12-08-2009 Community Redevelopment Authority Regular Meeting Packet
Community Redevelopment
Authority (CRA)
Tuesday, December 8, 2009
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 - 12/8/2009 Page 1 / 38
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 - 12/8/2009 Page 2 / 38
Community Redevelopment
Authority (CRA)
Tuesday, December 8, 2009
Regular Meeting
Item A1
Agenda
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 12/8/2009 Page 3 / 38
AGENDA
Tuesday December 8, 2009
4:00 p.m.
Grand Island City Hall
Open Meetings Notifications
1.Call to Order Barry Sandstrom
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 November 12, 2009 Meeting.
3.Approval of Financial Reports.
4.Approval of Bills.
5.Consideration of a Resolution to forward a redevelopment plan amendment to the Hall
County Regional Planning Commission for an area on Poplar Street between 9th Street and
12th Street.
6.Consideration of a Resolution of intent to enter into a redevelopment contract for a project
located at along Poplar Street between 9th Street and 12th Street.
7.Consideration of a Resolution to forward a redevelopment plan amendment to the Hall
County Regional Planning Commission for 423 W 4th Street.
8.Consideration of a Resolution of intent to enter into a redevelopment contract for a project
located at 423 W 4th Street.
9.Consideration of a Resolution to approve a Redevelopment Plan Amendment for a project at
703 S Lincoln St.
10.Review of Committed Projects and CRA Properties.
11.ADJOURN TO EXECUTIVE SESSION TO DISCUSS NEGOTIATIONS.
RETURN TO REGULAR SESSION
12.Approve Resolution or Resolutions to Purchase/Sell Property.
13.Directors Report
Grand Island Regular Meeting - 12/8/2009 Page 4 / 38
14.Adjournment
Next Meeting January 13, 2010
The CRA may go into closed session for any agenda item as allowed by state law.
Grand Island Regular Meeting - 12/8/2009 Page 5 / 38
Community Redevelopment
Authority (CRA)
Tuesday, December 8, 2009
Regular Meeting
Item B1
Meeting Minutes
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 12/8/2009 Page 6 / 38
OFFICIAL PROCEEDINGS
MINUTES OF
COMMUNITY REDEVELOPMENT AUTHORITY
MEETING OF
November 12, 2009
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 November 12, 2009 at City Hall 100 E First Street. Notice of the meeting was
given in the November 5, 2009 Grand Island Independent.
1.CALL TO ORDER Chairman Barry Sandstrom called the meeting to
order at 4:02 p.m. The following members were present: Glen Murray,
Lee Elliott and Tom Gdowski. Also present were; Director, Chad Nabity;
Rose Woods; Finance Director; Mary Lou Brown.
Sandstrom 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
October 14, 2009 meeting, Murray made the motion to approve the
October 14, 2009 meeting minutes. Motion was seconded by Elliott.
Upon roll call vote, all present voted aye. Motion carried unanimously.
3.APPROVAL OF FINANCIAL REPORTS. Mary Lou Brown reviewed the
financial reports for the period of October 1, 2009 through October 31,
2009. She noted revenue in the amount of $125,884 and expenses in the
amount of $8,692 for the month. Total cash was $1,664,734. Motion by
Gdowski, seconded by Murray, to approve the financial reports. Upon roll
call vote, all present voted aye. Motion carried unanimously.
4.APPROVAL OF BILLS. The bills were reviewed by Sandstrom.
Motion made by Elliott seconded by Gdowski to approve the bills in the
amount of $3190.07. Upon roll call vote all present voted aye. Motion
carried unanimously to approve the payment of bills totaling $3190.07.
5.CONSIDERATION OF RESOLUTION 102. This is a consideration of
Resolution 102, to forward a redevelopment plan amendment to the Hall
County Regional Planning Commission for 703 S Lincoln Street, Grand
Island. Nabity explained John Schulte Construction is purchasing property
at 703 S Lincoln St., plans are to build a four plex. The units would be 960
Grand Island Regular Meeting - 12/8/2009 Page 7 / 38
square feet per unit, all electric, there is off street parking. Schulte noted
without TIF this project would not move forward. Motion was made by
Elliott and seconded by Murray to approve Resolution 102 to forward the
redevelopment plan to Hall County Regional Planning. Upon roll call vote
all present voted aye. Motion carried unanimously to approve Resolution
102.
