02-15-2012 Community Redevelopment Authority Regular Meeting Packet
Community Redevelopment
Authority (CRA)
Wednesday, February 15, 2012
Regular Meeting Packet
Board Members:
Michelle Fitzke
Tom Gdowski
Barry Sandstrom
Sue Pirnie
Glen Murray
4:00 PM
Grand Island City Hall
100 E 1st Street
Grand Island Regular Meeting - 2/15/2012 Page 1 / 102
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.
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Community Redevelopment
Authority (CRA)
Wednesday, February 15, 2012
Regular Meeting
Item A1
Agenda
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 2/15/2012 Page 3 / 102
AGENDA
Wednesday February 15, 2012
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 January 11, 2012 Meeting.
3.Approval of Financial Reports.
4.Approval of Bills.
5.Consideration of Intent to enter into a Redevelopment contract for 3333 Ramada Road, Grand
Island, with Stratford Plaza, LLC.
6.Consideration of a Façade Request from Stratford Plaza, LLC for 3333 Ramada
Road, Grand Island.
7.Consideration of Grant Request from Hugh M. Miner Jr. for Fonner Park.
8.Consideration of a Grant Request from YMCA.
9.Blight Study & Generalized Redevelopment Plan for Area #8.
10.CRA Area #1 Lincoln Park Swimming Pool.
11.Review of Committed Projects and CRA Properties.
12.Discussion concerning Purchase/Sale of Real Estate property.
13.Approve Resolution or Resolutions to Purchase/Sell Real Estate.
14.Directors Report
15.Adjournment
Next Meeting March 14, 2012
The CRA may go into closed session for any agenda item as allowed by state law.
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Community Redevelopment
Authority (CRA)
Wednesday, February 15, 2012
Regular Meeting
Item B1
Meeting Minutes
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 2/15/2012 Page 5 / 102
OFFICIAL PROCEEDINGS
MINUTES OF
COMMUNITY REDEVELOPMENT AUTHORITY
MEETING OF
January 11, 2012
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 January 11, 2012 at City Hall 100 E First Street. Notice of the meeting was
given in the January 4, 2012 Grand Island Independent.
1.CALL TO ORDER. Barry Sandstrom called the meeting to order at 4:02
p.m. The following members were present: Glen Murray, Sue Pirnie, Tom
Gdowski and Michelle Fitzke. Also present were; Director, Chad Nabity;
Secretary, Rose Woods, Interim Finance Director Jaye Monter, Legal
Council Duane Burns, Terry Galloway, Zachary Zoul and Chuyen Ngo.
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
December 14, 2011 meeting was made by Pirnie and seconded by Murray.
Upon roll call vote, all present voted aye. Motion carried unanimously.
3. APPROVAL OF FINANCIAL REPORTS. Monter reviewed the financial
reports for the period of December 1, 2011 through December 31, 2012.
Motion was made by Murray and seconded by Fitzke 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 Pirnie and seconded by Murray to approve the bills in the
amount of $16,149.70. Upon roll call vote all present voted aye. Motion
carried unanimously to approve the payment of bills totaling $169,149.70.
5. AUDIT REVIEW WITH TERRY GALLOWAY.
Terry Galloway from Almquist Maltzahn Galloway and Luth Certified Public
Accountants gave his review of the CRA audit. Galloway said they used a
GASB Statement No. 54 that redefined how fund balances are presented
in the financial statement. He noted everything looks good and there were
no issues with the audit. Motion was made by Gdowski and seconded by
Fitzke to accept the audit. Upon roll call vote all present voted aye.
Motion carried unanimously to approve the audit as presented.
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6. CONSIDERATION OF GRANT REQUEST.
Consideration of Grant Request from Hugh M. Miner Jr. for Fonner Park.
This item was pulled from the agenda and will be presented at the
February CRA meeting.
7. CONSIDERATION OF A RESOLUTION 126.
Consideration of a Resolution to forward a redevelopment plan to the Hall
County Regional Planning Commission for 3333 Ramada Road – Howard
Johnson – (Chuyen Ngo). The CRA received a proposed redevelopment
plan (the “Plan”), for redevelopment of an area within city limits of the City
of Grand Island, Hall County, Nebraska.
Zachary Zoul of Hospitality Advisors Group and hotel owner Chuyen Ngo
has proposed a $1.4 million renovation of the hotel and convention center,
which will include the development of a 150-seat Denny's Restaurant.
"The decision by Denny's to locate in Grand Island and, in particular, along
the South Locust Street corridor, is a significant expression of confidence in
the community and the potential for additional business development,
growth, and expansion along South Locust," Zoul said.
Ngo and Zoul requested $524,000 of tax-increment financing and said they
plan to request a $100,000 facade grant next month.
The hotel is more than 40 years old and needs updates on plumbing,
mechanical systems, a roof and an updated exterior. In the 10 years that
Ngo has owned the hotel, occupancy has dipped. "It has declined in the
face of increased competition," Zoul stated. "This property needs the
reinvestment to sustain itself."
The hotel at 3333 Ramada Road is located at the intersection of Highway
34 and South Locust Street. It's a key intersection, the duo stated.
"This property is going to make a strong statement at this gateway that will
serve as a catalyst for other development," Zoul told the CRA.
That other development could occur across the street to the east of the
Howard Johnson where the CRA bought and demolished a substandard
building and is now waiting to find a developer. CRA Chairman Barry
Sandstrom lightly asked if Ngo would be offended if the CRA found a
developer that wanted to build a competing restaurant across from
him."No," Ngo said with a chuckle. New businesses in the area would
likely complement one another, he said.
CRA member Glen Murray called the project a good one that will add to
South Locust Street and will benefit the entire community. Fellow member
Tom Gdowski said he was concerned to learn that the hotel's valuation had
dropped from $3.1 million in 2004 to $2 million in 2005. The reinvestment is
Grand Island Regular Meeting - 2/15/2012 Page 7 / 102
expected to raise the value up to $3.6 million. He wondered how it may
impact occupancy numbers.
Zoul said a similar hotel and Denny's project that he completed in Ogallala
had a 50 percent increase in occupancy in 2010.
The tax-increment financing proposal will have to be reviewed by the
Regional Planning Commission Feb. 4 and then must be approved by the
Grand Island City Council Feb. 14 before it returns to the CRA for final
approval on Feb. 15. It would allow Ngo to divert $34,000 in new property
taxes owed on the project to pay for the project loans. The property taxes
on his current $2 million value would continue to be paid and used by
political subdivisions such as the city, county and school district.
Motion made by Pirnie and seconded by Fitzke to approve Resolution 126
to forward a Redevelopment plan amendment to the Hall County Regional
Planning Commission for 3333 Ramada Road. Upon roll call vote all
present voted aye. Motion carried unanimously to approve Resolution 126.
8. CONSIDERATION OF A RESOLUTION NO 127.
Consideration of a Resolution, giving Notice of Intent to Enter
into a Redevelopment Contract, and approval of Related
Actions 30 day Notice to City Council, for 3333 Ramada
Road.
Motion was made by Murray and seconded by Pirnie to
approve Resolution 127 to give notice of intent to enter into a
Redevelopment Contract and approval of related Actions 30
day notice to City Council, for 3333 Ramada Road. Upon roll
call vote all present voted aye. Motion carried unanimously to
approve Resolution 127.
9. REVIEW OF COMMITTED PROJECTS & CRA PROPERTIES.
Nabity briefly reviewed the Committed Projects. The first phase of the
Wayside horns will be completed this winter. CRA should expect bills
within the next few months. The Grand Façade is still moving forward; they
have all their permits and have started the construction they are looking to
finish this spring. The downtown BID is still moving forward as the first
project the POW Memorial is completed and the bill was paid this month.
Primitive Touch Antique Warehouse work is progressing.
10. DISCUSSION CONCERNING PURCHASE/SALE OF REAL ESTATE.
No discussion.
11. APPROVE RESOLUTION OR RESOLUTIONS TO PURCHASE/SELL
PROPERTY.
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12. DIRECTORS REPORT.
13. ADJOURNMENT.
Sandstrom adjourned the meeting at 5:00 p.m.
The next meeting is scheduled for February 15, 2012 at 4:00 p.m.
