2018
•Effective date for dividing taxes 01/01/2018
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Demolish substandard single-family house and replace with four-
plex apartment
REDEVELOPMENT AREA #1: Weinrich Developments (408 E 2nd)
•Redevelopment plan approval date: 02/2018
•Date Plan submitted to Property Tax Administrator 11/2019
•Effective date for dividing taxes 01/01/2019
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Acquire and clear property and build 3 Plex on a Vacant Lot
REDEVELOPMENT AREA #1: Wing Properties Inc.
•Redevelopment plan approval date: 02/2016
•Date Plan submitted to Property Tax Administrator 11/2017
•Effective date for dividing taxes 01/01/2017
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Redevelopment downtown property for main floor commercial
and upper floor residential
REDEVELOPMENT AREA #1: Wing Properties Inc. (112 E 3rd)
•Redevelopment plan approval date: 01/2019
•Date Plan submitted to Property Tax Administrator 11/2021
•Effective date for dividing taxes 1/1/2021
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Renovate Existing Building for commercial and residential space
Page 182 of 219
REDEVELOPMENT AREA #1: Urban Island LLC (320 N Pine)
•Redevelopment plan approval date: 10/2017
•Date Plan submitted to Property Tax Administrator 01/2018
•Effective date for dividing taxes 01/01/2018
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Redevelop Downtown Building for Commercial and Residential
Uses
REDEVELOPMENT AREA #1: Rawr Holding LLC. (110 w 2nd St)
•Redevelopment plan approval date: 03/2019
•Date Plan submitted to Property Tax Administrator 11/2020
•Effective date for dividing taxes 01/01/2020
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Redevelopment downtown property for main floor commercial
and upper floor residential
REDEVELOPMENT AREA #1 Peaceful Root (Brown Hotel 112 W. 2nd)
•Redevelopment plan approval date: 12/2016
•Date Plan submitted to Property Tax Administrator 11/2018
•Effective date for dividing taxes 01/01/2018
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Develop former hotel into three apartments, yoga studio, retail
space and parking garage
REDEVELOPMENT AREA #1 Tower 217
•Redevelopment plan approval date: 04/2014
•Date Plan submitted to Property Tax Administrator 11/2015
•Effective date for dividing taxes 01/01/2015
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description Renovate an existing Downtown Building
REDEVELOPMENT AREA #1 Hedde Building LLC (Hedde Building)
•Redevelopment plan approval date: 05/2017
•Date Plan submitted to Property Tax Administrator 11/2021
•Effective date for dividing taxes 01/01/2021
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Redevelop Downtown Building for Commercial and Residential
Uses
Page 183 of 219
REDEVELOPMENT AREA #1 Take Flight Development (209 W 3rd)
•Redevelopment plan approval date: 11/2017
•Date Plan submitted to Property Tax Administrator 11/2018
•Effective date for dividing taxes 01/01/2018
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Redevelop Downtown Building for Commercial and Residential
Uses
REDEVELOPMENT AREA #1 Wald 12 Properties LLC Changed to Azure
•Redevelopment plan approval date: 03/2019
•Date Plan submitted to Property Tax Administrator 11/2020
•Effective date for dividing taxes 1/1/2020
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Redevelopment consisting of upper story residential and
commercial on the main floor
REDEVELOPMENT AREA #1 Amur Financial (Old Wells Fargo Building)
•Redevelopment plan approval date: 01/2019
•Date Plan submitted to Property Tax Administrator 11/2020
•Effective date for dividing taxes 01/01/2020
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Redevelopment of commercial space in downtown building
REDEVELOPMENT AREA #1 T & S Development (312 W 3rd)
•Redevelopment plan approval date: 05/2015
•Date Plan submitted to Property Tax Administrator 11/2016
•Effective date for dividing taxes 01/01/2016
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Finish 2nd floor office space in Downtown building
REDEVELOPMENT AREA #1 Paramount Development LLC (Sears 1st Floor)
•Redevelopment plan approval date: 12/2018
•Date Plan submitted to Property Tax Administrator 11/2020
•Effective date for dividing taxes 01/01/2020
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Acquire property renovate part of the 1st floor of the old Sears
Building for commercial and residential uses
Page 184 of 219
REDEVELOPMENT AREA #1 Paramount Development LLC (Sears 2nd Floor)
•Redevelopment plan approval date: 09-2018
•Date Plan submitted to Property Tax Administrator 11/2020
•Effective date for dividing taxes 01/01/2020
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Acquire property and renovate the 2nd floor of the old Sears
Building for 4 apartments
REDEVELOPMENT AREA #1 TW Ziller Labor Temple
•Redevelopment plan approval date: 07/2016
•Date Plan submitted to Property Tax Administrator 11/2017
•Effective date for dividing taxes 01/01/2017
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Develop 11 apartments in the Federation of Labor Temple
Building Downtown
REDEVELOPMENT AREA #1 Nikodym (Added 2022)
•Redevelopment plan approval date: 2/2022
•Date Plan submitted to Property Tax Administrator: TBD
•Effective date for dividing taxes: 2022 Lookback
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: To develop property and build 46 units of housing and renovate
an older commercial property
REDEVELOPMENT AREA #1 Left Click Properties (Added 2022)
•Redevelopment plan approval date: 3/2022
•Date Plan submitted to Property Tax Administrator: TBD
•Effective date for dividing taxes: 1/1/2022
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: To redevelop a downtown commercial property for office space.
REDEVELOPMENT AREA #1 Living Waters (Added 2022)
•Redevelopment plan approval date: 10/2022
•Date Plan submitted to Property Tax Administrator: TBD
•Effective date for dividing taxes: 1/1/2022
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: To redevelop a downtown building with upper story residential
Page 185 of 219
REDEVELOPMENT AREA #1 Artisan’s Alley Bartenbach Building (Added 2022)
•Redevelopment plan approval date: 1/2022
•Date Plan submitted to Property Tax Administrator: TBD
•Effective date for dividing taxes: 1/1/2022
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: To a downtown building for commercial uses on the main floor
and upper story residential.
REDEVELOPMENT AREA #2 Southeast Crossings
•Redevelopment plan approval date: 01/1999
•Date Plan submitted to Property Tax Administrator 11/2007
•Effective date for dividing taxes 01/01/2007
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Incorporate an existing 1500 sq. foot building into a 7,780 square
foot commercial center
REDEVELOPMENT AREA #2 Auto One Inc.