6.CONSIDERATION OF RESOLUTION 103. The consideration to approve
Resolution 103 sending notice of intent to enter into a Redevelopment
contract with John Schulte Construction, for redevelopment of an area
within the city limits of the City of Grand Island, at 703 S Lincoln Street,
Grand Island. Motion was made by Murray and seconded by Elliott to
approve Resolution 103 to forward notice of intent to enter into a
Redevelopment contract with John Schulte Construction to City Council.
Upon roll call vote all present voted aye. Motion carried unanimously to
approve Resolution 103.
7.REVIEW OF COMMITTED PROJECTS. Nabity discussed BID 6
landscaping has just added some trees along 2nd street. Romsa Real
Estate Center is moving forward, still no bill received for the BID 6 Conduit.
Paul Warshauer has not submitted a correct plan from the one that was
refused by both the Building and Fire department. Wayside horns are still
moving forward. The Dock Façade is progressing nicely, along with the
Tattered Book. The “Bucket” TIF will be presented next month. Sin City is
moving forward with their Façade as well should be completed soon.
Ryder, Rosacker, McHue and Huston haven’t started yet.
8.ADJOURN TO EXECUTIVE SESSION TO DISCUSS NEGOTIATIONS
Gdowski made the motion to enter into executive session, seconded by
Murray, at 4:21 p.m. Gdowski made the motion to adjourn out of executive
session, seconded by Murray at 4:47 p.m.
9.APPROVE RESOLUTION TO PURCHASE/SELL PROPERTY
RESOLUTION 104. Elliott made the motion to approve the purchase of
3235 S. Locust for the amount of $450,000, with taxes, special easements
to be paid by the seller, the easement being site specific and with the
environmental review from Geo Tech. Murray seconded the motion, all
present voted aye. Motion carried unanimously to approve Resolution 104.
10. DIRECTOR’S REPORT.
There are two TIF applications, 11th & Poplar “Bucket TIF” and 423 W 4th
St. U-Save Pharmacy, forth coming.
11. ADJOURNMENT.
Chairman Sandstrom adjourned the meeting at 4:55 p.m.
The next meeting is scheduled for December 8, 2009 at 4:00 p.m.
Grand Island Regular Meeting - 12/8/2009 Page 8 / 38
Respectfully submitted
Chad Nabity
Director
Grand Island Regular Meeting - 12/8/2009 Page 9 / 38
Community Redevelopment
Authority (CRA)
Tuesday, December 8, 2009
Regular Meeting
Item C1
Financial Reports
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 12/8/2009 Page 10 / 38
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF OCTOBER 2009
MONTH ENDED 2009 - 2010 2010 REMAINING
OCTOBER 2009 YEAR TO DATE BUDGET BALANCE
CONSOLIDATED
Beginning Cash 1,547,542 1,547,542 1,547,542
REVENUE:
Property Taxes 119,499 119,499 662,843 543,344
Loan Proceeds - - - -
Interest Income 6,385 6,385 12,940 6,555
Land Sales - - 50,000 50,000
Other Revenue - - - -
TOTAL REVENUE 125,884 125,884 725,783 599,899
TOTAL RESOURCES 1,673,426 1,673,426 2,273,325 599,899
EXPENSES
Auditing & Accounting 397 397 7,500 7,103
Legal Services 255 255 10,000 9,745
Consulting Services - - 10,000 10,000
Contract Services 3,036 3,036 40,000 36,964
Printing & Binding - - 1,000 1,000
Other Professional Services - - 5,000 5,000
General Liability Insurance - - 250 250
Postage - - 200 200
Matching Grant - - - -
Legal Notices 458 458 800 342
Licenses & Fees - - - -
Travel & Training - - 1,000 1,000
Other Expenditures - - 500 500
Office Supplies - - 500 500
Supplies - - 300 300
Land - - 100,000 100,000
Façade Improvement - - 539,950 539,950