Respectfully submitted
Chad Nabity
Director
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Community Redevelopment
Authority (CRA)
Wednesday, February 15, 2012
Regular Meeting
Item C1
Financial Reports
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 2/15/2012 Page 10 / 102
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF JANUARY 2012
MONTH ENDED 2011-2012 2012 REMAINING
JANUARY 2012 YEAR TO DATE BUDGET BALANCE
CONSOLIDATED
Beginning Cash 713,495 923,823 923,823
REVENUE:
Property Taxes 41,676 247,154 957,811 710,657
Loan Proceeds - - - -
Interest Income 29 721 8,000 7,279
Land Sales - - 70,000 63,646
Other Revenue 322 7,050 11,000 3,950
TOTAL REVENUE 42,027 254,926 1,046,811 785,531
TOTAL RESOURCES 755,522 1,178,748 1,970,634 785,531
EXPENSES
Auditing & Accounting - - 5,000 5,000
Legal Services 90 506 10,000 9,495
Consulting Services - - 10,000 10,000
Contract Services 1,000 14,197 55,000 40,804
Printing & Binding - - 1,000 1,000
Other Professional Services 5,032 7,599 5,000 (2,599)
General Liability Insurance - - 250 250
Postage 13 78 200 122
Matching Grant - - - -
Legal Notices 15 939 800 (139)
Licenses & Fees - - - -
Travel & Training - - 1,000 1,000
Other Expenditures - - 500 500
Office Supplies - - 500 500
Supplies - - 300 300
Land - - 100,000 100,000
Bond Principal - Lincoln Pool - - 201,787 201,787
Façade Improvement 10,000 269,400 987,500 718,100
South Locust - - - -
Alleyway Improvement - - - -
Other Projects - - 111,000 111,000
Bond Principal 1,915 121,484 266,659 129,175
Bond Interest - 27,088 50,747 23,659
Interest Expense - - - -
TOTAL EXPENSES 18,064 441,291 1,807,243 1,349,952
INCREASE(DECREASE) IN CASH 23,963 (186,365) (760,432)
ENDING CASH 737,458 737,458 163,391
LESS COMMITMENTS 607,943 607,943
AVAILABLE CASH 129,515 129,515 163,391 -
CHECKING 379,531
INVESTMENTS 357,927
Total Cash 737,458
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COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF JANUARY 2012
MONTH ENDED 2011-2012 2012 REMAINING
JANUARY 2012 YEAR TO DATE BUDGET BALANCE
CRA
GENERAL OPERATIONS:
Property Taxes 39,761 109,151 639,405 530,254
Interest Income 13 135 8,000 7,865
Land Sales - - 70,000 70,000
Other Revenue & Motor Vehicle Tax 322 463 10,000 9,537
TOTAL 40,096 109,749 727,405 617,656
GILI TRUST
Property Taxes - 32,019 32,890 871
Interest Income - 511 - (511)
Other Revenue - - - -
TOTAL - 32,530 32,890 360
CHERRY PARK LTD II
Property Taxes - 30,642 59,180 28,538
Interest Income 16 68 - (68)
Other Revenue - - - -
TOTAL 16 30,710 59,180 28,470
GENTLE DENTAL
Property Taxes - - 4,202 4,202
Interest Income 0 1 - (1)
Other Revenue - - - -
TOTAL 0 1 4,202 4,201
PROCON TIF
Property Taxes - 8,787 19,162 10,375
Interest Income - 2 - (2)
Other Revenue - 233 - (233)
TOTAL - 9,022 19,162 10,140
WALNUT HOUSING PROJECT
Property Taxes - 30,882 74,472 43,590
Interest Income - 5 - (5)
Other Revenue - 6,354 - (6,354)
TOTAL - 37,241 74,472 37,231
BRUNS PET GROOMING
Property Taxes - 6,243 11,000 4,757
Interest Income - - - -
Other Revenue - - - -
TOTAL - 6,243 11,000 4,757
GIRARD VET CLINIC
Property Taxes - - 14,000 14,000
Interest Income - - - -
Other Revenue - - - -
TOTAL - - 14,000 14,000
GEDDES ST APTS-PROCON
Property Taxes - 23,407 30,000 6,593
Interest Income - - - -
Other Revenue - - - -
Grand Island Regular Meeting - 2/15/2012 Page 12 / 102
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF JANUARY 2012
MONTH ENDED 2011-2012 2012 REMAINING
JANUARY 2012 YEAR TO DATE BUDGET BALANCE
TOTAL - 23,407 30,000 6,593
SOUTHEAST CROSSING
Property Taxes 1,915 1,915 14,000 12,085
Interest Income - - - -
Other Revenue - - - -
TOTAL 1,915 1,915 14,000 12,085
Poplar Street Water
Property Taxes - - 1,000 1,000
Interest Income - - - -
Other Revenue - - 1,000 1,000
TOTAL - - 2,000 2,000
CASEY'S @ FIVE POINTS
Property Taxes - 4,110 15,000 10,890
Interest Income - - - -
Other Revenue - - - -
TOTAL - 4,110 15,000 10,890
SOUTH POINTE HOTEL PROJECT
Property Taxes - - 22,000 22,000
Interest Income - - - -
Other Revenue - - - -
TOTAL - - 22,000 22,000
TODD ENCK PROJECT
Property Taxes - - 5,500 5,500
Interest Income - - - -
Other Revenue - - - -
TOTAL - - 5,500 5,500
JOHN SCHULTE CONSTRUCTION
Property Taxes - - 3,000 3,000
Interest Income - - - -
Other Revenue - - - -
TOTAL - - 3,000 3,000
PHARMACY PROPERTIES INC
Property Taxes - - 8,000 8,000
Interest Income - - - -
Other Revenue - - - -
TOTAL - - 8,000 8,000
KEN-RAY LLC
Property Taxes - - 5,000 5,000
Interest Income - - - -
Other Revenue - - - -
TOTAL - - 5,000 5,000
SKAGWAY
Property Taxes - - - -
Interest Income - - - -
Other Revenue - - - -
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COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF JANUARY 2012
MONTH ENDED 2011-2012 2012 REMAINING
JANUARY 2012 YEAR TO DATE BUDGET BALANCE
TOTAL - - - -
TOTAL REVENUE 42,027 254,926 1,046,811 791,885
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COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF JANUARY 2012
MONTH ENDED 2011-2012 2012 REMAINING
JANUARY 2012 YEAR TO DATE BUDGET BALANCE
EXPENSES
CRA
GENERAL OPERATIONS:
Auditing & Accounting - - 5,000 5,000
Legal Services 90 506 10,000 9,495
Consulting Services - - 10,000 10,000
Contract Services 1,000 14,197 55,000 40,804
Printing & Binding - - 1,000 1,000
Other Professional Services 5,032 7,599 5,000 (2,599)
General Liability Insurance - - 250 250
Postage 13 78 200 122
Matching Grant - - - -
Legal Notices 15 939 800 (139)
Licenses & Fees - - - -
Travel & Training - - 1,000 1,000
Other Expenditures - - 500 500
Office Supplies - - 500 500
Supplies - - 300 300
Land - - 100,000 100,000
Bond Principal - Lincoln Pool - - 201,787 201,787
PROJECTS
Façade Improvement 10,000 269,400 987,500 718,100
South Locust - - - -
Alleyway Improvement - - - -
Other Projects - - 111,000 111,000
TOTAL CRA EXPENSES 16,150 292,718 1,489,837 1,197,119
GILI TRUST
Bond Principal - 33,066 31,627 (1,439)
Bond Interest - 1,325 1,263 (62)
Other Expenditures - - - -
TOTAL GILI EXPENSES - 34,390 32,890 (1,500)
CHERRY PARK LTD II
Bond Principal - 24,473 49,894 25,421
Bond Interest - 5,117 9,286 4,169
TOTAL CHERRY PARK EXPENSES - 29,590 59,180 29,590
GENTLE DENTAL
Bond Principal - 1,349 2,760 1,411
Bond Interest - 752 1,442 690
TOTAL GENTLE DENTAL - 2,101 4,202 2,101
PROCON TIF
Bond Principal - 5,731 11,782 6,051
Bond Interest - 3,850 7,380 3,530
TOTAL PROCON TIF - 9,581 19,162 9,581
WALNUT HOUSING PROJECT
Bond Principal - 21,191 43,096 21,905
Bond Interest - 16,045 31,376 15,331
- - -
TOTAL WALNUT HOUSING - 37,236 74,472 37,236
Grand Island Regular Meeting - 2/15/2012 Page 15 / 102
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF JANUARY 2012
MONTH ENDED 2011-2012 2012 REMAINING
JANUARY 2012 YEAR TO DATE BUDGET BALANCE
BRUNS PET GROOMING
Bond Principal - 6,243 11,000 4,757
Bond Interest - - - -
TOTAL BRUNS PET GROOMING - 6,243 11,000 4,757
GIRARD VET CLINIC
Bond Principal - 9,029 14,000 4,972
Bond Interest - - - -
TOTAL GIRARD VET CLINIC - 9,029 14,000 4,972
GEDDES ST APTS - PROCON
Bond Principal - 14,378 30,000 15,622
Bond Interest - - - -
TOTAL GEDDES ST APTS - PROCON - 14,378 30,000 15,622
SOUTHEAST CROSSINGS
Bond Principal 1,915 1,915 14,000 12,085
Bond Interest - - - -
TOTAL SOUTHEAST CROSSINGS 1,915 1,915 14,000 12,085
POPLAR STREET WATER
Bond Principal - - - -
Bond Interest - - - -
Auditing & Accounting - - - -
Contract Services - - - -
TOTAL POPLAR STREET WATER - - - -
CASEY'S @ FIVE POINTS
Bond Principal - 4,110 15,000 10,890
Bond Interest - - - -
TOTAL CASEY'S @ FIVE POINTS - 4,110 15,000 10,890
SOUTH POINTE HOTEL PROJECT
Bond Principal - - 22,000 22,000
Bond Interest - - - -
TOTAL SOUTH POINTE HOTEL PROJECT - - 22,000 22,000
TODD ENCK PROJECT
Bond Principal - - 5,500 5,500
Bond Interest - - - -
TOTAL TODD ENCK PROJECT - - 5,500 5,500
JOHN SCHULTE CONSTRUCTION
Bond Principal - - 3,000 3,000
Bond Interest - - - -
Auditing & Accounting - - - -
TOTAL JOHN SCHULTE CONSTRUCITON - - 3,000 3,000
PHARMACY PROPERTIES INC
Bond Principal - - 8,000 8,000
Bond Interest - - - -
Auditing & Accounting - - - -
Grand Island Regular Meeting - 2/15/2012 Page 16 / 102
COMMUNITY REDEVELOPMENT AUTHORITY
FOR THE MONTH OF JANUARY 2012
MONTH ENDED 2011-2012 2012 REMAINING
JANUARY 2012 YEAR TO DATE BUDGET BALANCE
TOTAL PHARMACH PROPERTIES INC - - 8,000 8,000
KEN-RAY LLC
Bond Principal - - 5,000 5,000
Bond Interest - - - -
Auditing & Accounting - - - -
TOTAL KEN-RAY LLC - - 5,000 5,000
SKAGWAY
Bond Principal - - - -
Bond Interest - - - -
Auditing & Accounting - - - -
TOTAL SKAGWAY - - - -
TOTAL EXPENSES 18,064 441,291 1,807,243 1,365,952
Grand Island Regular Meeting - 2/15/2012 Page 17 / 102
Community Redevelopment
Authority (CRA)
Wednesday, February 15, 2012
Regular Meeting
Item D1
Bills
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 2/15/2012 Page 18 / 102
15-Feb-12
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 $ 3,815.01
Accounting $ 375.00
Officenet Inc.
Postage $ 20.67
Public Works Wayside horns $ 144,351.52
Lawnscape 408 E 2nd - snow removal $ 20.00
BID 8 Building Evaluations $ 35,183.38
Chad Nabity - NIFA Conf Travel Reimbursement $ 160.95
Almquist Maltzahn Galloway & Luth $ 4,025.00
Grand Island Independent
Monthly & Redevelopment Plan Notices $ 14.76
Mayer, Burns, Koenig & Janulewicz Legal Services $ 165.00
Total:
$ 188,131.29
Grand Island Regular Meeting - 2/15/2012 Page 19 / 102
Community Redevelopment
Authority (CRA)
Wednesday, February 15, 2012
Regular Meeting
Item E1
Committed Projects
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 2/15/2012 Page 20 / 102
COMMITTED PROJECTS TOTAL
AMOUNT
2011 FISCAL
YR
2012 FISCAL
YR
2013 FISCAL
YR
ESTIMATED
COMP
Downtown BID
Grand Generation/YMCA $ 7,500.00
Indv. Building Evaluations $ 50,000.00
Historic Lighting Projects $ 30,000.00
Total Downtown BID $ 97,500.00 $ 97,500.00 Fall 2012
2011 Wayside Horns
(Oak, Pine, Elm &
Walnut)
$ 140,000.00 $ 140,000.00 Winter 2012
2014 Wayside Horns
(Custer/Blaine)
$ 100,000.00 $ 100,000.00 Winter 2014
Primitive Touch Antique
Warehouse
$ 70,443.00 $ 70,443.00 Fall 2012
The Grand Façade
$300,000 ($100 over 3
fiscal yrs)
$ 300,000.00 $ 100,000.00 $ 100,000.00 $ 100,000.00 Spring 2012
Wilmar Realty LLC
$300,000 ($100k over 3
fiscal yrs) *
$ 100,000.00 $ 100,000.00 Fall 2012
Total Committed $ 807,943.00 $ 285,000.00 $ 410,443.00 $ 200,000.00
CRA PROPERTIES
Address Purchase
Price
Purchase
Date
Demo Cost Status
408 E 2 nd St $4,869 11/11/2005 $7,500 Surplus
3235 S Locust $450,000 4/2/2010 $39,764 Surplus
January 31, 2012
* Wilmar has been paid $200,000 for their Façade grant (they have $100,000 remaining)
Grand Island Regular Meeting - 2/15/2012 Page 21 / 102
Community Redevelopment
Authority (CRA)
Wednesday, February 15, 2012
Regular Meeting
Item F1
Facade
Staff Contact: Chad Nabity
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Community Redevelopment
Authority (CRA)
Wednesday, February 15, 2012
Regular Meeting
Item G1
Grant Request
Staff Contact: Chad Nabity
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Community Redevelopment
Authority (CRA)
Wednesday, February 15, 2012
Regular Meeting
Item I1
Redevelopment Plan
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 2/15/2012 Page 50 / 102
Redevelopment Plan Amendment
Grand Island CRA Area #2
December 2011
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area #2 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 #2.
