10-25-2007 Community Redevelopment Authority Regular Meeting Packet
Community Redevelopment
Authority (CRA)
Thursday, October 25, 2007
Regular Meeting Packet
Board Members:
Lee Elliott
Tom Gdowski
Barry Sandstrom
Sue Pirnie
Glen Murray
4:00 PM
Grand Island City Hall
100 E 1st Street
Grand Island Regular Meeting - 10/25/2007 Page 1 / 35
Call to Order
Roll Call
A - SUBMITTAL OF REQUESTS FOR FUTURE ITEMS
Individuals who have appropriate items for City Council consideration should complete the Request for
Future Agenda Items form located at the Information Booth. If the issue can be handled administratively
without Council action, notification will be provided. If the item is scheduled for a meeting or study
session, notification of the date will be given.
B - RESERVE TIME TO SPEAK ON AGENDA ITEMS
This is an opportunity for individuals wishing to provide input on any of tonight's agenda items to reserve
time to speak. Please come forward, state your name and address, and the Agenda topic on which you will
be speaking.
DIRECTOR COMMUNICATION
This is an opportunity for the Director to comment on current events, activities, and issues of interest to
the commission.
Grand Island Regular Meeting - 10/25/2007 Page 2 / 35
Community Redevelopment
Authority (CRA)
Thursday, October 25, 2007
Regular Meeting
Item A1
Agenda
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 10/25/2007 Page 3 / 35
AGENDA
Thursday October 25, 2007
9:30 A.M.
City Hall
Open Meetings Notifications (Posters on Wall)
1.Call to Order Lee Elliot
This is a public meeting subject to the open meetings laws of the State of Nebraska.
The requirements for an open meeting are posted on the wall in this room and anyone
that wants to find out what those are is welcome to read through them.
2.Approval of Minutes of September 12, 2007 Meeting.
3.Approval of Financial Reports
4.Approval of Bills
5.Consider approval and recommendation of the generalized redevelopment plan for CRA
Area #7
6.Consideration of Generalized Redevelopment Plan for CRA Area #6
7.Review of Committed Projects and CRA Properties
8.ADJOURN TO EXECUTIVE SESSION TO DISCUSS NEGOTIATIONS
RETURN TO REGULAR SESSION
9.Approve Resolution or Resolutions to Purchase/Sell Property
10.Directors Report
11.Adjournment
Next Meeting November 14, 2007
Grand Island Regular Meeting - 10/25/2007 Page 4 / 35
Community Redevelopment
Authority (CRA)
Thursday, October 25, 2007
Regular Meeting
Item B1
Meeting Minutes
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 10/25/2007 Page 5 / 35
OFFICIAL PROCEEDINGS
MINUTES OF
COMMUNITY REDEVELOPMENT AUTHORITY
MEETING OF
October 25, 2007
Pursuant to due call and notice thereof, a Regular Meeting of the
Community Redevelopment Authority of the City of Grand Island,
Nebraska was conducted on October 25, 2007, at City Hall 100 E First
Street. Notice of the meeting was given in the October 20, 2007
Grand Island Independent.
1.CALL TO ORDER Vice Chair Lee Elliott called the meeting to
order at 9:32 a.m. The following members were present: Tom
Gdowski, Glen Murray, Sue Pirnie, Lee Elliott. Also present were;
Peg Gilbert, Council Representative; Director, Chad Nabity;
Secretary, Barb Quandt; Tracy Overstreet, Grand Island
Independent; Denise Booker, KHAS TV; Public Audience. Vice
Chairman Lee Elliott stated this was a public meeting subject to
the open meeting laws of the State of Nebraska. He noted that
the requirements for an open meeting were posted on the wall
easily accessible to anyone who would like to read through
them.
2. APPROVAL OF MINUTES. A motion for approval of the Minutes
for the September 12, 2007 CRA Meeting was made by Gdowski,
and seconded by, Pirnie. Upon roll call vote, all present voted
aye. Motion carried unanimously.
3.APPROVAL OF FINANCIAL REPORTS. Chad Nabity reviewed the
financial reports for the period of September 1, 2007 through
September 30, 2007. He noted that there were no unexpected
revenues or expenses in the report that showed revenue in the
amount of $110,275 and expenses in the amount of $2274 for
the month. The total ending cash in the report was $952,497.
Motion by Gdowski, second by Murray, to approve the financial
reports. Upon roll call vote, all present voted aye. Motion
carried unanimously.
Grand Island Regular Meeting - 10/25/2007 Page 6 / 35
4.APPROVAL OF BILLS. The bills were reviewed by the Authority.
Motion by Murray, second by Pirnie to approve the bills in the
amount of $5,143.62. Upon roll call vote all present voted aye.
Motion carried unanimously to approve the payment of bills in
the amount of $5,143.62.