•Redevelopment plan approval date: 08/2012
•Date Plan submitted to Property Tax Administrator 11/2013
•Effective date for dividing taxes 01/01/2013
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Build tri-plex on Pine St. and renovate commercial space Locust St.
REDEVELOPMENT AREA #2 Southeast Commons.
•Redevelopment plan approval date: 10/2020
•Date Plan submitted to Property Tax Administrator11/2021
•Effective date for dividing taxes 01/01/2021
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Renovate Commercial Property at Fonner and Locust
REDEVELOPMENT AREA #2 Bosselman Real Estate (1607 S Locust)
•Redevelopment plan approval date: 07/2015
•Date Plan submitted to Property Tax Administrator 11/2016
•Effective date for dividing taxes 01/01/2016
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Renovate Existing Building and build hotel and office space
Page 186 of 219
REDEVELOPMENT AREA #2 TC Enck Builders, Inc (1616 S Eddy)
•Redevelopment plan approval date: 02/2015
•Date Plan submitted to Property Tax Administrator 11/2016
•Effective date for dividing taxes 01/01/2016
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Extend utilities and build duplex on vacant lot
REDEVELOPMENT AREA #2 Girard Vet Clinic
•Redevelopment plan approval date: 01/1999
•Date Plan submitted to Property Tax Administrator 11/2006
•Effective date for dividing taxes 1/1/2006
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Build a 4700 square foot building for a veterinary office
REDEVELOPMENT AREA #2 South Pointe Development LLC
•Redevelopment plan approval date: 10/2008
•Date Plan submitted to Property Tax Administrator 11/2009
•Effective date for dividing taxes 01/01/2009
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Build 80+ room Hotel on South Locust
REDEVELOPMENT AREA #2 Mainstay Suites
•Redevelopment plan approval date: 02/2014
•Date Plan submitted to Property Tax Administrator 11/2015
•Effective date for dividing taxes 01/01/2015
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Purchase Property, Install Utilities and Build an Extended Stay
Hotel
REDEVELOPMENT AREA #2 Stratford Plaza LLC (Howard Johnsons)
•Redevelopment plan approval date: 12/2011
•Date Plan submitted to Property Tax Administrator 11/2012
•Effective date for dividing taxes 01/01/2012
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Redevelop existing hotel, restaurant and conference center at S.
Locust and U.S. Hwy 34
Page 187 of 219
REDEVELOPMENT AREA #2 Bosselman Kings Crossing
•Redevelopment plan approval date: 10/2019
•Date Plan submitted to Property Tax Administrator 11/2021
•Effective date for dividing taxes 01/01/2021
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Build a latest generation Pump and Pantry store at this location
REDEVELOPMENT AREA #2 Grand Island Hotel LLC
•Redevelopment plan approval date: 10/2018
•Date Plan submitted to Property Tax Administrator 11/2021
•Effective date for dividing taxes 01/01/2020
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Acquire property install utilities and streets and build a 79 unit
hotel
REDEVELOPMENT AREA #5 PROCON (Geddes St. Apts)
•Redevelopment plan approval date: 04/2010
•Date Plan submitted to Property Tax Administrator 11/2011
•Effective date for dividing taxes 01/01/2011
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Build 5 four-plex handicapped accessible apartment buildings
REDEVELOPMENT AREA #5 Procon Properties LLC (Added 2022)
•Redevelopment plan approval date: 08/2020
•Date Plan submitted to Property Tax Administrator: TBD
•Effective date for dividing taxes: TBD
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: To develop property with flex industrial buildings.
REDEVELOPMENT AREA #6: Miller Tire
•Redevelopment plan approval date: 10/2020
•Date Plan submitted to Property Tax Administrator 11/2021
•Effective date for dividing taxes 01/01/2021
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Demolish building and construct Mechanic shop at 8th and Eddy
Page 188 of 219
REDEVELOPMENT AREA #6 SMD-AWG (Five Points)
•Redevelopment plan approval date: 06/2014
•Date Plan submitted to Property Tax Administrator 01/01/2016
•Effective date for dividing taxes 01/01/2016
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Purchase Property Building New Grocery Store, Extend Utilities,
Remove old Store
REDEVELOPMENT AREA #6 Baker Development
•Redevelopment plan approval date: 05/2012
•Date Plan submitted to Property Tax Administrator 11/2013
•Effective date for dividing taxes 01/01/2013
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Build a Duplex on two vacant lots purchase property and extend
utilities
REDEVELOPMENT AREA #6 Casey's Store (Five Points)
•Redevelopment plan approval date: 01/2009
•Date Plan submitted to Property Tax Administrator: 11/2010
•Effective date for dividing taxes 01/01/2010
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Redevelop existing convenience store with new one at Five Points
REDEVELOPMENT AREA #6 Arnold Wenn
•Redevelopment plan approval date: 11/2007
•Date Plan submitted to Property Tax Administrator: 11/2008
•Effective date for dividing taxes: 01/01/2008
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Demolish Existing Structure and Build a Duplex at 13th Street and
Huston
REDEVELOPMENT AREA #6 Token Properties LLC)
•Redevelopment plan approval date: 07/2011
•Date Plan submitted to Property Tax Administrator: 11/2012
•Effective date for dividing taxes : 01/01/2012
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Demolish Existing Structure and Build a Duplex on north Ruby
Page 189 of 219
REDEVELOPMENT AREA #6 Token Properties LLC (Carey St.)