South Locust - - - -
Alleyway Improvement - - - -
Other Projects - - 800,000 800,000
Bond Principal 4,546 4,546 161,611 157,065
Bond Interest - - 81,172 81,172
Interest Expense - - - -
- - -
TOTAL EXPENSES 8,692 8,692 1,759,783 1,751,091
INCREASE(DECREASE) IN CASH 117,192 117,192 513,542
ENDING CASH 1,664,734 1,664,734 2,061,084
LESS COMMITMENTS 884,909 884,909
AVAILABLE CASH 779,825 779,825 2,061,084 -
CHECKING 748,847
PETTY CASH 50
INVESTMENTS 915,837
Total Cash 1,664,734
Grand Island Regular Meeting - 12/8/2009 Page 11 / 38
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF OCTOBER 2009
MONTH ENDED 2009 - 2010 2010 REMAINING
OCTOBER 2009 YEAR TO DATE BUDGET BALANCE
CRA
GENERAL OPERATIONS:
Property Taxes 75,001 75,001 425,000 349,999
Interest Income 6,330 6,330 8,000 1,670
Land Sales - - 50,000 50,000
Other Revenue & Motor Vehicle Tax - - - -
TOTAL 81,331 81,331 483,000 401,669
GILI TRUST
Property Taxes 31,386 31,386 65,780 34,394
Interest Income - - - -
Other Revenue - - - -
TOTAL 31,386 31,386 65,780 34,394
CHERRY PARK LTD II
Property Taxes - - 59,180 59,180
Interest Income 45 45 - (45)
Other Revenue - - - -
TOTAL 45 45 59,180 59,135
GENTLE DENTAL
Property Taxes - - 4,202 4,202
Interest Income 0 0 - (0)
Other Revenue - - - -
TOTAL 0 0 4,202 4,202
PROCON TIF
Property Taxes 8,567 8,567 19,162 10,595
Interest Income - - - -
Other Revenue - - - -
TOTAL 8,567 8,567 19,162 10,595
WALNUT HOUSING PROJECT
Property Taxes - - 74,472 74,472
Interest Income 9 9 - (9)
Other Revenue - - - -
TOTAL 9 9 74,472 74,463
BRUNS PET GROOMING
Property Taxes - - 4,986 4,986
Interest Income - - 4,940 4,940
Other Revenue - - - -
TOTAL - - 9,926 9,926
GIRARD VET CLINIC
Property Taxes 4,546 4,546 - (4,546)
Interest Income - - - -
Other Revenue - - - -
TOTAL 4,546 4,546 - (4,546)
GEDDES ST APTS-PROCON
Property Taxes - - 1,195 1,195
Interest Income - - - -
Other Revenue - - - -
Grand Island Regular Meeting - 12/8/2009 Page 12 / 38
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF OCTOBER 2009
MONTH ENDED 2009 - 2010 2010 REMAINING
OCTOBER 2009 YEAR TO DATE BUDGET BALANCE
TOTAL - - 1,195 1,195
SOUTHEAST CROSSING
Property Taxes - - 8,866 8,866
Interest Income - - - -
Other Revenue - - - -
TOTAL - - 8,866 8,866
TOTAL REVENUE 125,884 125,884 725,783 599,899
Grand Island Regular Meeting - 12/8/2009 Page 13 / 38
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF OCTOBER 2009
MONTH ENDED 2009 - 2010 2010 REMAINING
OCTOBER 2009 YEAR TO DATE BUDGET BALANCE
EXPENSES
CRA
GENERAL OPERATIONS:
Auditing & Accounting 397 397 7,500 7,103
Legal Services 255 255 10,000 9,745
Consulting Services - - 10,000 10,000
Contract Services 3,036 3,036 40,000 36,964
Printing & Binding - - 1,000 1,000
Other Professional Services - - 5,000 5,000
General Liability Insurance - - 250 250
Postage - - 200 200
Matching Grant - - - -
Legal Notices 458 458 800 342
Licenses & Fees - - - -
Travel & Training - - 1,000 1,000
Other Expenditures - - 500 500
Office Supplies - - 500 500
Supplies - - 300 300
Land - - 100,000 100,000
PROJECTS
Façade Improvement - - 539,950 539,950
South Locust - - - -
Alleyway Improvement - - - -
Other Projects - - 800,000 800,000
TOTAL CRA EXPENSES 4,147 4,147 1,517,000 1,512,853
GILI TRUST
Bond Principal - - 51,001 51,001
Bond Interest - - 14,779 14,779
Other Expenditures - - -
TOTAL GILI EXPENSES - - 65,780 65,780
CHERRY PARK LTD II
Bond Principal - - 39,729 39,729
Bond Interest - - 19,451 19,451
TOTAL CHERRY PARK EXPENSES - - 59,180 59,180