Executive Summary:
Project Description
THE RENOVATION OF THE HOWARD JOHNOSONS CONVENTION CENTER,
HOTEL AND RESTAURANT AT 3333 RAMADA ROAD AND THE SUBSEQUENT
SITE WORK, UTILITY, ENGINEERING, LANDSCAPING AND PARKING
IMPROVEMENTS NECESSARY FOR THE RENOVATION AT THIS LOCATION.
The developer intends to use Tax Increment Financing to aid in renovation of the
convention center, hotel and restaurant at this site. The developer is trying to attract a
national chain restaurant as an anchor to the convention center and hotel. This is Grand
Island’s largest convention space and in need of substantial renovation. This project
would not be possible in an affordable manner without the use of TIF.
The site is owned by the developer. All site work, demolition and utilities will be paid
for by the developer. The developer is responsible for and has provided evidence that
they can secure adequate debt financing to cover the costs associated with the acquisition,
site work and remodeling. The Grand Island Community Redevelopment Authority
(CRA) intends to pledge the ad valorem taxes generated over the 15 year period
beginning January 1, 2014 towards the allowable costs and associated financing for the
acquisition and site work.
TAX INCREMENT FINANCING TO PAY FOR THE ACQUISTION OF THE
PROPERTY AND RELATED SITE WORK WILL COME FROM THE
FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
This property is located at the northwest corner of South Locust Avenue and U.S.
Highway 34 (Husker Highway) in southern Grand Island. The attached map identifies the
subject property and the surrounding land uses:
Legal Descriptions Lot 11 of Woodland Second Subdivision, An Addition
to the City of Grand Island, Hall County Nebraska excepting a therefrom a tract
of land more particularly described in Deed recorded as Document No.
200007531.
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The tax increment will be captured for the tax years the payments for which become
delinquent in years 2014 through 2028 inclusive.
The real property ad valorem taxes on the current valuation will continue to be paid
to the normal taxing entities. The increase will come from rehabilitation of the hotel
convention center property and development of a national chain restaurant at this
location.
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, 2014.
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
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.
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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. The Redevelopment Project Area has been declared blighted and substandard by
action of the Grand Island City Council on September 13, 1999. [§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 funding for
the developer to rehabilitate an existing conforming use on this property.
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 #2 provides for real property acquisition and this plan
amendment does not prohibit such acquisition. There is no proposed acquisition by the
authority or the developer.
b. Demolition and Removal of Structures:
The project to be implemented with this plan amendment does not call for the demolition
and removal of any existing structures.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. The site is
planned for highway commercial development. [§18-2103(b) and §18-2111] The
attached map also is an accurate site plan of the area after redevelopment. [§18-2111(5)]
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City of Grand Island Future Land Use Map
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d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned B2-AC General Business zone with an Arterial Commercial Overlay.
No zoning changes are anticipated with 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. The proposed uses as a convention center,
hotel and restaurant are permitted in the B2-AC zoning district. [§18-2103(b) and §18-
2111]
e. Site Coverage and Intensity of Use
The developer is proposing rehabilitate the existing structure a conforming structure and
use in the B2-AC zoning district. [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
This site has full service to municipal utilities. No utilities would be impacted by the
development.
The developer will be responsible for replacing any sidewalks damaged during
construction of the project.
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 property, owned by the developer is maintained as a convention center, hotel and
restaurant. The proposed use of this property would continue as a convention center,
hotel and restaurant. No individuals or families will be relocated as a result of this
project.[§18-2103.02]
5. No member of the Authority, nor any employee thereof holds any interest in any
property in this Redevelopment Project Area. [§18-2106]
6. Section 18-2114 of 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 developer has owned the property for since 2001. The cost of property acquisition is
not being included as a TIF eligible expense. Costs for rehabilitation of the existing
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structure and parking improvements are estimated at $1,077,000. Fees and
reimbursement to the City and the CRA of $6,500 are included as a TIF eligible expense.
No property will be transferred to redevelopers by the Authority. The developer will
provide and secure all necessary financing.
b. Statement of proposed method of financing the redevelopment project.
The developer will provide all necessary financing for the project. The Authority will
assist the project by granting the sum of $524,520 from the proceeds of the TIF
Indebtedness issued by the Authority. This indebtedness will be repaid from the Tax
Increment Revenues generated from the project. TIF revenues shall be made available to
repay the original debt and associated interest after January 1, 2014 through December
31, 2028.
c. Statement of feasible method of relocating displaced families.
No families will be displaced as a result of this plan.
7. 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 and redevelopment of commercial lots. This will
not significantly impact traffic on at the intersection of South Locust and U.S. Highway
34. Renovated commercial development 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 buildings and blighting conditions.
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8. Time Frame for Development
Development of this project (including demolition, site preparation and new construction)
is anticipated to be completed between March 2012 and March of 2013. Excess
valuation should be available for this project for 15 years beginning with the 2014 tax
year.
9. Justification of Project
The South Locust Corridor is a major entrance for the City of Grand Island from
Interstate 80. The Heartland Events Center, the State Fair Park and associated buildings
and other attractions are all located along South Locust. The South Locust Business
Improvement District and City of Grand Island have spent a considerable amount of
money on landscaping and aesthetic treatments along this corridor. The City has codified
those improvements as development occurs south of the U.S. 34 and Locust. The Grand
Island CRA has invested more than $500,000 in the property located on the east side of
South Locust across from this project. This is a gateway to the community and for many
people from outside the area is what they will use to judge our City. The opportunity to
partner with owners of key building along this corridor as they redevelop and reinvest in
their properties is important to making those favorable first impressions.
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 $2,095,733.
The proposed renovation of this facility will result in an estimated additional $1,595,050
of taxable valuation based on an analysis by the Hall County Assessor’s office. No tax
shifts are anticipated from the project. The project creates additional valuation that will
support taxing entities long after the project is paid off.
(b) Public infrastructure and community public service needs impacts and local tax
impacts arising from the approval of the redevelopment project;
No additional public service needs have been identified. Existing water and waste
water facilities will not be impacted by this development. The electric utility has
sufficient capacity to support the development. It is not anticipated that this will impact
schools. Fire and police protection are available and should not be impacted by this
development.
(c) Impacts on employers and employees of firms locating or expanding within the
boundaries of the area of the redevelopment project;
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The proposed facility will provide jobs for persons employed by the contractors that
will be involved with the project. It will result in a new national family restaurant along
the South Locust corridor.
(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
This may create additional demand for service employees in the Grand Island area
and could impact other hotels and restaurants.
(e) Any other impacts determined by the authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
This will improve the southern entrance into the City of Grand Island. The updates
and upgrades to Grand Island’s largest convention space will make Grand Island more
competitive for meetings and conferences.
Time Frame for Development
Development of this project is anticipated to be completed during between March 1, 2012
and March 1 of 2013. The base tax year should be calculated on the value of the property
as of January 1, 2012. Excess valuation should be available for this project for 15 years
beginning in 2013. Excess valuation will be used to pay the TIF Indebtedness issued by
the CRA per the contract between the CRA and the developer for a period not to exceed
15 years or an amount not to exceed $524,520 the projected amount of increment based
upon the anticipated value of the project and current tax rate. Based on the estimates of
the expenses of the cost of renovation, site preparation, engineering, expenses and fees
reimbursed to the City and CRA, and financing fees the developer will spend over
$1,000,000 of TIF eligible activities.
See Attached Building Plans
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REDEVELOPMENT CONTRACT
This Redevelopment Contract is made and entered into as of the _____th day of
___________, 2012, by and between the Community Redevelopment Authority of the City of
Grand Island, Nebraska (“Authority”), and Stratford Plaza, LLC, a Nebraska limited liability
company (“Redeveloper”).
WITNESSETH:
WHEREAS, the City of Grand Island, Nebraska (the “City”), in furtherance of the
purposes and pursuant to the provisions of Section 12 of Article VIII of the Nebraska
Constitution and Sections l8-2101 to 18-2154, Reissue Revised Statutes of Nebraska, 2007, as
amended (collectively the “Act”), has designated an area in the City as blighted and substandard;
and
WHEREAS, City and Redeveloper desire to enter into this Redevelopment Contract for
acquisition and redevelopment of a parcel in the blighted and substandard area;
NOW, THEREFORE, in consideration of the mutual covenants and agreements herein set
forth, Authority and Redeveloper do hereby covenant, agree and bind themselves as follows:
ARTICLE I
DEFINITIONS AND INTERPRETATION
Section 1.01 Terms Defined in this Redevelopment Contract.
Unless the context otherwise requires, the following terms shall have the following
meanings for all purposes of this Redevelopment Contract, such definitions to be equally
applicable to both the singular and plural forms and masculine, feminine and neuter gender of
any of the terms defined:
“Act” means Section 12 of Article VIII of the Nebraska Constitution, Sections 18-2101
through 18-2154, Reissue Revised Statutes of Nebraska, 2007, as amended, and acts amendatory
thereof and supplemental thereto
“Authority” means the Community Redevelopment Authority of the City of Grand Island,
Nebraska.
“City” means the City of Grand Island, Nebraska.
“Governing Body” means the Mayor and City Council of the City.
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“Holder” means the holders of TIF indebtedness issued by the Authority from time to
time outstanding.
“Liquidated Damages Amount” means the amounts to be repaid to Authority by
Redeveloper pursuant to Section 6.02 of this Redevelopment Contract.
“Project” means the improvements to the Redevelopment Area, as further described in
Exhibit B attached hereto and incorporated herein by reference and, as used herein, shall include
the Redevelopment Area real estate.