•Redevelopment plan approval date: 07/2012
•Date Plan submitted to Property Tax Administrator: 11/13
•Effective date for dividing taxes: 01/01/2013
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Demolish existing structure and build 2 duplexes on site
REDEVELOPMENT AREA #6 Think Smart (204 N. Carey)
•Redevelopment plan approval date: 12/2016
•Date Plan submitted to Property Tax Administrator: 11/18
•Effective date for dividing taxes: 01/01/2018
•Are the location and boundaries included in redevelopment plan? Yes
•Short Narrative Description: Develop empty lot into four-plex apartment
REDEVELOPMENT AREA #6 Personal Automotive (Mendez Enterprises)
•Redevelopment plan approval date: 09/2017
•Date Plan submitted to Property Tax Administrator: 11/2018
•Effective date for dividing taxes: 1/1/2018
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: Redevelop 4 Buildings for Commercial/Industrial Purposes
REDEVELOPMENT AREA #6 Mesner Development Inc (added 2022)
•Redevelopment plan approval date: 01/2022
•Date Plan submitted to Property Tax Administrator: TBD
•Effective date for dividing taxes: TBD
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: To develop property and build 76 units of duplex housing
REDEVELOPMENT AREA #7 Hatchery Holdings, LLC
•Redevelopment plan approval date: 09/2015
•Date Plan submitted to Property Tax Administrator: 11/2016
•Effective date for dividing taxes: 01/01/2016
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: Land Acquisition, Extend Utilities, Site work, Engineering for
Hatchery Operation
Page 190 of 219
REDEVELOPMENT AREA #8 Chief
•Redevelopment plan approval date: 03/2013
•Date Plan submitted to Property Tax Administrator: 01/01/2014
•Effective date for dividing taxes: 01/01/2014
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: Construction of an addition to the Chief Fabrication Plant on
Adams St.
REDEVELOPMENT AREA #9 Gordman Grand Island LLC
•Redevelopment plan approval date: 07/2012
•Date Plan submitted to Property Tax Administrator: 11/2013
•Effective date for dividing taxes: 01/01/2013
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: Renovate existing commercial space on U.S. 281
REDEVELOPMENT AREA #9 Grand Island Mall
•Redevelopment plan approval date: 06/2014
•Date Plan submitted to Property Tax Administrator: 11/2016
•Effective date for dividing taxes: 01/01/2016
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: Renovate existing commercial space on U.S. 281, Create additional
out-lots
REDEVELOPMENT AREA #9 EIG Grand Island LLC
•Redevelopment plan approval date: 05/2012
•Date Plan submitted to Property Tax Administrator: 11/2013
•Effective date for dividing taxes: Month/Date/Year 01/01/2013
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: Redevelop existing grocery on State Street into 4 tenant spaces
REDEVELOPMENT AREA #10 Token Properties LLC (Kimball St)
•Redevelopment plan approval date: 10/2012
•Date Plan submitted to Property Tax Administrator: 11/2013
•Effective date for dividing taxes: 01/01/2013
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: Acquisition and Demolition of existing house and replace with
duplex
Page 191 of 219
REDEVELOPMENT AREA #11 Pridon LLC
•Redevelopment plan approval date: 04/2013
•Date Plan submitted to Property Tax Administrator: 11/2016
•Effective date for dividing taxes: 01/01/2016
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: Extend utilities to support veteran's housing
REDEVELOPMENT AREA #12 Copper Creek (The Guarantee Group)
•Redevelopment plan approval date: 05/2013
•Date Plan submitted to Property Tax Administrator: Various with Amendments
•Effective date for dividing taxes (2013 Lookback): 01/01/2014
•Effective date for dividing taxes (2014 Lookback): 01/01/2015
•Effective date for dividing taxes (2015 Lookback): 01/01/2016
•Effective date for dividing taxes (2016 Lookback): 01/01/2017
•Effective date for dividing taxes (2017 Lookback): 01/01/2018
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: Construction of 200+ single family dwellings
REDEVELOPMENT AREA #12 Copper Creek (The Guarantee Group) II
•Redevelopment plan approval date: 04/2018
•Date Plan submitted to Property Tax Administrator Various with Amendments
•Effective date for dividing taxes (2017 Lookback): 01/01/2018
•Effective date for dividing taxes (2018 Lookback): 01/01/2019
•Effective date for dividing taxes (2019 Lookback): 01/01/2020
•Effective date for dividing taxes (2020 Lookback): 01/01/2021
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: Develop 80 Single Family Homes over a period of up to 10 years
REDEVELOPMENT AREA #12 Copper Creek (The Guarantee Group) III
•Redevelopment plan approval date: 09/2019
•Date Plan submitted to Property Tax Administrator: Various with Amendments
•Effective date for dividing taxes (2020 Lookback): 01/01/2021
•Effective date for dividing taxes (2021 Lookback): 01/01/2021
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: Build 212 to 226 New Single Family Homes over 5 to 15 years
Page 192 of 219
REDEVELOPMENT AREA #16 White Lotus Group Pershing/Anderson (Added 2022)
•Redevelopment plan approval date: 10/2022
•Date Plan submitted to Property Tax Administrator: TBD
•Effective date for dividing taxes: TBD
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: To renovate 2 buildings at the Grand Island Veteran’s home with
48 units of LIHTC qualified units.
REDEVELOPMENT AREA #17 Prataria Ventures (Hospital)
•Redevelopment plan approval date: 06/2016
•Date Plan submitted to Property Tax Administrator: 11/2019
•Effective date for dividing taxes: 01/01/2019
•Effective date for dividing taxes (Medical Office Building): 01/01/2021
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: Build Hospital, Medical Office Building and Hotel
REDEVELOPMENT AREA #17 Prataria Prairie Commons Phase 2
•Redevelopment plan approval date: 10/2019
•Date Plan submitted to Property Tax Administrator: 11/30/22
•Effective date for dividing taxes: Building 2 2022 Lookback, 1-1-21
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: Building 3 office buildings at this location
REDEVELOPMENT AREA #17 Tabitha Grand Island Inc. (Prairie Commons)
•Redevelopment plan approval date: 11/2019
•Date Plan submitted to Property Tax Administrator: 11/2021
•Effective date for dividing taxes: 01/01/2021
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: Build 157 units of senior housing
REDEVELOPMENT AREA #18 Middleton
•Redevelopment plan approval date: 07/2016
•Date Plan submitted to Property Tax Administrator: 11/2017
•Effective date for dividing taxes:01/01/2017
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: Develop regional warehouse and remodel office space for
Middleton Electric
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REDEVELOPMENT AREA #19 Talon Apartments
•Redevelopment plan approval date: 05/2016
•Date Plan submitted to Property Tax Administrator: Various with amendments
•Effective date for dividing taxes: 2016 Lookback: 01/01/2017
•Effective date for dividing taxes: 2017 Lookback: 01/01/2018
•Effective date for dividing taxes: 2019 Lookback: 01/01/2020
•Effective date for dividing taxes: 2020 Lookback: 01/01/2021
•Effective date for dividing taxes: 2021 Lookback: 01/01/2022
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: Develop 288 Apartments in 8 building on Vanosdal Ball Fields (first
72 units)
REDEVELOPMENT AREA #21 Central NE Truck Wash Inc
•Redevelopment plan approval date: 06/2018
•Date Plan submitted to Property Tax Administrator: 11/2019
•Effective date for dividing taxes: 01/01/2019
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: Acquire and clear property for a Truck Wash and Trailer Washout
Facility
REDEVELOPMENT AREA #25 J & L Enterprises LLC
•Redevelopment plan approval date: 08/2020
•Date Plan submitted to Property Tax Administrator: 11/2021
•Effective date for dividing taxes: 01/01/2020
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: To develop property at the Cornhusker Army Ammunition Plant
for a manufacturing facility.