5.CONSIDER APPROVAL AND RECOMMENDATION OF THE
GENERALIZED REDEVELOPMENT PLAN FOR CRA AREA #7 .
Nabity reported that this is the Generalized Redevelopment Plan
for CRA Area #7 that was reviewed, edited and then forwarded
to the Hall County Regional Planning Commission for their
recommendation. The Hall County Regional Planning
Commission held a hearing on October 10, 2007 and
recommended approval of the redevelopment plan after finding
that it is consistent with the Comprehensive Plan for the City of
Grand Island. A brief discussion followed.
Motion was made by Gdowski, seconded by Pirnie, to approve
Resolution 84 and to recommend the Generalized
Redevelopment Plan for CRA Area #7 to City Council as
presented. Upon roll call vote, all present voted aye. Motion
carried.
6.CONSIDERATION OF GENERALIZED REDEVELOPMENT PLAN FOR
CRA AREA #6. Nabity reported that Marty Shukert, RDG
Planning and Design of Omaha representative, would not be in
attendance as expected; therefore, he suggested that the CRA
not forward the redevelopment plan to the Hall County Regional
Planning Commission at this time. Nabity offered to answer any
questions from the public. He explained that this puts a plan on
the table with portions of the plan actually becoming a reality
while other portions may not. Suggestions on how to
reconfigure the intersection on Broadwell, as well as an
underpass or overpass, have been discussed since 2003. Due to
the probability of the five to ten year time frame involved, the
recommendation for quiet zones has been made for the train
horn issue. Vice Chairman Elliott opened the discussion to the
CRA members, and then to the public, for their input. Gdowski
commented that there appears to be some interesting features
in the Plan. Gilbert mentioned that the issue of public safety in
the Five Points area did not seem to be addressed. Nabity
commented that this issue had been discussed at great length in
the focus groups and that the reality was that the costs involved
Grand Island Regular Meeting - 10/25/2007 Page 7 / 35
in suggested solutions would be very high, as well as causing
other major issues. There were concerns from audience
members regarding property values, sale of property and tax
increases. Some discussion followed which addressed those
issues. These topics were discussed stating that property, which
was slated for demolition, would be purchased at fair market
prices, plus moving and relocation costs. It was explained that
property taxes are based on property value; therefore, if the
values increase on that property due to the redevelopment,
taxes on the property will increase as well. Nabity explained
that various forms of financing improvements are now available
to home and business owners due to the blight designation of
the area. In addition to the concerns, various positive
comments were made from audience members who appreciated
the focus meetings and the potential improvement plans. Vice
Chairman Elliott invited audience members back for a future, yet
undetermined, meeting with Marty Shukert. Audience members
were also invited to leave their names and addresses and those
people will be notified when Shukert is available to present the
redevelopment plan.
7. REVIEW OF COMMITTED PROJECTS AND CRA PROPERTIES.
Nabity stated that he had added the two new façade projects
and he briefly discussed each of the committed projects.
8. ADJOURN TO EXECUTIVE SESSION TO DISCUSS
NEGOTIATIONS. There was no need for an Executive Session.
9. APPROVE RESOLUTION OR RESOLUTIONS TO PURCHASE/SELL
PROPERTY. No action needed.
10. DIRECTOR’S REPORT. Gdowski and Gilbert discussed a letter to
the editor addressing issues raised by the writer of that letter.
Gdowski stated that he thinks that a long term vision for the
downtown area needs to be in place. He feels that the City’s
commitment to the downtown needs to be understood in order
to open a dialog between the City and potential developers.
Gilbert stated that City Council had addressed the BID’s
priority list in order, with noise pollution being the first.
Nabity stated that the fire sprinkler issues in downtown buildings
will be discussed at a summit with downtown owners. This
Grand Island Regular Meeting - 10/25/2007 Page 8 / 35
meeting will outline costs involved, with terms defined and
building codes addressed.
11. ADJOURNMENT. The next meeting is scheduled to be held on
November 14, 2007 at 4:00 p.m. Vice Chairman Elliott
adjourned the meeting at 10:40 a.m.