“Project Cost Certification” means a statement prepared and signed by the Redeveloper
verifying the Redeveloper has been legally obligated for the payment of Project Costs identified
on Exhibit D
“Project Costs” means only costs or expenses incurred by Redeveloper for the purposes
set forth in §18-2103 (a) through (f), inclusive, of the Act as identified on Exhibit D.
“Redeveloper” means Stratford Plaza, LLC, a Nebraska limited liability company.
“Redevelopment Area” means that certain real property situated in the City of Grand
Island, Hall County, Nebraska, which has been declared blighted and substandard by the City
pursuant to the Act, and which is more particularly described on Exhibit A attached hereto and
incorporated herein by this reference.
“Redevelopment Contract” means this redevelopment contract between the Authority and
Redeveloper with respect to the Project.
“Redevelopment Plan” means the Amended Redevelopment Plan for the Redevelopment
Area related to the Project, prepared by the Authority and approved by the City pursuant to the
Act.
“Resolution” means the Resolution of the Authority, as supplemented from time to time,
approving this Redevelopment Contract and the issuance of the TIF Indebtedness.
“TIF Indebtedness” means any bonds, notes, loans, and advances of money or other
indebtedness, including interest and premiums, if any, thereon, incurred by the Authority
pursuant to Article III hereof and secured in whole or in part by TIF Revenues.
“TIF Revenues” means incremental ad valorem taxes generated by the Project which are
allocated to and paid to the Authority pursuant to the Act.
Section 1.02 Construction and Interpretation.
The provisions of this Redevelopment Contract shall be construed and interpreted in
accordance with the following provisions:
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(a)Wherever in this Redevelopment Contract it is provided that any person
may do or perform any act or thing the word “may” shall he deemed permissive and not
mandatory and it shall be construed that such person shall have the right, but shall not be
obligated, to do and perform any such act or thing.
(b)The phrase “at any time” shall be construed as meaning “at any time or
from time to time.”
(c)The word ‘including” shall be construed as meaning ‘‘including, but not
limited to.”
(d)The words ‘will” and “shall” shall each be construed as mandatory.
(e)The words “herein,” “hereof,” “hereunder,”” hereinafter” and words of
similar import shall refer to the Redevelopment Contract as a whole rather than to any
particular paragraph, section or subsection, unless the context specifically refers thereto.
(f)Forms of words in the singular, plural, masculine, feminine or neuter shall
be construed to include the other forms as the context may require.
(g)The captions to the sections of this Redevelopment Contract are for
convenience only and shall not be deemed part of the text of the respective sections and
shall not vary by implication or otherwise any of the provisions hereof.
ARTICLE II
REPRESENTATIONS
Section 2.01 Representations by Authority.
The Authority makes the following representations and findings:
(a)the Authority is a duly organized and validly existing Community
Redevelopment Authority under the Act.
(b)The Redevelopment Plan has been duly approved and adopted by the City
pursuant to Section 18-2109 through 18-2117 of the Act.
(c)The Authority deems it to be in the public interest and in furtherance of the
purposes of the Act to accept the proposal submitted by Redeveloper as specified herein.
(d)The Redevelopment Project will achieve the public purposes of the Act by,
among other things, increasing employment, improving public infrastructure, increasing
the tax base, and lessening conditions of blight and substandard in the Redevelopment
Area.
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(e)(1) The Redevelopment Plan is feasible and in conformity with the general
plan for the development of the City as a whole and the plan is in conformity with the
legislative declarations and determinations set forth in the Act, and
(2) Based on Representations made by the Redeveloper:
(i) the Project would not be economically feasible without the use
of tax-increment financing,
(ii) the Project would not occur in the Redevelopment Area without
the use of tax-increment financing, and
(iii) the costs and benefits of the Project, including costs and benefits
to other affected political subdivisions, the economy of the community, and
the demand for public and private services have been analyzed by the
Authority and have been found to be in the long-term best interest of the
community impacted by the Project.
(f)The Authority has determined that the proposed land uses and building
requirements in the Redevelopment 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.
Section 2.02 Representations of Redeveloper.
The Redeveloper makes the following representations:
(a)The Redeveloper is a Nebraska limited liability company, having the power
to enter into this Redevelopment Contract and perform all obligations contained herein
and by proper action has been duly authorized to execute and deliver this Redevelopment
Contract.
(b)The execution and delivery of the Redevelopment Contract and the
consummation of the transactions therein contemplated will not conflict with or constitute
a breach of or default under any bond, debenture, note or other evidence of indebtedness
or any contract, loan agreement or lease to which Redeveloper is a party or by which it is
bound, or result in the creation or imposition of any lien, charge or encumbrance of any
nature upon any of the property or assets of the Redeveloper contrary to the terms of any
instrument or agreement.
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(c)There is no litigation pending or to the best of its knowledge threatened
against Redeveloper affecting its ability to carry out the acquisition, construction,
equipping and furnishing of the Project or the carrying into effect of this Redevelopment
Contract or, except as disclosed in writing to the Authority, as in any other matter
materially affecting the ability of Redeveloper to perform its obligations hereunder.
(d)Any financial statements of the Redeveloper or its Members delivered to
the Authority prior to the date hereof are true and correct in all respects and fairly present
the financial condition of the Redeveloper and the Project as of the dates thereof; no
materially adverse change has occurred in the financial condition reflected therein since
the respective dates thereof; and no additional borrowings have been made by the
Redeveloper since the date thereof except in the ordinary course of business, other than
the borrowing contemplated hereby or borrowings disclosed to or approved by the
Authority.
(e)The Project would not be economically feasible without the use of tax
increment financing.
(f)The Project would not occur in the Redevelopment Area without the use of
tax-increment financing.
(g)The Redeveloper is an accredited investor as that term is defined for
purposes Regulation D, issued pursuant to the Securities Act of 1933, as amended.
ARTICLE III
OBLIGATIONS OF THE AUTHORITY
Section 3.01 Division of Taxes.
In accordance with Section 18-2147 of the Act, the Authority hereby provides that any ad
valorem tax on the following real property in the Project: to wit: the property shown on attached
Exhibit A, for the benefit of any public body be divided for a period of fifteen years after the
effective date of this provision as set forth in this section. The effective date of this provision
shall be January 1, 2013.
(a)That proportion 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 (as
defined in the Act) 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 proportion of the ad valorem tax on real property in the
Redevelopment Area in excess of such amount (the “Incremental Ad Valorem Tax”), if
any, shall be allocated to, is pledged 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
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with the bonds, loans, notes or advances of money to, or indebtedness incurred by
whether funded, refunded, assumed, or otherwise, such Authority for financing or
refinancing, in whole or in part, such Project. When such bonds, loans, notes, advances of
money, or indebtedness, including interest 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 Project shall be paid into the funds of the respective
public bodies.
Section 3.02 Issuance of TIF Indebtedness
Authority shall incur TIF Indebtedness in the form and principal amount and bearing
interest and being subject to such terms and conditions as are specified on the attached exhibit C.
No TIF Indebtedness will be issued until Redeveloper has (a) acquired fee title to the
Redevelopment Area; (b) obtained financing commitments as described in Section 5.01; and (c)
entered into a contract for construction of the Project. The Authority shall have no obligation to
find a lender or investor to acquire the TIF Indebtedness, but rather shall issue the TIF
Indebtedness to the Redeveloper upon payment of the principal amount thereof. The purchase
price of the TIF Indebtedness may be offset against the Grant described in Section 3.04 hereof, in
the sole discretion of the Authority.
The TIF Indebtedness issued pursuant to the provisions of this contract constitutes a
limited obligation of the Authority payable exclusively from that portion of the ad valorem real
estate taxes mentioned in subdivision (1)(b) of Section 18-2147, R.R.S. Neb. 2007, as levied,
collected and apportioned from year to year with respect to certain real estate located within the
"Redevelopment Area" The TIF Indebtedness shall not constitute a general obligation of the
Authority and the Authority shall be liable for the payment thereof only out of said portion of
taxes as described in this paragraph. The TIF Indebtedness shall not constitute an obligation of
the State of Nebraska or of the City or the Authority (except for such receipts as have been
pledged pursuant to Section 3.03) and neither the State or Nebraska, the Authority nor the City
shall be liable for the payment thereof from any fund or source including but not limited to tax
monies belonging to either thereof (except for such receipts as have been pledged pursuant to
Section 3.03). Neither the members of the Authority's governing body nor any person executing
the TIF Indebtedness shall be liable personally on the TIF Indebtedness by reason of the issuance
thereof. The Authority’s obligation to the holder of the TIF Indebtedness shall terminate, in all
events no later than 15 years from the effective date set forth in Section 3.01 hereof.
Section 3.03 Pledge of TIF Revenues.
The Authority hereby pledges 100% of the annual TIF Revenues as security for the TIF
Indebtedness.
Section 3.04 Grant of Proceeds of’ TIF Indebtedness.
From the proceeds of the TIF indebtedness incurred as described on Exhibit C, the
Authority shall grant the following sums to the following entities, to wit: 100% to the
Redeveloper for Project Costs.
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Notwithstanding the foregoing, the amount of the grant shall not exceed the amount of
Project Costs certified pursuant to Section 4.02. The grants shall be paid to the Redeveloper upon
certification that the Redeveloper has incurred or is obligated to incur such Project Costs which
include supporting documentation requested by Authority and shall, if requested by Redeveloper,
be made in one or more advances.
Section 3.05 Creation of Fund.
The Authority will create a special fund to collect and hold the TIF Revenues. Such
special fund shall be used for no purpose other than to pay TIF Indebtedness issued pursuant to
Sections 3.02 above.
ARTICLE IV
OBLIGATIONS OF REDEVELOPER
Section 4.01 Construction of Project; Insurance.
(a) Redeveloper will complete the Project and install all infrastructure, improvements,
buildings, fixtures, equipment and furnishings necessary to operate the Project. Redeveloper
shall be solely responsible for obtaining all permits and approvals necessary to acquire, construct
and equip the Project. Until construction of the Project has been completed, Redeveloper shall
make reports in such detail and at such times as may be reasonably requested by the Authority as
to the actual progress of Redeveloper with respect to construction of the Project. Promptly after
completion by the Redeveloper of the Project, the Redeveloper shall furnish to the Authority a
Certificate of Completion. The certification by the Redeveloper shall be a conclusive
determination of satisfaction of the agreements and covenants in this Redevelopment Contract
with respect to the obligations of Redeveloper and its successors and assigns to construct the
Project. As used herein, the term “completion” shall meant substantial completion of the Project.