GENTLE DENTAL
Bond Principal - - 2,276 2,276
Bond Interest - - 1,926 1,926
TOTAL GENTLE DENTAL - - 4,202 4,202
PROCON TIF
Bond Principal - - 9,467 9,467
Bond Interest - - 9,695 9,695
TOTAL PROCON TIF - - 19,162 19,162
WALNUT HOUSING PROJECT
Bond Principal - - 39,151 39,151
Bond Interest - - 35,321 35,321
- - -
TOTAL WALNUT HOUSING - - 74,472 74,472
Grand Island Regular Meeting - 12/8/2009 Page 14 / 38
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF OCTOBER 2009
MONTH ENDED 2009 - 2010 2010 REMAINING
OCTOBER 2009 YEAR TO DATE BUDGET BALANCE
BRUNS PET GROOMING
Bond Principal - - 4,986 4,986
Bond Interest - - - -
TOTAL BRUNS PET GROOMING - - 4,986 4,986
GIRARD VET CLINIC
Bond Principal 4,546 4,546 4,940 394
Bond Interest - - - -
TOTAL GIRARD VET CLINIC 4,546 4,546 4,940 394
GEDDES ST APTS - PROCON
Bond Principal - - 1,195 1,195
Bond Interest - - - -
TOTAL GEDDES ST APTS - PROCON - - 1,195 1,195
SOUTHEAST CROSSINGS
Bond Principal - - 8,866 8,866
Bond Interest - - - -
TOTAL SOUTHEAST CROSSINGS - - 8,866 8,866
TOTAL EXPENSES 8,692 8,692 1,759,783 1,741,030
Grand Island Regular Meeting - 12/8/2009 Page 15 / 38
Community Redevelopment
Authority (CRA)
Tuesday, December 8, 2009
Regular Meeting
Item D1
Bills
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 12/8/2009 Page 16 / 38
8-Dec-09
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 Fees $ 2,113.39
Accounting
Officenet Inc.
Postage $ 13.81
Almquit Maltzahn Galloway & Luth Audit $ 3,975.00
Lawnscape mowing
Vlcek Gardens - BID 6 $ 43,540.49
Sin City - Brent Linder $ 27,000.00
Ty Romsa $ 75,000.00
Grand Island Independent $ 13.63
Monthly & Redevelopment Plan Notices
Mayer, Burns, Koenig & Janulewicz $ 240.00
"Petty Cash" Audit 4/2003 $ 50.00
Total:
$ 151,946.32
Grand Island Regular Meeting - 12/8/2009 Page 17 / 38
Community Redevelopment
Authority (CRA)
Tuesday, December 8, 2009
Regular Meeting
Item E1
Committed Projects
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 12/8/2009 Page 18 / 38
COMMITTED
PROJECTS
AMOUNT ESTIMATED DUE DATE
BID 6 (Landscaping)$49,758.23 Fall 2009
Romsa Real Estate Center $75,000 Fall 2009
BID 6 (Conduit)$55,000 Spring 2009
Paul Warshauer
(Masonic Temple)
$17,700 Spring 2009
2008 Wayside Horns $140,000 Fall 2009
2009 Wayside Horns $100,000 Fall 2009
The Dock Façade $57,250 Fall 2009
T.R. Merchen Facade
Tattered Book
$154,557 Fall 2009
“Bucket” TIF 11th &
Poplar Streets
$150,000 Starting in 2010
Sin City Façade $27,000 Spring 2010
Ryder, Rosacker, McHue
and Huston Insurance
$58,644 Spring 2010
3235 S Locust $450,000 PENDING
Total Committed $1,334,909.23
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 $4,869 11-11-05 $7,500 Surplus
211 E 1st $34,702 11-13-07 $8,000 Surplus
November 30, 2009
Grand Island Regular Meeting - 12/8/2009 Page 19 / 38
Community Redevelopment
Authority (CRA)
Tuesday, December 8, 2009
Regular Meeting
Item H1
TIF
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 12/8/2009 Page 20 / 38
Redevelopment Plan Amendment
Grand Island CRA Area #1
2009
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area #1 with in the city, pursuant to
the Nebraska Community Development Law (the “Act”) and provide for the
financing of a specific infrastructure related project in Area #1.
Executive Summary:
Project Description
THE CONSTRUCTION OF AN 8” WATER MAIN BETWEEN 9TH STREET AND
12TH STREET ALONG THE EAST SIDE OF POPLAR STREET AND NECESSARY
WATER SERVICE TAPS TO SUPPORT EXISTING AND ANTICIPATED
DEVELOPMENT.