Respectfully submitted,
Chad Nabity
Director
Grand Island Regular Meeting - 10/25/2007 Page 9 / 35
Community Redevelopment
Authority (CRA)
Thursday, October 25, 2007
Regular Meeting
Item C1
Financial Reports
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 10/25/2007 Page 10 / 35
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF SEPTEMBER 2007
MONTH ENDED 2006 - 2007 2007 REMAINING
SEPTEMBER 2007 YEAR TO DATE BUDGET BALANCE
CONSOLIDATED
Beginning Cash 844,496 1,309,485 1,309,485
REVENUE:
Property Taxes 108,962 699,422 715,336 15,914
Loan Proceeds - -
Interest Income 1,234 45,272 10,000 (35,272)
Land Sales - 14,837 100,000 85,163
Other Revenue 79 6,507 - (6,507)
TOTAL REVENUE 110,275 766,038 825,336 59,298
TOTAL RESOURCES 954,771 2,075,522 2,134,821 59,298
EXPENSES
Auditing & Accounting - 4,900 8,000 3,100
Legal Services - 5,500 10,000 4,500
Consulting Services 999 999 15,000 14,001
Contract Services 1,250 48,430 50,000 1,570
Printing & Binding - - 1,500 1,500
Other Professional Services - 3,429 7,000 3,571
General Liability Insurance - - - -
Matching Grant - - - -
Legal Notices 25 303 1,000 697
Licenses & Fees - - 4,000 4,000
Travel & Training - 70 1,500 1,430
Other Expenditures - 14 500 486
Office Supplies - 32 750 718
Supplies - - 500 500
Land - 15,137 115,000 99,863
Façade Improvement - 127,300 445,000 317,700
South Locust - - - -
Alleyway Improvement - - - -
Other Projects - 706,680 725,000 18,320
Bond Principal - 112,739 118,906 6,167
Bond Interest - 97,492 103,890 6,398
Interest Expense - - - -
- - -
TOTAL EXPENSES 2,274 1,123,025 1,607,546 484,521
INCREASE(DECREASE) IN CASH 108,001 (356,988) (782,210) (425,222)
ENDING CASH 952,497 952,497 527,275 (425,222)
LESS COMMITMENTS 483,743 -
AVAILABLE CASH 468,754 952,497 527,275 (425,222)
CHECKING 481,817
PETTY CASH 50
INVESTMENTS 470,630
Total Cash 952,497
Grand Island Regular Meeting - 10/25/2007 Page 11 / 35
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF SEPTEMBER 2007
MONTH ENDED 2006 - 2007 2007 REMAINING
SEPTEMBER 2007 YEAR TO DATE BUDGET BALANCE
CRA
GENERAL OPERATIONS:
Property Taxes 108,962 491,210 492,540 1,330
Interest Income 1,214 44,921 10,000 (34,921)
Land Sales 14,837 100,000 85,163
Other Revenue & Motor Vehicle Tax 79 4,251 (4,251)
TOTAL 110,255 555,219 602,540 47,321
GILI TRUST
Property Taxes 64,571 65,780 1,209
Interest Income - - -
Other Revenue - 324 (324)
TOTAL - 64,895 65,780 885
CHERRY PARK LTD II
Property Taxes 61,006 59,180 (1,826)
Interest Income 19 237 - (237)
Other Revenue 68 - (68)
TOTAL 19 61,310 59,180 (2,130)
GENTLE DENTAL
Property Taxes 3,251 4,202 951
Interest Income 1 4 - (4)
Other Revenue 846 - (846)
TOTAL 1 4,102 4,202 100
PROCON TIF
Property Taxes 17,631 19,162 1,531
Interest Income 27 - (27)
Other Revenue 931 - (931)
TOTAL - 18,589 19,162 573
WALNUT HOUSING PROJECT
Property Taxes 61,753 74,472 12,720
Interest Income 83 - (83)
Other Revenue 86 - (86)
TOTAL - 61,922 74,472 12,550
TOTAL REVENUE 110,275 766,038 825,336 59,298
Grand Island Regular Meeting - 10/25/2007 Page 12 / 35
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF SEPTEMBER 2007
MONTH ENDED 2006 - 2007 2007 REMAINING
SEPTEMBER 2007 YEAR TO DATE BUDGET BALANCE
EXPENSES
CRA
GENERAL OPERATIONS:
Auditing & Accounting 4,900 8,000 3,100
Legal Services 5,500 10,000 4,500
Consulting Services 999 999 15,000 14,001
Contract Services 1,250 48,430 50,000 1,570
Printing & Binding - 1,500 1,500
Other Professional Services 3,429 7,000 3,571
General Liability Insurance - - -
Matching Grant - - -
Legal Notices 25 303 1,000 697
Licenses & Fees - 4,000 4,000
Travel & Training 70 1,500 1,430
Other Expenditures - 500 500
Office Supplies 32 750 718
Supplies - 500 500
Land 15,137 115,000 99,863
PROJECTS
Façade Improvement - 127,300 445,000 317,700
South Locust - - - -
Alleyway Improvement - - - -
Other Projects - 706,680 725,000 18,320
TOTAL CRA EXPENSES 2,274 912,780 1,384,750 471,970
GILI TRUST
Bond Principal 43,604 43,604 0
Bond Interest 22,176 22,176 (0)
Other Expenditures 4 - (4)
TOTAL GILI EXPENSES - 65,784 65,780 (4)
CHERRY PARK LTD II
Bond Principal - 34,131 34,131 0
Bond Interest - 25,049 25,049 (0)
TOTAL CHERRY PARK EXPENSES - 59,180 59,180 (0)
GENTLE DENTAL
Legal Services - - -
Bond Principal - 1,949 1,987 38
Bond Interest - 2,253 2,215 (38)
TOTAL GENTLE DENTAL - 4,202 4,202 0
PROCON TIF
Legal Services - - - -