REDEVELOPMENT AREA #26 Orchard LLC
•Redevelopment plan approval date: 11/2018
•Date Plan submitted to Property Tax Administrator: 11/2020
•Effective date for dividing taxes: 2019 Lookback: 01/01/2020
•Effective date for dividing taxes: 2021 Lookback: 01/01/2022
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: To develop property and build 181 units of work force housing
over an estimated 9 years
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REDEVELOPMENT AREA #28 Woodsonia Hwy 281 Conestoga Mall (Added 2022)
•Redevelopment plan approval date: 11/2022
•Date Plan submitted to Property Tax Administrator: TBD
•Effective date for dividing taxes: TBD
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: To redevelop the Conestoga Mall Property for mixed use
development including apartments and providing a renovated mall and space for a new
anchor store.
REDEVELOPMENT AREA #32 Rhoads (Added 2022)
•Redevelopment plan approval date: 10/2021
•Date Plan submitted to Property Tax Administrator: TBD
•Effective date for dividing taxes: TBD
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: To develop property and build up to 196 units of 55 plus housing
in 3 to 5 unit buildings.
REDEVELOPMENT AREA # 33 Legacy 34 2022 (Added 2022)
•Redevelopment plan approval date: 11/2021
•Date Plan submitted to Property Tax Administrator: TBD
•Effective date for dividing taxes: 01/01/2020
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: To develop property and build 94 unit of housing in 10 unit
apartment buildings and 2 unit carriage houses
REDEVELOPMENT AREA #33 Legacy 34 2023 (Added 2022)
•Redevelopment plan approval date: 10/2022
•Date Plan submitted to Property Tax Administrator: TBD
•Effective date for dividing taxes: TBD
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: To develop property and build 154 units of apartments in 10 unit
apartment buildings and 2 unit carriage houses and to create a small neighborhood
commercial node.
REDEVELOPMENT AREA #34 Millennial Estates (Added 2022)
•Redevelopment plan approval date: 9/2022
•Date Plan submitted to Property Tax Administrator: TBD
•Effective date for dividing taxes: TBD
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: To build 172 houses and a portion of Claude Road along with
relocating the Moore’s Creek drainway and constructing a trail
Page 195 of 219
REDEVELOPMENT AREA #34 KER Enterprises Castaways (Added 2022)
•Redevelopment plan approval date: 10/2022
•Date Plan submitted to Property Tax Administrator: TBD
•Effective date for dividing taxes: TBD
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: To develop property for a family entertainment complex and build
a portion of Claude Road.
REDEVELOPMENT AREA #36 Highland North (Added 2022)
•Redevelopment plan approval date: 3/2022
•Date Plan submitted to Property Tax Administrator: TBD
•Effective date for dividing taxes: TDB
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: To develop property and 140 housing units and a neighborhood
commercial site with trails and other amenities.
REDEVELOPMENT AREA #36 Paramount Montana Avenue (Added 2022)
•Redevelopment plan approval date: 7/2022
•Date Plan submitted to Property Tax Administrator:
•Effective date for dividing taxes: 1/1/2022
•Are the location and boundaries included in redevelopment plan?: Yes
•Short Narrative Description: To build 3 duplexes
Page 196 of 219
TIF Usage and Blighted and Substandard Areas
in Grand Island Nebraska
April 30, 2023
Grand Island Community Redevelopment
Authority Staff
Chad Nabity, AICP Director
Rashad Moxey, Planner I
Page 197 of 219
Page 198 of 219
About this Report
Part 1:
This report is divided into two section the first section contains all of the requirement for the May 1,
report to the Grand Island City Council required by N.R.S.S. §18-2117.02.
Part 2:
The second part of this report will include analysis of each blighted and substandard area including size,
date of approval, number of projects within the area; both active and complete. Areas with active
projects cannot be repealed. Areas with no active projects can be considered for repeal.
As of April 30, 2023 there are 36 areas that have been declared blighted and substandard by the City of
Grand Island and 1 proposed Blighted and Substandard area (Area 37 – 8.83 acres). Thirty-three of
those areas are within the Grand Island City Limits and 3 (Areas 20, 22, and 25 are at the Cornhusker
Army Ammunition Plant). Excluding the CAAP areas, a total of 4,912.08 acres or 25.20% of the Grand
Island municipal limits has been declared blighted and substandard. The city can declare up to 35% of
the municipal limits blighted and substandard. As of this date approximately 195 acres is needed to
increase the blighted area by 1%.
The City of Grand Island, has approved 1 Extremely Blighted and Substandard study consisting of
1,199.10 acres across multiple existing CRA areas. Per State Statutes the City of Grand Island can remove
the Extremely Blighted designated areas from the allowable percent than can be declared, leaving a
total of 3,712.98 acres or 19.05% of the Grand Island municipal limits as blighted and substandard but
not extremely blighted.
*Last year report indicated that the City had 4834.43 acres of the Grand Island municipal limits had been
declared blighted and substandard. Staff reviewed data and determined that there were some
discrepancies, the total included Area 28 a proposed Blighted and Substandard area within the City.