(b) Any general contractor chosen by the Redeveloper or the Redeveloper itself shall be
required to obtain and keep in force at all times until completion of construction, policies of
insurance including coverage for contractors’ general liability and completed operations and a
penal bond as required by the Act. The City, the Authority and the Redeveloper shall be named
as additional insured. Any contractor chosen by the Redeveloper or the Redeveloper itself, as an
owner, shall be required to purchase and maintain property insurance upon the Project to the full
insurable value thereof. This insurance shall insure against the perils of fire and extended
coverage and shall include “All Risk” insurance for physical loss or damage. The contractor or
the Redeveloper, as the case may be, shall furnish the Authority with a Certificate of Insurance
evidencing policies as required above. Such certificates shall state that the insurance companies
shall give the Authority prior written notice in the event of cancellation of or material change in
any of any of the policies.
(c) Redeveloper shall pay, on execution hereof the sum of $1,000.00 to the City of Grand
Island for administrative expenses related to payment of the tax increment revenue.
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Section 4.02 Cost Certification.
Redeveloper shall submit to Authority a certification of Project Costs, on or before the
issuance of the TIF Indebtedness which shall contain detail and documentation showing the
payment or obligation for payment of Project Costs specified on the attached Exhibit D in an
amount at least equal to the grant to Redeveloper pursuant to Section 3.05.
Section 4.03 Legal Costs.
Redeveloper shall pay the Authority the sum of $5,000 for the costs incurred by the
Authority associated with the issuance of the TIF Indebtedness. Redeveloper understands that
the law firm assisting with the issuance of the TIF Indebtedness represents the Authority and not
the Redeveloper.
Section 4.04 No Discrimination.
Redeveloper agrees and covenants for itself, its successors and assigns that as long as any
TIF Indebtedness is outstanding, it will not discriminate against any person or group of persons
on account of race, sex, color, religion, national origin, ancestry, disability, marital status or
receipt of public assistance in connection with the Project. Redeveloper, for itself and its
successors and assigns, agrees that during the construction of the Project, Redeveloper will not
discriminate against any employee or applicant for employment because of race, religion, sex,
color, national origin, ancestry, disability, marital status or receipt of public assistance.
Redeveloper will comply with all applicable federal, state and local laws related to the Project.
Section 4.05 Pay Real Estate Taxes.
Redeveloper intends to create a taxable real property valuation [over and above the
valuation thereof as the same existed on January 1, 2012] of the Redevelopment Project Area of
One Million Five Hundred Ninety Five Thousand Dollars ($1,595,000) no later than no later than
January 1, 2013. During the period that any TIF Indebtedness is outstanding, neither the
Redeveloper, nor its assigns, will (1) file a protest seeking to obtain a real estate property
valuation on the Redevelopment Area of less than the sum of: (a) One Million Five Hundred
Ninety Five Thousand Dollars ($1,595,000) and (b) the valuation of the Redevelopment Project
Area as the same existed on January 1, 2012; (2) convey the Redevelopment Area or structures
thereon to any entity which would be exempt from the payment of real estate taxes or cause the
nonpayment of such real estate taxes; nor (3) allow real estate taxes and assessments levied on
the Redevelopment Area and Project to become delinquent during the term that any TIF
Indebtedness is outstanding. Redeveloper shall pay the real property ad valorem taxes for the
project for the year 2028 prior to January 1, 2028.
Section 4.07 Assignment or Conveyance.
Any assignment or conveyance of the any portion of the Redevelopment, the Project or
any interest therein prior to the termination of the 15 year period commencing on the effective
Grand Island Regular Meeting - 2/15/2012 Page 67 / 102
date specified in Section 3.01 hereof Area by the Redeveloper shall be subject to the terms and
conditions of this Redevelopment Contract.
Section 4.08 Purchase of TIF Indebtedness.
The Redeveloper shall purchase the TIF Indebtedness at 100% of the principal amount
thereof upon issuance of such debt. The Authority may provide that such purchase be offset
against the grant provided in Section 3.04 hereof.
Section 4.09 Penal Bond.
The Developer shall execute a penal bond for the Project with good and sufficient surety
to be approved by the Authority meeting the requirements of Section 18-2151, Reissue Revised
Statutes of Nebraska, as amended, on or prior to its execution of this Contract.
Section 4.10 Immigration Status.
The Redeveloper agrees that any contractor for the Project shall be required to agree to
use a federal immigration verification system (as defined in §4-114, R.S. Supp. 2009) to
determine the work eligibility status of new employees physically performing services on the
Project and to comply with all applicable requirements of §4-114, R.S. Supp. 2009.
ARTICLE V
FINANCING REDEVELOPMENT PROJECT; ENCUMBRANCES
Section 5.01 Financing.
Redeveloper shall pay all Project Costs and any and all other costs related to the
Redevelopment Area and the Project which are in excess of the amounts paid from the proceeds
of the TIF Indebtedness granted to Redeveloper. Prior to issuance of the TIF Indebtedness,
Redeveloper shall provide Authority with evidence satisfactory to the Authority that private
funds have been committed to the Redevelopment Project in amounts sufficient to complete the
Redevelopment Project. Redeveloper shall timely pay all costs, expenses, fees, charges and other
amounts associated with the Project which shall include such other fees and expenses imposed
by the Authority.
ARTICLE VI
DEFAULT, REMEDIES; INDEMNIFICATION
Section 6.01 General Remedies of Authority and Redeveloper.
Subject to the further provisions of this Article VI, in the event of any failure to perform or
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breach of this Redevelopment Contract or any of its terms or conditions, by any party hereto or
any successor to such party, such party, or successor, shall, upon written notice from the other,
proceed immediately to commence such actions as may be reasonably designed to cure or
remedy such failure to perform or breach which cure or remedy shall be accomplished within a
reasonable time by the diligent pursuit of corrective action. In case such action is not taken, or
diligently pursued, or the failure to perform or breach shall not be cured or remedied within a
reasonable time, this Redevelopment Contract shall be in default and the aggrieved party
may institute such proceedings as may be necessary or desirable to enforce its rights under this
Redevelopment Contract, including, but not limited to, proceedings to compel specific
performance by the party failing to perform on in breach of its obligations.
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Section 6.02 Additional Remedies of Authority
In the event that:
(a)the Redeveloper, on successor in interest, shall fail to complete the
construction of the Project on or before January 1, 2013, or shall abandon construction
work for any period of 90 days,
(b)the Redeveloper, on successor in interest, shall fail to pay real estate taxes
or assessments on the Redevelopment Area on any part thereof or payments in lieu of
taxes pursuant to Section 4.07 when due; or
(c) There is, in violation of Section 4.08 of this Redevelopment Contract, and
such failure or action by the Redeveloper has not been cured within 30 days following
written notice from Authority, then the Redeveloper shall be in default of this
Redevelopment Contract.
In the event of such failure to perform, breach or default occurs and is not cured in the
period herein provided, the parties agree that the damages caused to the Authority would be
difficult to determine with certainty and that a reasonable estimation of the amount of damages
that could be incurred is the amount of the grant to Redeveloper pursuant to Section 3.04 of this
Redevelopment Contract, less any reductions in the principal amount of the TIF Indebtedness,
plus interest on such amounts as provided herein (the “Liquidated Damages Amount”). The
Liquidated Damages Amount shall be paid by Redeveloper to Authority within 30 days of
demand from Authority.
Interest shall accrue on the Liquidated Damages Amount at the rate of one percent (1%)
over the prime rate as published and modified in the Wall Street Journal from time to time and
interest shall commence from the date that the Authority gives notice to the Redeveloper
demanding payment.
Payment of the Liquidated Damages Amount shall not relieve Redeveloper of its
obligation to pay real estate taxes or assessments with respect to the Project.
Section 6.03 Remedies in the Event of Other Redeveloper Defaults.
In the event the Redeveloper fails to perform any other provisions of this Redevelopment
Contract (other than those specific provisions contained in Section 6.02), the Redeveloper shall
be in default. In such an instance, the Authority may seek to enforce the terms of this
Redevelopment Contract or exercise any other remedies that may be provided in this
Redevelopment Contract or by applicable law; provided, however, that the default covered by
this Section shall not give rise to a right or rescission on termination of this Redevelopment
Contract, and shall not be covered by the Liquidated Damages Amount.
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Section 6.04 Forced Delay Beyond Party’s Control.
For the purposes of any of the provisions of this Redevelopment Contract, neither the
Authority nor the Redeveloper, as the case may be, nor any successor in interest, shall be
considered in breach of or default in its obligations with respect to the conveyance or preparation
of the Redevelopment Area for redevelopment, or the beginning and completion of construction
of the Project, or progress in respect thereto, in the event of forced delay in the performance of
such obligations due to unforeseeable causes beyond its control and without its fault or
negligence, including, but not restricted to, acts of God, or of the public enemy, acts of the
Government, acts of the other party, fires, floods, epidemics, quarantine restrictions, strikes,
freight embargoes, and unusually severe weather or delays in subcontractors due to such causes;
it being the purpose and intent of this provision that in the event of the occurrence of any such
forced delay, the time or times for performance of the obligations of the Authority or of the
Redeveloper with respect to construction of the Project, as the case may be, shall be extended for
the period of the forced delay: Provided, that the party seeking the benefit of the provisions of
this section shall, within thirty (30) days after the beginning of any such forced delay, have first
notified the other party thereto in writing, and of the cause or causes thereof and requested an
extension for the period of the forced delay.
Section 6.05 Limitations of Liability; Indemnification.
Notwithstanding anything in this Article VI or this Redevelopment Contract to the
contrary, neither the City, the Authority, nor their officers, directors, employees, agents or their
governing bodies shall have any pecuniary obligation or monetary liability under this
Redevelopment Contract. The sole obligation of the Authority under this Redevelopment
Contract shall be the issuance of the TIF Indebtedness and granting of a portion of the proceeds
thereof to Redeveloper, as specifically set forth in Sections 3.02 and 3.04. The obligation of the
City and Authority on any TIF Indebtedness shall be limited solely to the payment of the TIF
Revenues on the TIF Indebtedness. Specifically, but without limitation, neither the City or
Authority shall be liable for any costs, liabilities, actions, demands, or damages for failure of
any representations, warranties or obligations hereunder. The Redeveloper releases the City and
Authority from, agrees that neither the City or Authority shall be liable for, and agrees to
indemnify and hold the City and Authority harmless from any liability for any loss or damage to
property or any injury to or death of any person that may be occasioned by any cause whatsoever
pertaining to the Project.
The Redeveloper will indemnify and hold each of the City and Authority and their
directors, officers, agents, employees and member of their governing bodies free and harmless
from any loss, claim, damage, demand, tax, penalty, liability, disbursement, expense, including
litigation expenses, attorneys’ fees and expenses, or court costs arising out of any damage or
injury, actual or claimed, of whatsoever kind or character, to property (including loss of use
thereof) or persons, occurring or allegedly occurring in, on or about the Project during the term
of this Redevelopment Contract or arising out of any action or inaction of Redeveloper, whether
on not related to the Project, or resulting from or in any way connected with specified events,
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including the management of’ the Project, or in any way related to the enforcement of this
Redevelopment Contract or army other cause pertaining to the Project.