Interest Expense - - - -
Licenses & Fees - - - -
Other Expenditures - - - -
Bond Principal - 8,333 8,250 (83)
Bond Interest - 10,829 10,912 83
TOTAL PROCON TIF - 19,162 19,162 0
WALNUT HOUSING PROJECT
Legal Services - - - -
Bond Principal - 24,722 30,934 6,212
Grand Island Regular Meeting - 10/25/2007 Page 13 / 35
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF SEPTEMBER 2007
MONTH ENDED 2006 - 2007 2007 REMAINING
SEPTEMBER 2007 YEAR TO DATE BUDGET BALANCE
Bond Interest - 37,185 43,538 6,353
Other Expenditures 10 - (10)
- - -
TOTAL WALNUT HOUSING - 61,917 74,472 12,555
TOTAL EXPENSES 2,274 1,123,025 1,607,546 484,521
Grand Island Regular Meeting - 10/25/2007 Page 14 / 35
Community Redevelopment
Authority (CRA)
Thursday, October 25, 2007
Regular Meeting
Item D1
Bills
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 10/25/2007 Page 15 / 35
5-Oct-07
TO: Community Redevelopment Authority Board Members
FROM: Chad Nabity, Planning Department Director
RE: Bills Submitted for Payment
The following bills have been submitted to the Community Redevelopment
Authority Treasurer for preparation of payment.
City of Grand Island
Administration
Accounting
BID Assessment-Star Motel Prop.$629.95
Grand Island Independent
Monthly & Redevelopment Plan Notices
Mayer, Burns, Koenig & Janulewicz $150.00
Tom's Tree Service $675.00
Quality Cut Shrub & Lawn Care Inc.$825.00
Total:
$2,279.95
Grand Island Regular Meeting - 10/25/2007 Page 16 / 35
Community Redevelopment
Authority (CRA)
Thursday, October 25, 2007
Regular Meeting
Item E1
Committed Projects
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 10/25/2007 Page 17 / 35
COMMITTED PROJECTS AMOUNT ESTIMATED DUE DATE
Housing Study $8,250 Fall 2008
JEO Building $117,000 November 2007
Hall County $37,500 Fall 2007
Romsa Real Estate Center $75,000 Fall 2007
Harmony Bldg. 224 W 3rd
Street
$68,482 Fall 2007
211 E First Purchase $33,702 Fall 2007
Good Will Facade $36,800 Spring 2008
New Live Community
Church Façade
$107,000 Fall 2008
Total Committed $483,743
CRA PROPERTIES
Address Purchase Price Purchase Date Demo Cost Status
203 E 1st St.$68,627 10-09-02 $23,300 Surplus
217 E 1st St $17,000 03-20-03 $6,500 Surplus
408 E 2nd St $6,000 11-11-05 $7,500 Surplus
2707 and 2709
S. Locust
$155,740 12-30-05 $15,339.23 Surplus
September 21, 2007
Grand Island Regular Meeting - 10/25/2007 Page 18 / 35
Community Redevelopment
Authority (CRA)
Thursday, October 25, 2007
Regular Meeting
Item I1
Redevelopment Plan Area 7
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 10/25/2007 Page 19 / 35
GENERAL REDEVELOPMENT PLAN
City of Grand Island
CRA Area #7
September 7, 2007
Grand Island Regular Meeting - 10/25/2007 Page 20 / 35
Generalized Redevelopment Plan
CRA Area 7, Grand Island Nebraska
Page 2
GENERAL REDEVELOPMENT PLAN
EXECUTIVE SUMMARY
Purpose of Plan/Conclusion
The purpose of this General Redevelopment Plan is to serve as a guide for
implementation of redevelopment activities within the Value Added Redevelopment
Area, in Grand Island, Nebraska. Redevelopment activities associated with the
Community Development Law, State Statutes, 18-2101 through 18-2154 should be
utilized to promote the general welfare, enhance the tax base and the economic and social
well being of the Community, and promote the development of any public activities and
public events in the Area, along with any and all other purposes, as outlined in the
Community Development Law.
A Community Redevelopment Authority (CRA) General Redevelopment Plan must
contain the general planning elements required by Nebraska State Revised Statues,
Section 18-2111 re-issue 1991 items (1) through (6). A description of these items are as
follows:
(1) The boundaries of the redevelopment project area with a map showing
the existing uses and condition of the real property therein; (2) a land-use
plan showing proposed uses of the area; (3) information showing the
standards of population densities, land coverage and building intensities in
the area after redevelopment; (4) a statement of the proposed changes, if
any, in zoning ordinances or maps, street layouts, street levels or grades,
or building codes and ordinances; (5) a site plan of the area; and (6) a
statement as to the kind and number of additional public facilities or
utilities which will be required to support the new land uses in the area
after redevelopment.