Page 199 of 219
City of Grand Island Report on the Usage of TIF as Required by N.R.S.S. §18-2117.02
Prepared by the Hall County Regional Planning Department
Presented April 30, 2023
(1) The total number of redevelopment projects within the city that have been financed in whole or
in part through the division of taxes as provided in section 18-2147;
There have been 77 projects approved for TIF in Grand Island beginning with the Yancey Hotel
Project in 1985 through December 31, 2022. The CRA has given final approvals to 5 additional
projects since December 31, 2022
(2) The total estimated project costs for all such redevelopment projects;
The total for all redevelopment projects approved by the City of Grand Island as of April 30, 2023 is
$1,083,601,289. On May 1, 2022 the total for all redevelopment projects approved by the City of
Grand Island was $767,751,574. The total for all projects approved through December 31, 2022 is
$1,035,716,425 compared to $665,733,151, the December 31, 2021 total. The total for all projects
approved in 2022 is $352,447,838. There is no information available on the first TIF Project on the
Yancey Hotel in downtown Grand Island.
2021 2022 2023
April 30 $616,964,911. $767,751,574 $ $1,091,135,724
May 1 $616,964,911. $767,751,574
December 31 $665,733,151 $1,035,716,425
(3) A comparison between the initial projected valuation of property included in each such
redevelopment project as described in the redevelopment contract and the assessed value of the
property included in each such redevelopment project as of January 1 of the year of the report;
See the attached Spreadsheet Total of All TIF Projects
(4) The number of such redevelopment projects for which financing has been paid in full during the
previous calendar year and for which taxes are no longer being divided pursuant to section 18-2147;
Final payments were made on one projects between January 1, 2022 and December 31, 2022. As of
December 31, 2022 a total of sixteen TIF projects including the Yancey Hotel have been completed
with the bonds paid or expired.
(5) The number of such redevelopment projects approved by the governing body in the previous
calendar year;
A total of nine TIF contracts were approved and signed during the 2022 calendar year.
Page 200 of 219
(6) Information specific to each such redevelopment project approved by the governing body in the
previous calendar year, including the project area, project type, amount of financing approved, and total
estimated project costs; and
See the attached Spreadsheet TIF Pending and Approved Projects January 1, 2022 to December 31, 2022
(7) The percentage of the city that has been designated as blighted.
As of April 30, 2023 25.20% of the Grand Island Municipal Limits had been declared blighted and
substandard.
The City of Grand Island, has approved 1 Extremely Blighted and Substandard study consisting of 1,199.10
acres across multiple existing CRA areas. Per State Statutes the City of Grand Island can remove the
Extremely Blighted designated areas from the allowable percent than can be declared, leaving a total of
3,712.98 acres or 19.05% of the Grand Island municipal limits as blighted and substandard but not
extremely blighted.
See the Attached Map or Check Out our online map that displays blighted and substandard areas and TIF
Projects. https://tinyurl.com/GI-TIF-Projects
Page 201 of 219
Project CRA 2022
Number Area Project Contract Date Base TIF Excess Valuation
1 1 Yancey Hotel
2 1 GILI**12/15/1996 9,561$ 1,770,879$
3 1 GI Cherry Park, LTD. Two**12/15/1998 9,942$ 1,423,813$
4 4 RSF LTD PARTNERSHIP (Gentle Dental)**9/3/2002 168,849$ 265,541$ 434,390$
5 1 PROCON (City Hall)9/1/2003 189,234$ 1,227,538$ 1,416,772$
6 1 Walnut Housing, Inc 7/28/2004 107,150$ 2,656,176$ 2,763,326$
7 5 Bruns Pet Grooming 3/1/2006 61,959$ 664,004$ 725,963$
8 2 Girard Vet Clinic 9/21/2006 78,431$ 559,669$ 638,100$
9 2 Southeast Crossings 11/15/2006 232,159$ 688,343$ 920,502$
10 5 PROCON (Geddes St. Appts)10/18/2007 27,498$ 1,570,545$ 1,598,043$
11 2 South Pointe Development LLC 1/1/2009 234,722$ 4,215,786$ 4,450,508$
12 6 Todd Enck 1/1/2009 20,467$ 319,835$ 340,302$
13 6 Casey's Store (Five Points)3/19/2009 172,713$ 755,068$ 927,781$
14 2 John Schulte Contruction 3/2/2010 63,684$ 354,936$ 418,620$
15 1 Pharmacy Properties, LLC 2/17/2010 39,495$ 653,394$ 692,889$
16 2 Ken Ray, LLC 7/1/2010 856,619$ 1,709,146$ 2,565,765$
17 1 Poplar Street Water Project 4/21/2010 1,148,828$ 1,198,975$ 2,347,803$
18 6 Skagway**5/5/2011 2,252,800$ 908,937$ 3,161,737$
19 6 Arnold Wenn 2/28/2012 19,523$ 278,865$ 298,388$
20 6 Token Properties LLC 12/15/2011 14,507$ 173,609$ 188,116$
21 2 Stratford Plaza LLC (Howard Johnsons)2/29/2012 2,095,733$ 1,629,891$ 3,725,624$
22 9 EIG Grand Island LLC 6/13/2012 4,125,003$ 4,490,433$ 8,615,436$
23 6 Baker Development 8/17/2012 20,909$ 209,372$ 230,281$
24 6 Token Properties LLC (Carey St)9/19/2012 38,645$ 426,177$ 464,822$
25 9 Gordman Grand Island LLC 9/19/2012 2,187,305$ 4,009,706$ 6,197,011$
26 10 Token Properties LLC (Kimball St)12/19/2012 17,475$ 184,130$ 201,605$
27 2 Auto One Inc.11/14/2012 90,194$ 726,096$ 816,290$