The extension of the water line will allow for the development of four to seven single
family residential lots adjoining the water line. The current intended use of the property
is for development of Habitat for Humanity homes.
Development of the residential lots is impeded by the lack of potable water infrastructure.
The redevelopment plan provides for the water line installation, which in turn allows for
development of the residential, lots.
The installation is to be made by the City of Grand Island in accordance with its current
bidding procedures. The Grand Island Community Redevelopment Authority (CRA)
intends to finance this infrastructure improvement by advancing the funds for the
infrastructure cost and obtaining repayment capturing the increase in real property ad
valorem taxes on the property described herein. The increase in ad valorem taxes
generated over the 15 year period beginning January 1, 2011 is intended to reimburse the
CRA for its fund advance.
Grand Island Regular Meeting - 12/8/2009 Page 21 / 38
Description Of The Real Property On Which Tax Increment Will Be Captured:
Property Description (the “Redevelopment Project Area”)
TAX INCREMENT FINANCING TO PAY FOR THE WATER LINE WILL COME
FROM THE FOLLOWING REAL PROPERTY:
This property is located between 9th Street and 12th Street along Poplar Street in northeast
Grand Island including:
That part of County Subdivision in the W ½ of Section 10, Township 11 North,
Range 9 west of the 6th P.M. south of 12th Street and 137’ east of the Poplar Street
right of way.
Lots 8-14 of Block 2 of Pleasant Hill Addition to the City of Grand Island
Lots 7-15 of Block 6 of Pleasant Hill Addition to the City of Grand Island
Lots 1 and 2 of Nagorski Subdivision
Lots 1-7 of Block 3 of Pleasant Hill Addition to the City of Grand Island
Lots 1-12 of Block 5 of Pleasant Hill Addition to the City of Grand Island
All public right of way adjacent to the properties identified above.
See Attachment #1 for map of boundary of tax increment capture and for Habitat for
Humanity lots.
The tax increment will be captured for the tax years the payments for which become
delinquent in years 2012 through 2025, inclusive.
The real property ad valorem taxes on the current valuation will continue to be paid to the
normal taxing entities. The largest increase will come from the new housing on the lots
that benefit from the new water line.
Statutory Pledge of Taxes.
Pursuant to Section 18-2147 of the Act, any ad valorem tax levied upon real property in
the Redevelopment Project Area shall be divided, for the period not to exceed 15 years
after the effective date of the provision, which effective date shall be January 1, 2011.
a. That portion of the ad valorem tax which is produced by levy at the rate
fixed each year by or for each public body upon the redevelopment project valuation shall
be paid into the funds, of each such public body in the same proportion as all other taxes
collected by or for the bodies; and
b. That portion of the ad valorem tax on real property in the
redevelopment project in excess of such amount, if any, shall be allocated to and, when
collected, paid into a special fund of the Authority to pay the principal of; the interest on,
and any premiums due in connection with the bonds, loans, notes, or advances on money
to, or indebtedness incurred by, whether funded, refunded, assumed, or otherwise, such
Authority for financing or refinancing, in whole or in part, a redevelopment project.
When such bonds, loans, notes, advances of money, or indebtedness including interest
Grand Island Regular Meeting - 12/8/2009 Page 22 / 38
and premium due have been paid, the Authority shall so notify the County Assessor and
County Treasurer and all ad valorem taxes upon real property in such redevelopment
project shall be paid into the funds of the respective public bodies.
Pursuant to Section 18-2150 of the Act, the ad valorem tax so divided is hereby pledged
to the repayment of loans or advances of money, or the incurring of any indebtedness,
whether funded, refunded, assumed, or otherwise, by the CRA to finance or refinance, in
whole or in part, the redevelopment project, including the payment of the principal of,
premium, if any, and interest on such bonds, loans, notes, advances, or indebtedness.
Redevelopment Plan Amendment Complies with the Act:
The Community Development Law requires that a Redevelopment Plan and Project
consider and comply with a number of requirements. This Plan Amendment meets the
statutory qualifications as set forth below.
1. Project must be in an area declared blighted and substandard. [§18-2109]
The Redevelopment Project Area has been declared blighted and substandard by action of
the Grand Island City Council on December 19, 2000.[§18-2109] Such declaration was
made after a public hearing with full compliance with the public notice requirements of
§18-2115 of the Act.