Furthermore, the General Redevelopment Plan must further address the items required
under Section 18-2113, “Plan; considerations”, which the CRA must consider prior to
recommending a redevelopment plan to the Planning Commission and City Council for
adoption. These “considerations” are defined as follows:
“...whether the proposed land uses and building requirements in the
redevelopment project area are designed with the general purpose of
accomplishing, in conformance with the general plan, a coordinated,
adjusted and harmonious development of the City and its environs which
will, in accordance with present and future needs, promote health, safety,
morals, order, convenience, prosperity, and the general welfare, as well as
efficiency and economy in the process of development; including,among
other things, adequate provision for traffic, vehicular parking, the
promotion of safety from fire, panic, and other dangers, adequate
provision for light and air, the promotion of the healthful and convenient
distribution of population, the provision of adequate transportation, water,
sewage, and other public utilities, schools, parks, recreational and
Grand Island Regular Meeting - 10/25/2007 Page 21 / 35
Generalized Redevelopment Plan
CRA Area 7, Grand Island Nebraska
Page 3
community facilities and other public requirements, the promotion of
sound design and arrangement, the wise and efficient expenditure of
public funds, and the prevention of the recurrence of insanitary or unsafe
dwelling accommodations, or conditions of blight.”
Conclusion
The General Redevelopment Plan applies to the Value Added Redevelopment
Area, which consists of the Area included in the Blight and Substandard Area
Determination Study.
The findings presented in this Blight and Substandard Determination Study are based on
surveys and analyses conducted for the, Redevelopment Area. In general, the
Redevelopment Area consists of an area in the southern portion of Grand Island near the
Highway 281 corridor. The Area is located between Schimmer and Wildwood Drives and
is bound on the west by the St. Joseph Branch Railroad, which is located approximately
one-half mile east of Highway 281, in Hall County, Nebraska. Beginning at the
intersection of the east line of Blaine Street and the north line of Schimmer Drive West,
thence south along said east line to its intersection with the north line of the southwest
quarter of Section 4, Township 11 N Range 9 West, of the 6th Principle Meridian, thence
east along said north line to its intersection with the east line of the southwest quarter of
Section 4, Township 11 North, Range 9 West, of the 6th Principle Meridian, thence south
along said east line to its intersection with the south line of Wildwood Drive West, thence
west along said south line to its intersection with the west line of the St. Joseph Branch
Railroad right-of-way, thence north to the north line of Schimmer Drive West, and
continuing north along the west line of the St. Joseph Branch Railroad right-of- way
approximately 660’ (or one-eighth of a mile), thence east approximately 660’ and south
approximately 660’ to the north line of Schimmer Drive West, thence east along said
north line to its intersection with the east line of Blaine Street, also the point of
beginning.
Illustration 1 delineates the Area in relation to the City of Grand Island. The
Redevelopment Area is an estimated 498.5 acres, and includes the right-of-ways of the
St. Joseph Branch Railroad and Hall County roads.
Grand Island Regular Meeting - 10/25/2007 Page 22 / 35
Generalized Redevelopment Plan
CRA Area 7, Grand Island Nebraska
Page 4
CITY CONTEXT MAP
VALUE ADDED REDEVELOPMENT AREA
GRAND ISLAND, NEBRASKA
ILLUSTRATION 1
Grand Island Regular Meeting - 10/25/2007 Page 23 / 35
Generalized Redevelopment Plan
CRA Area 7, Grand Island Nebraska
Page 5
Conclusion
The redevelopment planning process for the Redevelopment Area resulted in a
comprehensive listing of general planning and implementation recommendations. As
previously discussed in the Blight and Substandard Determination Study, there are two
major land uses (vacant/agricultural and two farmsteads), with structural and substandard
conditions that are nonconforming in nature, detrimental to the health, safety and general
welfare of the Community and generally obsolete in respect to the development and
living environmental norms of today’s Nebraska communities, including the City of
Grand Island. To eliminate these conditions and enhance private development activities
within the Redevelopment Area, the City of Grand Island needs to endorse the following
general planning and redevelopment actions:
1. Rezone the Redevelopment Area to conform to the City of Grand Island’s
Industrial Zoning Regulations.
2. Upgrading of bridges, culverts and storm water drainage ditches to
facilitate development in the Redevelopment Area.
3. Reconfiguration of intersections along Hall County roads to provide
adequate turning lanes, road widths and sufficient right-of-ways, to support
anticipated volumes of truck traffic to the proposed Ethanol Production
Facility.
4. Extend municipal water and sanitary sewer systems from the perimeter of
the Redevelopment Area into the proposed Ethanol Production Facility site
and maintain and/or replace the current electrical system in the Area.