28 1 Habitat (St Paul Road)11/19/2012 46,851$ 324,415$ 371,266$
29 8 Chief 5/29/2013 2,183,323$ 1,858,819$ 4,042,142$
30 12 Copper Creek (The Guarantee Group)7/26/2013 -$
2013 Base Year Houses 7/1/2014 134,194$ 3,825,045$ 3,959,239$
2014 Base Year Houses 7/1/2015 805,379$ 13,805,568$ 14,610,947$
2015 Base Year Houses 7/1/2016 390,617$ 14,998,769$ 15,389,386$
2016 Base Years Houses 7/1/2016 170,394$ 9,359,344$ 9,529,738$
2017 Base Years Houses 7/1/2017 17,737$ 2,012,139$ 2,029,876$
45,519,186$
31 1 Habitat (8th and Superior)4/24/2014 12,247$ 674,902$ 687,149$
32 2 Mainstay Suites 4/16/2014 263,105$ 3,265,734$ 3,528,839$
33 1 Tower 217 6/24/2014 99,655$ 1,231,022$ 1,330,677$
34 11 Pridon LLC 5/7/2015 1$ 191,669$ 191,670$
35 6 SMD-AWG Five Points 6/5/2015 821,586$ 5,354,456$ 6,176,042$
36 9 Grand Island Mall 10/30/2014 2,044,857$ 11,025,470$ 13,070,327$
37 2 TC Enck Builders, Inc (1616 S Eddy)6/10/2015 9,460$ 198,075$ 207,535$
38 1 T & S Development (312 W 3rd)11/2/2015 353,827$ 592,674$ 946,501$
39 2 Bosselman Real Estate (1616 S Locust)9/29/2015 2,688,104$ 3,834,609$ 6,522,713$
40 7 Hatchery Holdings, LLC 123,002$ 7,872,100$ 7,995,102$
41 15 Pump & Pantry, Inc.5/9/2016 393,355$ 393,355$
42 1 Wing Properties Inc.5/11/2016 71,384$ 194,288$ 265,672$
43 19 Talon Apartments 1/1/2017 33,545$ 4,766,108$ 4,799,653$
Talon Apartments (2017 Units)1/1/2018 10,800$ 5,357,900$ 5,368,700$
Talon Apartment (2019 Lookback OutlotA)67,600$ 145,234$ 212,834$
Talon Apartment (2020)8,400.0$ 1,520,193.0$ 1,528,593$
Talon Apartment (2021)25,466.0$ 2,539,848.0$ 2,565,314$
44 1 Hoppe Homes East Park on Stuhr 166,178$ 5,364,319$ 5,530,497$
45 1 TW Ziller Labor Temple 64,628$ 338,678$ 403,306$
46 18 Middleton 9/24/2016 886,524$ 720,579$ 1,607,103$
47 6 Think Smart ( 204 N. Carey)3/15/2017 8,400$ 313,304$ 321,704$
48 1 Peaceful Root (Brown Hotel 112 W. 2nd)3/15/2017 140,447$ 246,380$ 386,827$
49 1 Weinrich Developments (523 E. Division)8/9/2017 39,149$ 314,678$ 353,827$
All TIF Projects
2022 Valuations from Assessor
CRA of Grand Island
Page 202 of 219
Continued
Project CRA 2022
Number Area Project Contract Date Base TIF Excess Valuation
50 17 Prataria Ventures (Hospital)9/26/2017 67,588$ 72,313,721$ 72,381,309$
Prataria Ventures (MOB)317,211$ 10,285,880$ 10,603,091$
Prataria Ventures (MOB 2)
51 20 O'Neill Wood Resources 11/28/2017 203,570$ -$ 203,570$
52 1 Hedde Building LLC (Hedde Building)**9/12/2018 101,218$ 489,291$ 590,509$
53 1 Urban Island LLC (320 N Pine)1/3/2018 150,688$ 332,704$ 483,392$
54 1 Take Flight Development (209 W 3rd)1/11/2018 110,564$ 269,065$ 379,629$
55 6 Personal Automotive** Mendez Enterprises 717,090$ 160,815$ 877,905$
56 1 Weinrich Developments (408 E 2nd)4/11/2018 8,712$ 307,195$ 315,907$
57 12 Copper Creek Phase 2 (The Guarantee Group)**6/13/2018 805,379$ 14,474,384$ 15,279,763$
Copper Creek Phase 2 2017 Lookback 20,417$ 3,666,895$ 3,687,312$
Copper Creek Phase 2 2018 Lookback 96,961$ 5,256,994$ 5,353,955$
Copper Creek Phase 2 2019 Lookback 99,008$ 2,787,062$ 2,886,070$
Copper Creek Phase 2 2020 Lookback 51,023$ 4,031,697$ 4,082,720$
58 21 Cenrtral NE Truck Wash Inc 8/8/2018 158,551$ 1,949,684$ 2,108,235$
59 2 Grand Island Hotel LLC 11/14/2018 188,901$ 5,363,338$ 5,552,239$
60 1 Paramount Development LLC (Sears 2nd Floor)12/12/2018 88,101$ 371,413$ 459,514$
61 26 Orchard LLC/Hoppe Homes LP 6/12/2019 203,000$ 203,000$
Orchard LLC 2019 Lookback 22,397$ 1,323,637$ 1,346,034$
Orchard LLC 2021 Lookback 44,024$ 1,047,746$ 1,091,770$
62 1 Paramount Development LLC (Sears 1st Floor)2/13/2019 130,620$ 713,384$ 844,004$
63 1 Wing Properties Inc. 112 E 3rd St 3/14/2019 95,976$ 10,065$ 106,041$
64 1 Rawr Holding LLC. 110 w 2nd St 3/14/2019 90,702$ 27,918$ 118,620$
65 1 Amur Financial (Old Wells Fargo Buiding)4/10/2019 692,665$ 1,140,593$ 1,833,258$
66 1 Wald 12 Properties LLC Azure Development 5/10/2019 100,943$ 60,828$ 161,771$
67 1 Starostka Contracting 7/10/2019 9,660$ 648,616$ 658,276$
Starostka Contracting 2021 57,872$ 2,126,603$ 2,184,475$
68 12 Copper Creek Phase 3 11/18/2019 -$
Copper Creek Phase 3 2020 20,711$ 1,920,079$
Copper Creek Phase 3 2021 79,413$ -$
69 2 Bosselman Kings Crossing 1/15/2020 210,195$ 894,300$ 1,104,495$
70 17 Prataria Prairie Commons Phase 2 2/10/2020 -$
Prataria Prairie Commons Phase 2 Building 1 -$
Prataria Prairie Commons Phase 2 Building 2 114,283$ 497,235$ 611,518$
Prataria Prairie Commons Phase 2 Building 3
71 17 Tabitha Grand Island Inc Prairie Comons Phs 3 3/18/2020 790,002$ 18,504,804$ 19,294,806$
72 1 Paramount Development LLC (824 E 9th St)5/13/2020 59,787$ 66,588$ 126,375$
73 25 J & L Enterprises (CAAP Area 25)9/23/2020 63,150$ 2,200,660$ 2,263,810$
74 2 Southeast Commons 1/13/2021 314,544$ 1,855,980$ 2,170,524$
75 6 Miller Tire 6/9/2021 191,354$ 539,887$ 731,241$
76 32 Rhoads 12/2/2021 -$
77 33 Legacy 34 2022 11/10/2021 -$
78 36 Highland North 4/13/2022 -$
79 1 Left Click Properties 4/13/2022 -$
80 5 Procon Properties LLC - Capital & Sky Park -$
81 1 Artisans' Alley LLC - Bartenbach Building 2/9/2022 -$
82 1 Nikodym 8/30/2022 -$
83 36 Paramount Montana Ave 7/13/2022 -$
84 33 Legacy 34 2023 12/14/2022 -$
85 6 Mesner 7/13/2022 -$