ARTICLE VII
MISCELLANEOUS
Section 7.01 Notice Recording.
This Redevelopment Contract or a notice memorandum of this Redevelopment Contract
shall be recorded with the County Register of Deeds in which the Redevelopment Area is
located.
Section 7.02 Governing Law.
This Redevelopment Contract shall be governed by the laws of the State of’ Nebraska,
including but not limited to the Act.
Section 7.03 Binding Effect; Amendment.
This Redevelopment Contract shall be binding on the parties hereto and their respective
successors and assigns. This Redevelopment Contract shall run with the Redevelopment Area.
The Redevelopment Contract shall not be amended except by a writing signed by the party to be
bound.
Section 7.04 Third Party Enforcement,
The provisions of this Redevelopment Contract which obligate the Redeveloper shall inure to the
benefit of the holder of the TIF Indebtedness, the Hall County Assessor, the City and the
Authority, any of whom may, but are not obligated to enforce the terms of this Redevelopment
Contract in a court of law.
IN WITNESS WHEREOF, City and Redeveloper have signed this Redevelopment
Contract as of the date and year first above written.
COMMUNITY REDEVELOPMENT
AUTHORITY OF THE CITY OF
ATTEST: GRAND ISLAND, NEBRASKA
_________________________________By:___________________________________
Secretary Chairman
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Stratford Plaza, LLC
By:_____________________________
Manager
STATE OF NEBRASKA )
) ss.
COUNTY OF HALL)
The foregoing instrument was acknowledged before me this ______ day of ______,
_____, by _______________ and ________________, Chair and Secretary, respectively, of the
Community Redevelopment Authority of the City of Grand Island, Nebraska, on behalf of the
Authority.
__________________________________
Notary Public
Grand Island Regular Meeting - 2/15/2012 Page 73 / 102
STATE OF NEBRASKA )
) ss.
COUNTY OF __________)
The foregoing instrument was acknowledged before me this ______ day of ______,
_____, by ___________________, Manager of Stratford Plaza, LLC, on behalf of the limited
liability company.
__________________________________
Notary Public
Grand Island Regular Meeting - 2/15/2012 Page 74 / 102
EXHIBIT A
Lot 11, Woodland Second Subdivision, an addition to the City of Grand Island, Hall County,
Nebraska, excepting therefrom a tract of land more particularly described in a Deed recorded as
Document No. 200007531 in the office of the Hall County, Nebraska office of the Register of
Deeds.
A-I
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EXHIBIT B
DESCRIPTION OF PROJECT
Demolition, rehabilitation and construction of a exterior façade and interior remodeling of
Howard Johnsons Hotel to provide a renovated restaurant for Denny’s together with additional
parking lot rehabilitation.
B- 1
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EXHIBIT C
TIF INDEBTEDNESS
1.Principal Amount:$524,520.00 [annual payment amounts assumed are $34968]
2.Payments:Semi-annually or more frequent, with payments limited to
annual incremental taxes revenues from the project.
3. Interest Rate: Zero percent (0.00%)
4. Maturity Date:On or before December 31, 2027.
C-1
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EXHIBIT D
PROJECT COSTS
All Project Costs payable from the proceeds of TIF indebtedness pursuant to the Act including:
1.Redevelopment Area rehabilitation and remodeling cost
2.Site demolition work and site preparation
3.Utility extensions, installation of gas, water, sewer and electrical lines and equipment
4.Façade improvements
5.Interior rehabilitation
D-1
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Community Redevelopment
Authority (CRA)
Wednesday, February 15, 2012
Regular Meeting
Item I2
Redevelopment Plan
Staff Contact: Chad Nabity
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Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 1
PPURPOSEURPOSE OFOF THETHE BBLIGHTLIGHT ANDAND SSUBSTANDARDUBSTANDARD SSTUDYTUDY
The purpose of completing this Blight and Substandard study is to examine existing conditions
within and contiguous to the City of Grand Island. The City of Grand Island has identified a targeted
area for consideration of future redevelopment. Portions of the Study Area are currently within the
corporate limits of the city and remaining portion is part of a County Industrial Park which is
outside of the corporate limits. The area currently within the County Industrial Park will be
examined as to its influence on the adjacent areas.
The City of Grand Island, when considering conditions of Blight and Substandard, will be looking at
those issues and definitions provided for in the Nebraska Community Redevelopment Law as found
in Chapter 18 of the Revised Nebraska State Statutes, as follows:
“The governing body of a , to the greatest extent it deems to be feasible in carrying out
the provisions of Sections 18-2101 to 18-2144, shall afford maximum opportunity,
consistent with sound needs of the as a whole, to the rehabilitation or redevelopment
of the community redevelopment area by private enterprises. The governing body of a
shall give consideration to this objective in exercising its powers under sections 18-
2101 to 18-2144, including the formulation of a workable program, the approval of
community redevelopment plans consistent with the general plan for the development
of the , the exercise of its zoning powers, the enforcement of other laws, codes, and
regulations relating to the use and occupancy of buildings and improvements, the
disposition of any property acquired, and providing of necessary public improvements”.
The Nebraska Revised Statutes §18-2105 continues by granting authority to the governing body for
formulation of a workable program. The statute reads,
“The governing body of a or an authority at its direction for the purposes of the
Community Development Law may formulate for the entire municipality a
workable program for utilizing appropriate private and public resources to
eliminate or prevent the development or spread of urban blight, to encourage
needed urban rehabilitation, to provide for the redevelopment of substandard
and blighted areas, or to undertake such of the aforesaid activities or other
feasible municipal activities as may be suitably employed to achieve the
objectives of such workable program. Such workable program may include,
without limitation, provision for the prevention of the spread of blight into areas
of the municipality which are free from blight through diligent enforcement of
housing, zoning, and occupancy controls and standards; the rehabilitation or
conservation of substandard and blighted areas or portions thereof by
replanning, removing congestion, providing parks, playgrounds, and other public
improvements by encouraging voluntary rehabilitation and by compelling the
repair and rehabilitation of deteriorated or deteriorating structures; and the
clearance and redevelopment of substandard and blighted areas or portions
thereof.”
Blight and Substandard are defined as the following:
“Substandard areas means an area in which there is a predominance of
buildings or improvements, whether nonresidential or residential in character,
which, by reason of dilapidation, deterioration, age or obsolescence, inadequate
provision for ventilation, light, air, sanitation, or open spaces, high density of
population and overcrowding, or the existence of conditions which endanger life
or property by fire and other causes, or any combination of such factors, is
conducive to ill health, transmission of disease, infant mortality, juvenile
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Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 2
delinquency, and crime, (which cannot be remedied through construction of
prisons), and is detrimental to the public health, safety, morals, or welfare;”
“Blighted area means an area, which (a) by reason of the presence of a
substantial number of deteriorated or deteriorating structures, existence of
defective or inadequate street layout, faulty lot layout in relation to size,
adequacy, accessibility, or usefulness, insanitary or unsafe conditions,
deterioration of site or other improvements, diversity of ownership, tax or special
assessment delinquency exceeding the fair value of the land, defective or
unusual conditions of title, improper subdivision or obsolete platting, or the
existence of conditions which endanger life or property by fire and other causes,
or any combination of such factors, substantially impairs or arrests the sound
growth of the community, retards the provision of housing accommodations, or
constitutes an economic or social liability and is detrimental to the public health,
safety, morals, or welfare in its present condition and use and (b) in which there
is at least one of the following conditions: (i) Unemployment in the designated
area is at least one hundred twenty percent of the state or national average; (ii)
the average age of the residential or commercial units in the area is at least
forty years; (iii) more than half of the plotted and subdivided property in an area
is unimproved land that has been within the city for forty years and has
remained unimproved during that time; (iv) the per capita income of the area is
lower than the average per capita income of the city or in which the area is
designated; or (v) the area has had either stable or decreasing population based
on the last two decennial censuses. In no event shall a city of the metropolitan,
primary, or first class designate more than thirty-five percent of the city as
blighted, a city of the second class shall not designate an area larger than fifty
percent of the city as blighted, and a shall not designate an area larger than one
hundred percent of the as blighted;”
This Blight and Substandard Study is intended to give the Grand Island Community Redevelopment
Authority and Grand Island City Council the basis for identifying and declaring Blighted and
Substandard conditions existing within the City’s jurisdiction. Through this process, the City is
attempting to address economic and/or social liabilities which are harmful to the well-being of the
entire community.
The study area can be seen in Figure 1 of this report. The Redevelopment Plan portion of this report
will contain, in accordance with the law, definite local objectives regarding appropriate land uses,
improved traffic, public transportation, public utilities and other public improvements, and the
proposed land uses and building requirements in the redevelopment area and shall include:
The boundaries defining the blighted and substandard areas in question (including existing
uses and conditions of the property within the area), and
A list of the conditions present which qualify the area as blighted and substandard.
EEXISTINGXISTING LLANDAND UUSESSES
The term “Land Use” refers to the developed uses in place within a building or on a specific parcel
of land. The number and type of uses are constantly changing within a community, and produce a
number of impacts that either benefit or detract from the community. Because of this, the short
and long-term success and sustainability of the community is directly contingent upon available
resources utilized in the best manner given the constraints the City faces during the course of the
planning period. Existing patterns of land use are often fixed in older communities and
neighborhoods, while development in newer areas is often reflective of current development
practices.
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Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 3
Existing Land Use Analysis within Study Area
As part of the planning process, a survey was conducted through both in-field observations, as well
as data collection online using the Hall County Assessors website. This survey noted the use of each
parcel of land within the study area. These data from the survey are analyzed in the following
paragraphs.
Table 1 includes the existing land uses for the entire study area. The table contains the total acres
determined per land use from the survey; next is the percentage of those areas compared to the
total developed land; and finally, the third set of data compare the all land uses to the total area
within the Study Area.
Nearly 28% of the Study Area’s developed land is in Industrial uses and another 27% is in
Commercial uses. The next largest land area is the land used for streets and rights-of-way which
was approximately 20% of the total area. Overall, approximately 75% of the land area in this Study
area is non-residential in nature. Overall residential land uses total approximately 18%.
TABLE 1: EXISTING LAND USE, GRAND ISLAND - 2011
Type of Use Acres Percent of
Developed
land within
the Study
Area
Percent of
Study Area
Residential 15.09 17.7%16.3%
Single-family 11.58 13.6%12.5%
Multi-family 3.51 4.1%3.8%
Manufactured Housing 0 0.0%0.0%
Commercial 22.67 26.6%24.4%
Industrial 23.29 27.3%25.1%
Quasi-Public/Public 2.6 3.0%2.8%
Parks/Recreation 5.1 6.0%5.5%
Transportation 16.63 19.5%17.9%
Total Developed Land 85.38 100.0%
Vacant/Agriculture 7.39 8.0%
Total Area 92.77 100.0%
Source: 2011 Grand Island Blight Study, Olsson Associates and Marvin Planning Consultants
Figure 1
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Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 4
Existing Land Use Map
Source: Olsson Associates and Marvin Planning Consultants, 2011
Grand Island Regular Meeting - 2/15/2012 Page 83 / 102
Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 5
BBLIGHTLIGHT ANDAND SSUBSTANDARDUBSTANDARD EELIGIBILITYLIGIBILITY SSTUDYTUDY
The City of Grand Island has selected a specific target area within an established part of the
community for evaluation. The area is indicated in Figure 2 of this report. The existing uses in this
area include single-family residential, multi-family residential, commercial, parks/recreation, quasi-
public, commercial, and industrial.