5. Removal of abandoned and dilapidated structures and associated debris.
6. Create a partnership with the State and Hall County to facilitate the
needed road and intersection improvements, as well as for the extension of all
appropriate utilities to service the Area.
7. Remove excessive debris from the Redevelopment Area. Parcels with
excessive debris exist in specific locations of the Redevelopment Area.
8. Develop a plan for the screening and/or buffering of industrial sites with
outside storage of materials from the view along Wildwood and Schimmer
Drives.
9. Capture property taxes through the provision of Tax Increment Financing.
Capture the annual increase in the total tax base throughout the
Redevelopment Area. This will establish a source of funding for public
improvements including, but not limited to, infrastructure needs such as
water, sewer streets and sidewalks, parking improvements and general
landscaping and signage enhancements.
Grand Island Regular Meeting - 10/25/2007 Page 24 / 35
Generalized Redevelopment Plan
CRA Area 7, Grand Island Nebraska
Page 6
Implementation
Both a time-line and budget should be developed for the implementation of the
Redevelopment Plan. Each of these processes should be designed in conformance with
the resources and time available to the City. A reasonable time-line to complete the
redevelopment activities identified in the Plan would be five to 10 years.
Various funding sources exist for the preparation and implementation of a capital
improvement budget designed to meet the funding needs of proposed redevelopment
activities. These include City and federal funds commonly utilized to finance street
improvement funds, i.e. Community Development Block Grants, special assessments,
general obligation bonds and Tax Increment Financing (TIF). The use of TIF for
redevelopment projects in the Redevelopment Area is deemed to be an essential and
integral element of the Redevelopment Area and use of TIF in connection with such
projects is contemplated by the Plan and such designation and use of TIF will not
constitute a substantial modification to the Plan.
The City agrees, when approving the Plan, to the utilization of TIF by the Grand Island
Community Redevelopment Authority for redevelopment projects and agrees to pledge
the taxes generated in redevelopment projects for such purposes in accordance with the
Act.
Any redevelopment program receiving TIF is subject to a Cost Benefit Analysis. TIF, as
a source of public financing, ultimately impacts taxing authorities in the City of Grand
Island and Hall County. Proposed redevelopment projects using TIF must meet the cost
benefit analysis and the “But For” test. Accordingly, “But for TIF” a redevelopment
project could not be fully executed and constructed in the Community.
Grand Island Regular Meeting - 10/25/2007 Page 25 / 35
Generalized Redevelopment Plan
CRA Area 7, Grand Island Nebraska
Page 7
1. Future Land Use Patterns
The existing land use patterns within the Redevelopment Area were depicted in
Illustration 2 and described, in detail, in the Blight and Substandard
Determination Study. In general, the Redevelopment Area consists of three land
use types. The primary land uses are vacant/agricultural, farmstead and right- of-
ways of the Highway and Railroad corridors.
Illustration 4, Future Land Use Map, recommends land uses that stimulate future
growth opportunities in the Redevelopment Area, while creating compatible land
uses resulting in the efficient use of the physical features of the landscape. The
recommended future land use classifications are generally in conformance with
the “City of Grand Island Comprehensive Plan.”
In the Future Land Use Map, “value-added” agricultural/industrial land uses are
recommended to be utilized throughout the Redevelopment Area, except for the
portion of the Area containing the farmstead north of Schimmer Drive, which is
recommended for large lot single family residential development. Additional
railway and road access corridors will need to be constructed within the Area, and
the existing Blaine Street will need to paved and upgraded to support heavy truck
traffic associated with the proposed Ethanol Production Facility.
It is recommended that substantially deteriorated structures, throughout the
Redevelopment Area, and those too deteriorated to rehabilitate, be replaced with
new “value-added” industrial uses in conformance with the Future Land Use Map.
Grand Island Regular Meeting - 10/25/2007 Page 26 / 35
Generalized Redevelopment Plan
CRA Area 7, Grand Island Nebraska
Page 8
EXISTING LAND USE MAP
VALUE ADDED REDEVELOPMENT AREA
GRAND ISLAND, NEBRASKA
ILLUSTRATION 2
Grand Island Regular Meeting - 10/25/2007 Page 27 / 35
Generalized Redevelopment Plan
CRA Area 7, Grand Island Nebraska
Page 9
2. Future Zoning Districts
The Existing Zoning Map, Illustration 3, indicates that the entire Value Added
Redevelopment Area is within the City of Grand Island’s Planning Jurisdiction
and is currently zoned M-2 Heavy Manufacturing and TA Transitional
Agricultural, according to information provided by the City of Grand Island
Planning Office. The City of Grand Island has annexed the portion of the
Redevelopment Area that the proposed Ethanol Production Facility will utilize.