86 28 Conestoga Mall 12/27/2022 -$
87 1 Living Waters 1/18/2023 -$
88 16 White Lotus Group Pershing\Anderson 1/18/2023 -$
89 34 KER Enterprises Pending -$
90 34 Millenieal Estates 4/12/2023 -$
91 JBA Ventures 4/12/2023 -$
2022
Base TIF Excess Valuation
29,788,809$ 275,070,647$ 345,183,250$
* Amount Developer agreed not to protest in contract with CRA
** TIF Contract Completed
Mixed Use (Commercial and Housing)
Housing Housing
Commercial/Industrial Development
Page 203 of 219
Approved Projected
Area Project Contract Date Term Redev. Cost TIF Amount Project Description
36 Highland North 4/13/2022 12/31/2037 $69,372,117 $14,590,251
142 units of housing a mix of single family detached, single family attached, row houses and one
bedroom condominiums above commercial space and commercial development
1 Left Click Properties 4/13/2022 12/31/2037 $386,614 $71,629 Renovation of Commercial Office spaces
5 Procon Properties LLC - Capital & Sky Park 12/31/2037 $4,420,456 $1,476,259
1 Artisans' Alley LLC - Bartenbach Building 2/9/2022 12/31/2037 $1,867,800 $522,064 12 Commercial Space with 10 Upper Story appartment units.
1 Nikodym 8/30/2022 12/31/2037 $8,436,000 $5,800,000 Publice infrastructure for 47 residential lots and to redevelop a Car Museum and Coffee Shop
36 Paramount Montana Ave 7/13/2022 12/31/2037 $1,217,582 $263,200 6 units of housing 3 duplexes
33 Legacy 34 2023 12/14/2022 12/31/2037 $28,786,000 $9,839,089 154 units of housing
6 Mesner 7/13/2022 12/31/2037 $16,376,427 $1,767,409 70 Units Townhoms
28 Conestoga Mall 12/27/2022 12/31/2042 $221,584,842 $26,257,000 New and remodeled commercial development as well as up 304 residential units
Mixed Use (Commercial and Housing)
Housing
Commercial/Industrial Development
All TIF Projects Approved by the City of Grnad Island
January 1, 2022 to December 31, 2022
CRA of Grand Island
Page 204 of 219
Page 205 of 219
Part 2
Page 206 of 219
Areas with Projects:
The attached map identifies the location of all of the TIF projects approved by the City of Grand Island.
These divided into active and completed projects. The map shows a total of 91 projects 75 active and 16
completed. To date, projects have been approved in 226 of the 36 approved areas. Two of those
projects were approved at the Cornhusker Army Ammunition Plant and are located in CRA Areas 20 &
25. The project in Area 15 for Bosselman Pump and Pantry was approved but has since been cancelled
by the developer and is shown as completed.
See next page.
Page 207 of 219
CRA Area Plan Date Acres Active Projects Completed Projects
1 November, 2000* 1016.65 26 6
2 November, 2000* 846.39 9 4
3 May, 2000 8.19
4 November, 2000 95.24 1
5 October, 2004 131.28 2 2
6 November, 2007 446.53 10 2
7 January, 2007 490.85 1
8 January, 2012 63.11 1
9 March, 2019 80.52 3
10 June, 2012 7 1
11 June, 2012 26.25 1
12 March, 2013 235.07 3
13R June, 2014 1.36
14 July, 2013 7.78
15 October, 2013 63.80 1
16 April, 2019 569.68 1
17 March, 2015 117.98 3
18 June, 2015 108.54 1
19 December, 2015 11.87 1
20** August, 2016 262.95 1
21 December, 2016 34.83 1
22** December, 2016 316.50
23 June, 2016 1.26
24 May, 2017 1.02
25** June,2017 12294.53 1
26 February, 2018 27.54 1
27 June, 2018 2.25
28 October 2022 77.80 1
29 March, 2019 33.71
30 May, 2019 2.01
31 July, 2020 1.70 1
32 May 2021 44.15 1
33 March 2021 207.92 2
34 June 2021 91.82 2
35 November 2021 3.30
36 November 2021 54.83 2
Totals 75 16
* CRA Areas 1 and 2 were reevaluated and approved after statutory changes in 2000.
**CRA Areas 20, 22 & 25 are located at the Ammunition Plant
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Page 209 of 219
There are 12 areas that have been approved without any projects, four of those areas were approved
since 2018 and staff chose not to reevaluate any areas approved within the last five years. Included in
the 12 areas are two areas, 4 and 15, that have had projects approved and completed or cancelled.
Areas 4 and 15 do not have any active projects.
Area 3 is the oldest area without a project it was approved in 2000. This is a largely residential area
located north of Barr Middle School between Hedde Street and Sylvan Street south of Fonner Park Road.
The nature of the area has not improved dramatically since the original declaration. This area is
comprised of an estimated 8.19 acres, representing less than 1% of the estimated 4912.08 acres of
Grand Island that has been declared blighted and substandard. This area can still benefit from the
blighted and substandard declaration if there are people that wish to do projects in the area.
CRA Area 3 in Orange
Page 210 of 219
Area 4 has one completed project, Gentle Dental and no other projects. The area is generally located
north of 2nd Street and south of 5th Street between Broadwell and Clark has not had significant
improvements since it was declared blighted in 2000. This area is comprised of an estimated 95.24
acres, representing roughly 2% of the estimated 4912.08 acres of Grand Island that has been declared
blighted and substandard. This area can still benefit from the blighted and substandard declaration if
there are people that wish to do projects in the area.