Through the redevelopment process the City of Grand Island can guide future development
throughout the area. The use of the Community Redevelopment Act by the City of Grand Island is
intended to redevelop and improve the area. Using the Community Redevelopment Act, the City of
Grand Island can assist in the elimination of negative conditions and implement different
programs/projects identified for the City.
The following is the description of the designated area within Grand Island.
Study Area
POINT OF BEGINNING IS THE INTERSECTION OF THE CENTERLINES OF ANNA STREET AND LINCOLN
AVENUE S; THENCE SOUTHEASTERLY ALONG SAID CENTERLINE OF LINCOLN AVENUE S TO THE
INTERSECTION OF THE CENTERLINES OF LINCOLN AVENUE S AND PHOENIX AVENUE W; THENCE
NORTHEASTERLY ALONG SAID CENTERLINE OF PHOENIX AVENUE W TO THE INTERSECTION OF THE
CENTERLINES OF PHOENIX AVENUE W AND CLARK STREET S; THENCE, SOUTH EASTERLY ALONG
SAID CENTERLINE OF CLARK STREET S TO THE INTERSECTION OF THE CENTERLINES OF CLARK
STREET S AND EDDY STREET S; THENCE, SOUTH ALONG THE CENTERLINE OF EDDY STREET S TO
THE INTERSECTION OF THE CENTERLINS OF EDDY STREET S AND FONNER PARK ROAD W; THENCE,
WEST ALONG THE CENTERLINE OF FONNER PARK ROAD W TO THE INTERSECTION OF THE
CENTERLINES OF FONNER PARK ROAD W AND ADAMS STREET S; THENCE, SOUTH ALONG THE
CENTERLINE OF ADAMS STREET S TO THE EXTENDED SOUTH PROPERTY LINE OF THE TRACT
DESCRIBED IN FILE: 07-2412 OF THE HALL COUNTY REGISTER OF DEEDS; THENCE, WEST ALONG
SAID SOUTH PROPERTY LINE TO THE WEST PROPERTY LINE OF SAID PROPERTY; THENCE NORTH
ALONG THE WEST PROPERTY LINE OF SAID PROPERTY TO THE NORTHWEST CORNER OF A
PORTION OF LOT 21 AS DESCRIBED IN ITEMS 1 AND 2 OF INSTRUMENT NUMBER 200314398;
THENCE NORTHEASTERLY TO THE SOUTHEAST CORNER OF WASH TWP PT SE 1/4 NW 1/4 21-11-9
(ALSO KNOWN AS PARCEL NUMBER 400206935 ON THE HALL COUNTY ASSESSORS SITE);
THENCE, NORTHWESTERLY ALONG THE WESTERN PROPERTY LINE OF SAID PROPERTY TO THE
INTERSECTION OF THE EXTENDED WESTERN PROPERTY LINE AND THE CENTERLIN OF ANNA
STREET W; THENCE, NORTHEASTERLY ALONG SAID CENTERLINE TO THE POINT OF BEGINNING.
Corporate Limits
The Corporate Limits is the entire study area excepting:
1.THE PARCEL REFERRED TO WASH TWP PT SE 1/4 NW 1/4 21-11-9 (ALSO REFERRED AS
PARCEL NUMBER 400206935 ON THE HALL COUNTY ASSESSORS SITE) 10.92 AC
2.WASH TWP PT SW 1/4 NE 1/4 21-11-9 (ALSO REFERRED AS PARCEL NUMBER
400206811 ON THE HALL COUNTY ASSESSORS SITE) 10.33 AC
3.WASHINGTON TWP B. & Y. SUB LT 1 (ALSO REFERRED AS PARCEL NUMBER 400209616
ON THE HALL COUNTY ASSESSORS SITE) 132,422 SF
4.WASH TWP S OF RR PT NE 1/4 21-11-9 (ALSO REFERRED AS PARCEL NUMBER
400206862 ON THE HALL COUNTY ASSESSORS SITE) .44 AC
5.WASH TWP PT NE 1/4 PT FORMER BLKS 7-8-9-10 SOUTH PARK 21-11-9 PT VAC
WASHINGTON ST (ALSO REFERRED AS PARCEL NUMBER 400206846 ON THE HALL
COUNTY ASSESSORS SITE) 5.69 AC
6.A PIECE OF LAND REFERRED TO AS PARCEL 64
7.WASH TWP 21-11-9 W 1/2 OF VACATED WASHINGTON STREET (ALSO REFERRED AS
PARCEL NUMBER 400371391 ON THE HALL COUNTY ASSESSORS SITE) .076 AC
8.WASH TWP PT SW 1/4 NE 1/4 21-11-9 (ALSO REFERRED AS PARCEL NUMBER
400289172 ON THE HALL COUNTY ASSESSORS SITE) .15 AC
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Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 6
Figure 2
Study Area Map
Source: Olsson Associates and Marvin Planning Consultants, 2011
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Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 7
FFINDINGSINDINGS OFOF BBLIGHTLIGHT ANDAND SSUBSTANDARDUBSTANDARD CCONDITIONSONDITIONS EELIGIBILITYLIGIBILITY SSTUDYTUDY
This section of the Eligibility Report examines the conditions found in the study area. The Findings
Section will review the conditions based upon the Statutory definitions and then will explain the
reasons contributing to the findings.
CONTRIBUTING FACTORS
There are a number of conditions that were examined and evaluated in the field and online. There
are a number of these conditions that will be reviewed in detail, through the next several pages,
while some of the Statutory conditions are present, other are not.
Specifics will be discussed from two angles, within the corporate limits and outside the corporate
limits and contributing.
Structural Conditions
Where structural conditions were evaluated, structures were either rated as: No problems,
Adequate, Deteriorating, or Dilapidated. The following are the definitions of these terms:
No Problem/ Adequate Conditions
No structural or aesthetic problems were visible, or
Slight damage to porches, steps, roofs etc. is present on the structure,
Slight wearing away of mortar between bricks, stones, or concrete blocks,
Small cracks in walls or chimneys,
Cracked windows,
Lack of paint, and
Slight wear on steps, doors, and door and window sills and frames.
Deteriorating Conditions
Holes, open cracks, rotted, loose, or missing materials in parts of the foundation, walls, or
roof (up to 1/4 of wall or roof),
Shaky, broken, or missing steps or railings,
Numerous missing and cracked window panes,
Some rotted or loose windows or doors (no longer wind- or water-proof), and
Missing bricks, or cracks, in chimney or makeshift (uninsulated) chimney.
Dilapidated Conditions
Holes, open cracks, or rotted, loose or missing material (siding, shingles, brick, concrete,
tiles, plaster, floorboards) over large areas of foundation,
Substantial sagging of roof, floors, or walls,
Extensive damage by fire, flood or storm, and
Inadequate original construction such as makeshift walls, roofs made of scrap materials,
foundations or floors lacking, or converted barns, sheds, and other structures not adequate
for housing.
These are criteria used to determine the quality of each structure in the Study Area.
Corporate Limits
In a recent conditions survey, the structures within the corporate limits were rated. Within the
corporate limits portion of the study area there are a total of 106 primary structures. Accessory
structures were not rated due to the limited number of them visible from the City rights-of-way (the
field survey process does not include venturing onto private property). From the limited number of
visible accessory structures, the overall conditions typically matched the primary structures.
After reviewing the overall conditions of the structures in the corporate limits portion include:
64 (63.4%) structures rated as adequate
24 (23.7%) structures rated as deteriorating
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Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 8
13 (12.9%) structures rated as dilapidated
Overall, 36.6% of the structures in this portion of the area are in a state of disrepair. One specific
site within the corporate limits contains 8 dilapidated structures and is immediately across the
street from an older residential neighborhood. Even though there is not a majority of the structures
considered deteriorated or dilapidated, it is felt this represents a substantial number, considering
that they are concentrated in two primary areas of the neighborhood. The data are available for
inspection; however, for purposes of this study, Figure 3 only shows the data on a block level as
opposed to structure. However, if there were several structures deemed to be deteriorating or
dilapidated then the entire block was downgraded.
For purposes of this study there is approximately 36.8% of the block area within the corporate
limits of the Study Area that has deteriorating or dilapidated structures. The remaining 63.2% was
considered as “Adequate”.
Due to the state of disrepair of a number of properties in the area, the conditions represent
conditions which are Dangerous to conditions of life or property due to fire or other causes.
County Industrial Park area
The conditions survey identified 18 structures within the
county industrial park limits. Within this area the overall
conditions of the structures include:
7 (38.8%) structures rated as adequate
4 (22.4%) structures rated as deteriorating
7 (38.8%) structures rated as dilapidated
Overall, 60.2% of the structures in this portion of the
study area are in a state of disrepair. Even though these
structures are not currently within the corporate limits of
Grand Island; they are in close enough proximity to be a
contributing factor to those located within the city limits.
One major part of this area contains 7 of the 18 structures that are considered to be deteriorating
or dilapidated.
For purposes of this study 52.3% of the area within the county industrial tracts of the Study Area is
considered to contain deteriorating or dilapidated structures.
Due to the state of disrepair of a number of properties in the area, the conditions represent
conditions which are Dangerous to conditions of life or property due to fire or other causes
and are a major contributing factor to the entire study area.
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Figure 3
Structural Conditions
Source: Olsson Associates and Marvin Planning Consultants, 2011
Age of Structure
Besides structural conditions of the buildings in the Study Area, age of these structures is another
contributing factor to the blighted and substandard conditions in the area. Statutes allow for a
predominance of structures that are 40 years of age or older to be a contributing factor regardless
of their condition. The following paragraphs document the structural age of the Study Area and
again it is broke down into the corporate limits and the county industrial park areas.
Corporate Limits
Within the corporate limits portion of the study area there is a total of 101 primary structures. After
research structural age on the Hall County Assessor’s and Treasurer’s websites, the following
breakdown was determined:
5 ( 5.0%) structures were determined to be less than 40 years of age
96 (95.0%) structures were determined to be 40 years of age or older
Overall, 95.0% of the structures in this portion of the area are 40 years old or older thus qualifying
it as substantial. See Figure 4 for the locations of the structures.