The site has been rezoned to an industrial zoning classification in which ethanol
facilities are permitted by conditional use permit. A conditional use permit for an
ethanol plant was approved for the property at the northeast corner of the
intersection of Blaine and Wildwood by the Grand Island City Council on January
23, 2007.
The recommended Future Zoning Map, for the Redevelopment Area, is identified
in Illustration 5 of this General Redevelopment Plan.
The City of Grand Island currently has four industrial zoning districts: M-1 Light
Manufacturing, M-2 Heavy Manufacturing, M-3 Mixed Use Manufacturing and
ME Industrial Estates. The majority of the property in the redevelopment area has
been rezoned to M2 Heavy Manufacturing. Development of this property should
be done at coverage, building intensities and population densities permitted within
the M-2 Zoning District.
The City may need to amend the selected zoning district to allow the proposed
Facility as a permissive use. Often, financial institutions and investment
companies require that properties in which they have holdings be a permissive use
within the zoning district, as opposed to a conditional or special use permit, in
case, for one reason or another, the conditional or special use permit be pulled or
revoked in the future.
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Generalized Redevelopment Plan
CRA Area 7, Grand Island Nebraska
Page 10
EXISTING ZONING MAP
VALUE ADDED REDEVELOPMENT AREA
GRAND ISLAND, NEBRASKA
ILLUSTRATION 3
Grand Island Regular Meeting - 10/25/2007 Page 29 / 35
Generalized Redevelopment Plan
CRA Area 7, Grand Island Nebraska
Page 11
FUTURE LAND USE MAP
VALUE ADDED REDEVELOPMENT AREA GRAND ISLAND, NEBRASKA
LEGEND
ILLUSTRATION 4
Grand Island Regular Meeting - 10/25/2007 Page 30 / 35
Generalized Redevelopment Plan
CRA Area 7, Grand Island Nebraska
Page 12
FUTURE ZONING MAP
VALUE ADDED REDEVELOPMENT AREA
GRAND ISLAND, NEBRASKA
ILLUSTRATION 5
Grand Island Regular Meeting - 10/25/2007 Page 31 / 35
Generalized Redevelopment Plan
CRA Area 7, Grand Island Nebraska
Page 13
3. Recommended Public Improvements
The primary purpose for a General Redevelopment Plan, accompanied with the
Blight and Substandard Determination Study, is to allow for the use of public
financing in a specific area. This public financing is planned and implemented to
serve as a “first step” for public improvements and encourage private
development within the Redevelopment Area. The most common form of public
improvements occur with infrastructure, specifically roads, water, sanitary sewer
and storm sewer systems, and recreational uses. The primary infrastructure
concerns in this Redevelopment Area improvements and extensions of:
underground water, storm water and sanitary sewer systems; and improvements to
existing roads.
The Redevelopment Area contains conditions that would benefit from public
improvements and private redevelopment. The Area is currently comprised of two
farmsteads and vacant/agricultural uses, which are bound on the south by
Wildwood Drive, and Schimmer Drive on the north, both of which connect to
Highway 281, approximately one-half mile west of Redevelopment Area #7. The
St. Joseph Branch Railroad corridor serves as the Area’s western boundary.
Blaine Street serves as a main north-south arterial within the Redevelopment
Area, connecting the northern and southern boundaries of the Area. Primary
redevelopment activities should focus on extending municipal water, sewer and
electrical systems to support industrial development. It is likely that water
extensions to the area may need to be connected to the well fields on South
Locust and/or to the existing water main locate near the diversion channel on
South Locust as well as looping the water to connect to the lines serving the
existing industrial park. Sewer lines to serve this area will have to be extended
from the sewer plant locate south of Swift Road and west of Shady Bend Road.
The Field Survey indicated that most portions of the arterial roads are in “good”
or “fair” condition. However, to facilitate industrial development, roads providing
access into the Area will need to be hard surfaced to support heavy truck traffic.
Blaine Street, the main north-south road in the Area, is presently a gravel surfaced
county road, with open storm water ditches along the sides. Wildwood Drive may
need to be widened at appropriate road and highway intersections to allow
designated turning lanes for semi-truck traffic associated with the Ethanol
Processing Facility.
The St. Joseph Branch Railroad is located adjacent to the west side of the
redevelopment area. Additional sidings or looped rail would substantially benefit
the redevelopment of the area for manufacturing purposes. Depending on the
scale of rail traffic generated by industrial activity at this site, improvements may
be needed at other crossings offsite between the industrial park and the main line
tracks.
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Generalized Redevelopment Plan
CRA Area 7, Grand Island Nebraska
Page 14
Conclusions
The Grand Island Community Redevelopment Authority (CRA) and the City of Grand
Island should seek funding sources to create a revolving loan and/or grant program for
the rehabilitation infrastructure and improvement of utility services and public uses in the
Redevelopment Area. To encourage development, the Consultant recommends
investment in all mechanical infrastructure systems, throughout the entire Redevelopment
Area. Prior to the transportation network improvements, the City and the CRA should
develop a plan in conjunction with the City’s Capital Improvement Plan and the One- and
Six-Year Street Plan, to accommodate efficient infrastructure development and
improvements.