2. Conformation to the General Plan for the Municipality as a whole. [§18-2103
(13)(a) and §18-2110]
Grand Island adopted a Comprehensive Plan on July 13, 2004. This redevelopment plan
amendment and project are consistent with the Comprehensive Plan, in that no changes in
the Comprehensive Plan elements are intended. This plan merely provides for
installation of necessary infrastructure allowing for development of residential lots.
3. The Redevelopment Plan must be sufficiently complete to address the following
items: [§18-2103(13)(b)]
a. Land Acquisition: The Redevelopment Plan for Area #1 provides for real property
acquisition and this plan amendment does not prohibit such acquisition.
b. Demolition and Removal of Structures: The project to be implemented with this
plan does not intend that any structures be removed or demolished. This amendment
does not prohibit demolition elsewhere in the Redevelopment Project Area.
c. Future Land Use Plan: See the attached map (Figure # 1) as reproduced from the
2004 Grand Island Comprehensive Plan as amended. These properties and all adjacent
property are planned for low to medium density residential development typically R1, R2
and R3 zoning districts. [§18-2103(b) and §18-2111] The attached map also is an
accurate site plan of the area after redevelopment. [§18-2111(5)]
Grand Island Regular Meeting - 12/8/2009 Page 23 / 38
d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes. The area is zoned R2- Low Density Residential zone.
Residential development is anticipated based on this project. No changes are anticipated
in street layouts or grades. No changes are anticipated in building codes or ordinances.
Nor are any other planning changes contemplated. [§18-2103(b) and §18-2111]
e. Site Coverage and Intensity of Use. The R2 zoning district allows for 6000 square
foot lots with a minimum width of 50 feet, allowable lot coverage of 35%, maximum
building height of 35’ and a density of 1 dwelling unit per 6000 square feet of property.
Along this 2 block stretch there are 11 single family dwellings, one duplex and one four-
plex. The existing land use of the area is shown on Figure #2. There are 12 vacant lots
that could be replatted into a maximum of 7 lots that meet the size requirements for single
family development in the R2 zone. [§18-2103(b) and §18-2111]. The proposed lot
layout for the Habitat for Humanity lots is attached as Figure #3. Four lots each
approximately 125’ by 59 feet will be located west of Poplar Street and north of 11th
Street.
f. Additional Public Facilities or Utilities. Sewer is available to support this
development. Additional water services would be installed with the water main project.
New sewer services may be needed to support the additional development.
No other utilities would be impacted by the development. [§18-2103(b) and §18-2111]
4. The Act requires a Redevelopment Plan provide for relocation of individuals and
families displaced as a result of plan implementation. This amendment does not
provide for acquisition of any residences and therefore, no relocation is contemplated.
[§18-2103.02]
5. Conflicts of interest by an Authority Member must be disclosed. No member of
the Authority, nor any employee thereof holds any interest in any property in the
Redevelopment Project Area. [§18-2106]
6. The Act requires that the Authority consider:
a. Method and cost of acquisition and preparation for redevelopment and estimated
proceeds from disposal to redevelopers. The Authority shall use general funds on hand
to pay for plan preparation and legal fees in the estimated amount of $5,000.00; the
estimated sum of $130,000 for water line installation and engineering; and the sum of
$1,000 for cost reimbursement for the office of the City Treasurer for accounting. These
funds will be repaid from the Tax Increment Revenues generated from the project. No
property will be transferred to redevelopers.
b. Statement of proposed method of financing the redevelopment project.
The Authority shall issue its promissory note in the amount of $136,000 to bear interest at
the rate of 4% per annum. The note shall be held by the Authority in compensation for
Grand Island Regular Meeting - 12/8/2009 Page 24 / 38
general funds advanced to pay for the redevelopment plan and project. The note shall be
repaid from the Tax Increment Revenues generated from the Redevelopment Project
Area from and after January 1, 2011 through December 2025.
c. Statement of feasible method of relocating displaced families.
No families will be displaced as a result of this plan.
7. Statutory consideration prior to recommending a redevelopment Plan. Section
18-2113 of the Act requires: Prior to recommending a redevelopment plan to the
governing body for approval, an authority shall consider 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, sewerage, and other public
utilities, schools, parks, recreational and 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.