CRA Area 4 in dark blue
Page 211 of 219
Area 13R is a small area that has been completely redeveloped without the use of TIF. The area is
generally located north of Phoenix Street between Adams and Lincoln. This area is comprised of an
estimated 1.36 acres, representing less than 1% of the estimated 4912.08 acres of Grand Island that has
been declared blighted and substandard. This area can still benefit from the blighted and substandard
declaration if there are people that wish to do projects in the area.
CRA Area 13R in purple
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Area 14 located on the east side of Webb Road between Faidley Avenue and 13th Street has not had any
projects completed and could still benefit from the blighted designation and redevelopment. Area 14
was approved in 2013. This area is comprised of an estimated an estimated 7.78 acres, representing less
than 1% of the estimated 4912.08 acres of Grand Island that has been declared blighted and
substandard. This area can still benefit from the blighted and substandard declaration if there are
people that wish to do projects in the area.
CRA Area 14 in Red
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Area 15 between Old Potash Highway and Old Highway 30 and Webb Road and Highway 281 has had
one project approved at the corner of Webb and Old Potash but the project did not move forward. This
area could still benefit from the blighted designation and redevelopment. Area 15 was approved in
2013. This area is comprised of an estimated 63.77 acres, representing roughly 1.30% of the estimated
4912.08 acres of Grand Island that has been declared blighted and substandard. This area can still
benefit from the blighted and substandard declaration if there are people that wish to do projects in the
area.
CRA Area 15 in green
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Areas 23 located south of Memorial Drive and east of Vine Street has not had any projects completed
and could still benefit from the blighted designation and redevelopment. Area 23 was approved in
2016. This area is comprised of an estimated 1.26 acres, representing less than 1% of the estimated
4912.08 acres of Grand Island that has been declared blighted and substandard. This area can still
benefit from the blighted and substandard declaration if there are people that wish to do projects in the
area.
CRA Area 23 in purple
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Areas 24 located south of 8th Street and east of Howard Ave has not had any projects completed and
could still benefit from the blighted designation and redevelopment. Area 24 was approved in 2017.
This area is comprised of an estimated 1.02 acres, representing less than 1% of the estimated 4912.08
acres of Grand Island that has been declared blighted and substandard. This area can still benefit from
the blighted and substandard declaration if there are people that wish to do projects in the area.
CRA Area 24 in green
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Area 29 was approved in 2020, with expectation of development. Within the last year development has
occurred in this area utilizing the entire blighted and substandard area without the use of Tax Increment
Financing to complete the project. It is unlikely that there will be any projects in this area that will
benefit from the blighted designation. Council should consider rescinding this designation because the
area has been redeveloped and there are no active TIF projects.
CRA Area 29 in green
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Areas 27, 30, and 35 have all been approved since 2018 and should be reexamined if there are no
projects approved in the area after 5 years of approval or if Grand Island exceeds 30% of its municipal
limits declared blighted and substandard. It is likely that we will have projects in these areas in the near
future and these areas should be evaluated individually in future years. These areas can still benefit
from the blighted and substandard declaration if there are people that wish to do projects in the area.
The total area of all blighted and substandard areas without active TIF projects and not located at CAAP
or within Area 29 is 186.16 acres or 3.79% of the estimated municipal limits.
CRA Areas without Active Projects and Staff Recommendation about Maintaining Those Areas as
Blighted and Substandard
At this time, staff is only recommending that Council consider rescinding CRA Area 29. Areas with active
projects cannot be rescinded and areas 20, 22, and 25 are located at the Cornhusker Army Ammunition
Plant (CAAP). Areas 27, 30, and 35 have been approved in the last five years and more time should be
given for development. The remaining older areas, 3, 4, 13R, 14, 15, 23 and 24 can still benefit from the
blighted and substandard designation and staff is not recommending any changes in their status at this
time.
Possible Action on Blighted Areas
Area Staff Recommendation
3 Leave unchanged
4 Leave unchanged
13R Leave unchanged
14 Leave unchanged
15 Leave unchanged
23 Leave unchanged
24 Leave unchanged
29 Rescind
All other areas have active projects and cannot be rescinded until
those projects are complete or are located at CAAP and do not
impact the percent of property that can be declared blighted and
substandard or impact Grand Island property tax rates or
services.
The City of Grand Island can declare up to 35% of the City as blighted and substandard. It takes
approximately 195 acres to increase the blighted and substandard percentage by 1%. In order to
provide flexibility and take advantage of unforeseen opportunities for development and/or
redevelopment staff would recommend that the City retain a minimum buffer of 1,000 acres or about
5% of the municipal limits available to be declared blighted and substandard. Currently the city has
25.20% of the city declared blighted and substandard. Up to 940 acres of additional property can be
declared blighted and substandard before crossing the 30% threshold.
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The City of Grand Island, has approved 1 Extremely Blighted and Substandard study consisting of
1,199.10 acres across multiple existing CRA areas. Per State Statutes the City of Grand Island can remove
the Extremely Blighted designated areas from the allowable percent than can be declared, leaving a
total of 3,712.98 acres or 19.05% of the Grand Island municipal limits as blighted and substandard.
Projects That Will Likely Pay Off and Be Completed within the Next Three Years.
Based on the current tax rate and valuations staff is estimating that 9 of the 75 active TIF projects will
pay off by December 31, 2028 and taxes equal to $135,509.86will be remitted to the taxing entities.
Project That Will Pay Off by December 2027
Project TIF to be Paid
(2022)
Year
Complete
Estimated
Yearly Taxes
Poplar Street Water Project $ 33,807.97 2024 $ 22,998.41
Token Properties LLC (Carey St) $ 11,836.37 2024 $ 8,451.04
Tower 217 $93,599.46 2024 $51,038.20
Arnold Wenn $ 12,074.40 2025 $ 5,591.80
Baker Development $ 11,459.76 2025 $ 4,067.40
Token Properties LLC $ 13,095.71 2026 $ 3,247.62
Auto One Inc. $ 55,240.35 2026 $ 14,993.99
Weinrich Developments (523 E. Division) $ 20,911.06 2026 $ 6,643.38
Habitat (St Paul Road) $ 29,290.66 2027 $ 5,961.94
Habitat (8th and Superior) $ 61,480.62 2027 $ 12,516.08
Total Taxes are Due to all Taxing Entities City Share is approximately
18% $135,509.86
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