The combination of the recommendations listed above are to aid the City of Grand
Island and the CRA in creating a viable and sustainable living environment in this
central Nebraska community, under the general provisions of the Nebraska
Community Development Law, Chapter 18, Article 21 of the Statutes of State of
Nebraska. This Plan does not intend the displacement of families or persons residing
in the Area. If necessary for proper redevelopment activities, the City will conduct
the necessary relocation of property owners.
The following identifies estimated costs for the improvement of various
infrastructure features in Redevelopment Area.
Normal Street Replacement
Costs are dependent on street width and thickness of pavement or overlay. Concrete
paving of 6” thick with integral curbs costs an estimated $50 per square yard. Asphalt
overlay has a cost of $3.50 per square yard, per inch of thickness of asphalt overlay.
The cost to construct a 6” thick, 30’ wide concrete street is $175 per linear foot.
The cost to construct a 6” thick, 60’ wide concrete street is $350 per linear foot
The cost to construct a 2” thick, 30’ wide asphalt overlay is $25 per linear foot.
The cost to construct a 2” thick, 60’ wide asphalt overlay is $50 per linear foot
Ramped Curb Cuts Sanitary Sewer
$1,250 each $90 to $125 per linear foot
Water Valves Fire Hydrants
$4500 each $3,000 each
Overlay of Parking Lots
Asphalt overlay costs $3.50 per square yard per inch of thickness of asphalt overlay.
Therefore the cost of a 2” overlay of a 150’ x 150’ parking lot is $17,500.
Paved Alleys
The cost for paved alleys is dependent on alley width and pavement thickness.
A 6” thick concrete alley would cost $75 per square yard.
The cost of a 6” thick, 16’ wide concrete alley is $135 per linear foot.
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Generalized Redevelopment Plan
CRA Area 7, Grand Island Nebraska
Page 15
The cost of a 6” thick, 20’ wide concrete alley is $170 per linear foot.
Storm Sewers
The cost of Storm Sewers is dependent upon the size of the storm sewer pipe and on the
number of inlets required. A breakdown of approximate unit prices is as follows:
15” RCP costs $25 per linear foot 18” RCP costs $30 per linear foot
24” RCP costs $40 per linear foot 30” RCP costs $50 per linear foot
36” RCP costs $75 per linear foot 42” RCP costs $85 per linear foot
48” RCP costs $100 per linear foot Inlets cost and estimated $2,750 each
Therefore, assuming 470 linear feet of 30” storm sewer and four inlets per block, a block
of storm sewer would cost approximately $34,500.
This General Redevelopment Plan identifies several community and economic
development activities for the entire Redevelopment Area, in Grand Island, Nebraska.
The major components of this General Redevelopment Plan will be accomplished as
individual projects, however, a comprehensive redevelopment effort is recommended.
Just as the redevelopment efforts should be tied together, so should the funding sources to
ensure a complete project. The use of state and federal monies, local equity and tax
incentives coupled with private funding sources, can be combined for a realistic and
feasible funding package. The following provides a summary listing of the types of
funding to assist in implementing this General Redevelopment Plan. Each selected
redevelopment project should be accompanied with a detailed budget of both sources and
uses of various funds.
Building Improvement District
Tax Increment Financing
LB 840 or LB 1240
Historic Preservation Tax Credits
Low Income Housing Tax Credits
Sales Tax
Community Development Block Grants - Re-Use Funds
Local Lender Financing
Owner Equity
Small Business Association-Micro Loans
Community Assistance Act
Donations and Contributions
Intra-modal Surface Transportation Efficiency Act
Private Foundations
American Express Foundation
Kellogg Corporate Giving Program
Marietta Philanthropic Trust
Monroe Auto Equipment Company Foundation
Norwest Foundation
Piper, Jaffray & Hopwood Corporate Giving
Target Stores Corporate Giving
Grand Island Regular Meeting - 10/25/2007 Page 34 / 35
Generalized Redevelopment Plan
CRA Area 7, Grand Island Nebraska
Page 16
Pitney Bowes Corporate Contributions
Union Pacific Foundation
US West Foundation
Woods Charitable Fund, Inc.
Abel Foundation
ConAgra Charitable Fund, Inc.
FrankM. and Alice M. Farr Trust
Hazel H. Keene Trust
IBP Foundation, Inc.
Mid-Nebraska Community Foundations, Inc.
Northwestern Bell Foundation
Omaha World-Herald Foundation
Peter Kiewit and Sons Inc. Foundation
Thomas D. Buckley Trust
Valmont Foundation
Quivey-Bay State Foundation
Grand Island Regular Meeting - 10/25/2007 Page 35 / 35