The Authority has considered these elements in proposing this Plan Amendment. This
amendment, in and of itself will promote consistency with the Comprehensive Plan, in
that it will allow for the utilization of undeveloped residential lots. The only conceivable
impact as a result of the proposed project is the creation of 7 more single family
residences. This will impact traffic on Poplar streets. Development of new housing will
raise property values and provide a stimulus to keep surrounding properties properly
maintained. This will have the intended result of preventing recurring elements of unsafe
dwellings and blighting conditions.
8. Time Frame for Development. Development of this project is anticipated to be
completed during the 2010 and 2011 calendar years. The base tax year should be
calculated on the value of the property as of January 1, 2010. Excess valuation should be
available for this project for 15 years beginning with the 2011 tax year.
9. Justification of Project. Properties along Poplar Street will need the water line to
develop. This is infill development in an area with all city services except water. Water
is available and can be extended to serve these lots. Public right-of-way is available for
the location of the line. No additional property either through easement or fee purchase is
expected to be necessary to install the line. At least 4 undeveloped lots that do not have
water service will be made available. Grand Island Area Habitat for Humanity is
proposing to build 4 houses in this area. At least two and maybe three additional lots will
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be made developable by this project as well. All of the houses along the street will have
the opportunity to connect to city water.
10. Cost Benefit Analysis. Section 18-2113 of the Act, further requires the Authority
conduct a cost benefit analysis of the plan amendment in the event that Tax Increment
Financing will be used. This analysis must address specific statutory issues.
(a) Tax shifts resulting from the approval of the use of Tax Increment
Financing;
The redevelopment project area currently has an estimated valuation of $1,115,071.
Once the water line is installed, the Authority believes that an additional 4 to 7 homes
will be built as a result of Habitat for Humanity projects in 2010. This will result in 4 to
7 current families placing houses on the tax rolls. These families already utilize tax
services in the city and county. Therefore no tax shifts will result from the project. The
project creates additional valuation that will support taxing entities long after the water
line is paid.
(b) Public infrastructure and community public service needs impacts and local
tax impacts arising from the approval of the redevelopment project;
This plan provides for a new water line that will be paid from Tax Increment
Revenues that will increase as a result of the project. No additional public service needs
have been identified.
(c) Impacts on employers and employees of firms locating or expanding within
the boundaries of the area of the redevelopment project;
No impact on employers or employees will occur in the Redevelopment Project Area
as a result of this plan amendment.
(d) Impacts on other employers and employees within the city or village and the
immediate area that are located outside of the boundaries of the area of the
redevelopment project; and
No impact on employers or employees should occur outside the boundaries of the
Redevelopment Project Area as a result of this plan amendment.
(e) Any other impacts determined by the authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
No other impacts have been identified as relevant by the Authority.
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Figure 1
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Figure 2
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Figure 3
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Redevelopment Plan Amendment
Grand Island CRA Area #2
November 2009
Property Description
This property is located at the corner of Anna Street and Lincoln Avenue (W ½ of the W
½ of Block 16 of Windolphs Addition to the City of Grand Island). Property address is
703 S. Lincoln Avenue in Grand Island Nebraska.
Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan
Site Coverage and Intensity of Use
The developer is proposing to a 4 unit apartment building on this lot. The developer is
proposing to landscape the yards and include underground sprinkling. Each unit will
have 2 bedrooms (980 square feet) and it is anticipated that the total occupancy of these
units would range from between 4 and 16 people. The total square footage of the
building will be 3,922 square feet. Allowable coverage on this lot in the R4 High Density
Residential district is 5,544 square feet.
The anticipated value of this development at the time of completion is $293,582.
Changes to zoning, street layouts and grades or building codes or ordinances
The proposed use is permitted in the current zoning district. No changes are anticipated
in street layouts or grades. No changes are anticipated in building codes or ordinances.
Additional Public Facilities or Utilities
Sewer and water are available to support this development. New water and sewer
services will be required for this building. No new mains will be required.
No other utilities would be impacted by the development.
The developer will be responsible for replacing any sidewalks damaged during
construction of the project.
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Time Frame for Development
Development of this project is anticipated to be mostly complete during the 2010
calendar year. The base tax year should be calculated on the value of the property as of
January 1, 2010. Excess valuation should be available for this project for 15 years
beginning with the 2012 tax year. Excess valuation will be paid to the developer’s lender
per the contract between the CRA and the developer for a period not to exceed 15 years
or $55,575.
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