Due to the age of the structures in the corporate limits, age of structures would be a direct
contributing factor.
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Figure 4
Structural Age Map
Source: Olsson Associates and Marvin Planning Consultants, 2011
County Industrial Park area
The conditions survey identified 18 structures within the county industrial park limits. Within this
area the overall structural ages include:
1 ( 0.8%) structures were determined to be less than 40 years of age
17 (99.2%) structures were determined to be 40 years of age or older
Overall, over 99% of the structures in this portion of the area are 40 years old or older thus
qualifying it as substantial. Even though this area is not within the corporate limits of Grand Island,
the structural age of this area does have an impact on the adjacent properties. See Figure 4 for the
locations of the structures.
Due to the age of the structures within the county industrial park, age of structures would be a
direct contributing factor.
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Sidewalk Conditions
The sidewalk conditions were analyzed in the Study Area
including both the incorporated areas and the
unincorporated portions of the area. The sidewalks were
rated on four categories; adequate, deteriorating,
dilapidating, and missing completely. The following is the
breakdown by corporate limits and county industrial park.
Corporate Limits
Within the corporate limits portion of the study area there
is approximately 12,633 lineal feet of sidewalk. After
reviewing the conditions in the field, the following is how
the sidewalk conditions breakdown within the corporate limits:
4,369 (34.6%) lineal feet of adequate sidewalk
2,537 (20.1%) lineal feet of deteriorating sidewalk
5,727 (45.3%) lineal feet of no sidewalk.
There was no sidewalk deemed to be dilapidated.
Overall, 65% of the sidewalks are in either a deteriorating state or completely missing. Missing
sidewalk is as bad as dilapidated or deteriorating sidewalk since there is no safe place to walk
other than across someone else’s property or in the street. See Figure 5 for the locations of these
sidewalks.
Due to the large amount of deteriorating and missing sidewalk, the sidewalk conditions
would be a direct contributing factor.
County Industrial Park area
The conditions survey identified approximately 4,744 lineal
feet of sidewalk or sidewalk potential within the county
industrial park limits. Within this area the sidewalk
conditions were as follows:
416 (8.8%) lineal feet were determined to be adequate
1,484 (31.3%) lineal feet were determined to be in a
deteriorating condition
2,844 (59.9%) lineal feet had no sidewalk at all
Again, no dilapidated sidewalk was identified in the
field work.
Overall, 90% of the lineal feet in this area were either missing sidewalk or the sidewalk was in a
deteriorated state. Again, the most critical portion of this review is the amount of missing sidewalk.
Within the county industrial park there are several large tracts of land with heavily traveled streets.
Some of these parcels are adjacent to a city trail which has limited connectivity to it from these
areas. See Figure 5 for the locations of these conditions.
Due to the large amount of missing or deteriorating sidewalk within the county industrial park,
sidewalk conditions would be a direct contributing factor and is a contributing factor to adjacent
areas within the corporate limits.
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Street Conditions
The street conditions were analyzed in the Study Area
including both the incorporated areas and the
unincorporated portions of the area. The streets were also
rated on four categories; adequate, deteriorating,
dilapidating, and missing completely. The following is the
breakdown by corporate limits and county industrial park.
Based upon a state statute that requires anytime a city
annexes part of a street or road they are required to annex
the entire street or road, the analysis assumes that unless a
street or road is entirely within the county industrial park it is in the corporate limits. Due to this
assumption, of the total 13,139 lineal feet of streets in the study area, all but 270 lineal feet are
within the corporate limits.
Corporate Limits
Within the corporate limits portion of the study area there is
approximately 12,899 lineal feet of street. After reviewing
the conditions in the field, the following is how the street
conditions breakdown within the corporate limits:
1,929 (15.0%) lineal feet of adequate street
10,608 (82.2%) lineal feet of deteriorating street
362 (2.8%) lineal feet of gravel streets.
There was no street deemed to be dilapidated.
Overall, 85% of the streets are in either a deteriorating state
or was paved with gravel, thus an obsolete material for an
urban area. See Figure 6 for the locations of these streets.
Due to the large amount of deteriorating and missing street, the street conditions would be a direct
contributing factor.
County Industrial Park area
The conditions survey identified approximately 270 lineal
feet of street within the county industrial park limits. Within
this area the sidewalk conditions were as follows:
270 (100.0%) lineal feet was gravel.
There were no other conditions.
Overall, 100% of the lineal feet in this area were constructed
of gravel. In addition, as shown in the photograph at the
right, this portion of street had considerable pot holes
throughout. See Figure 5 for the locations of these
conditions.
Due to the fact that there is one street section that is all gravel within the county industrial park
and the condition of that street is in poor condition, street conditions would be a direct contributing
factor and is a contributing factor to adjacent areas within the corporate limits.
Drainage Conditions
Grand Island has a long history of drainage issue due to
the extreme flatness of the area, as well as the high water
table. Topography and soils can have a major impact on
how a given portion of the city drains. The area designated
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in this Study Area is nearly flat or has an extremely small slope.
The field survey examined the entire area for potential drainage problems. One field survey was
completed a couple of days after a rain event and the second trip was the day after a rain event.
During both field visits there was standing water throughout the entire area. Water was standing in
large potholes, in drainage ditches, along areas that were supposed to drain the water away.
Standing water from poor drainage can be a catalyst for
Health issues like West Nile due to the potential mosquito
breeding that can occur.
Drainage also can be tied directly to the next issue that
was analyzed during the field investigations, curb and
gutter conditions.
Curb and Gutter
Curb and Gutters have a number of direct and indirect
roles in neighborhoods. Their primary functions is to be a
barrier that collects and directs water, drainage. On a
secondary level, they can help define where the streets
start and stop, and they act as a physical barrier between
pedestrian and vehicular traffic.
Curb and gutter for the Study Area will be examined
similarily to streets and sidewalks. The curb and gutter will
be graded as either adequate, deteriorating, dilapidated, or
missing. In addition, curb and gutter will be examined
based upon their location, within the incorporated area or
within the county industrial park.
Corporate Limits
Within the corporate limits portion of the study area there is
approximately 11,357 lineal feet of curb and gutter
possible. After reviewing the conditions in the field, the
following is how the curb and gutter conditions breakdown
within the corporate limits:
6,432 (56.6%) lineal feet of adequate curb and gutter
2,756 (24.3%) lineal feet of deteriorating curb and gutter
2,169 (19.1%) lineal feet of no curb and gutter or rural section.
There was no street deemed to be dilapidated.
Nearly, 45% of the curb and gutters are in either a
deteriorating state or are missing. See Figure 7 for the
locations of these streets.
Due to the large amount of deteriorating and missing curb
and gutter, the curb and gutter conditions would be a
direct contributing factor.
County Industrial Park area
The conditions survey identified approximately 6,200 lineal
feet of curb and gutter or possible locations within the
county industrial park limits. Within this area the curb and
gutter conditions were as follows:
416 (6.7%) lineal feet was adequate curb and gutter.
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1,484 (23.9%) lineal feet was in a deteriorating condition.
4,299 (69.3%) had no curb and gutter or was rural section drainage.
There was no curb and gutter deemed to be in a dilapidated condition.
Overall, 92% of the lineal feet in this area were either
deteriorating curb and gutter or there was no curb and
gutter. See Figure 7 for the locations of these conditions.
Due to the fact that there is a great deal of deteriorating
curb and gutter, as well as the fact there is a large portion
of this area that does not have any curb and gutter this
area would be contributing negatively to adjacent areas
within the corporate limits.
Unsanitary / Unsafe conditions
The primary issue surrounding Unsanitary/Unsafe
conditions is centered on issues within the county
industrial park portion of the Study Area. Even though
these conditions are not completely present within the
corporate limits, they are a major contributing factor on
the properties within the corporate limits.
The first contributing factor is the standing water and
drainage issues that are found throughout the entire Study
Area. This water has the potential to be the breeding
grounds for insects, especially mosquitoes and their
potential to carry the West Nile Virus.
Secondly, the old Aurora COOP site contains several building that has limited use at present. It
appears that a number of these structures may not be secure and the potential for individuals to
sneak into the structures and injure themselves is an extreme possibility.
The final contributing factor found within the Study Area is
the property along the south side of Oklahoma Avenue. The
property not only contains run down structures but it also
contains a large area of old machinery and other items. The
property is also very weedy. The property is fenced off with a
larger chain link fence; however, the fence itself is in
disrepair and a potential unsafe condition. All of these
conditions are along the Oklahoma Avenue side of the
property.
Based upon the field analysis, there are sufficient elements
present for there to be unsanitary and unsafe conditions in the Study Area. These conditions are
predominately found as being a contributing factor from
properties in the county industrial park.
Deterioration of site or other improvements
Throughout the corporate limits of this Study Area, there is
a large portion of sidewalk that is either deteriorating or
missing. In addition, a large portion of the curb and gutter
has been determined to be either deteriorating or missing.
Finally, the corporate limits also have a large amount of
deteriorating streets. The streets have been patched over
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and over due to large amounts of cracking that has been occurring in the pavement.
These are major considerations in determining if the area has deteriorated sites or improvements.
There are a number of properties in the county industrial park that lend themselves to this
category. Again the old Aurora COOP site contains several structures that have a negative impact
on adjacent properties within the corporate limits. In addition, several of the larger ponding
locations are located on this property.
The site along the south side of Oklahoma Avenue has a security fence that is in disrepair. In
addition there are a large number of overgrown weeds and volunteer trees growing along the
Oklahoma Avenue property line.
Based upon the field analysis, there are sufficient elements present to meet the definition of
deterioration of site and other improvements in the Study Area. These conditions include conditions
found to be contributing from properties in the county industrial park.
Dangerous conditions to life or property due to fire or other causes
A number of the structures within the Study Area deteriorating and appear to be getting worse. The
continued deterioration from this point forward will place some of these properties at risk for fire.
In addition, there are a couple of properties that if they go untouched in the future could present a
danger to life if someone were to sneak onto the property. This property needs to have a repaired
security fence put into place in order to minimize the threat.
Based upon the field analysis, there are sufficient elements present to meet the definition of
dangerous conditions within the Study Area. These conditions are predominately found as being a
contributing factor from properties in the county industrial park.
Combination of factors which are impairing and/or arresting sound growth
There is one critical element within this Study Area that is presently impairing and/or arresting
sound growth, the remaining parcels that are located within the county industrial park. Currently,
there is so few properties left within the county industrial park that the benefits that this economic
development tool offers is extremely minimized. Therefore, any future development within this
portion of the Study Area will likely be minimal thus slowing the ability of the entire area to
redevelop.
Based upon the field analysis, there are sufficient elements present to meet the definition of
impairing/arresting sound growth within the Study Area. These conditions are predominately found
as being a contributing factor from properties in the county industrial park.
BlightingBlighting SummarySummary
These conditions are contributing to the blighted conditions of the study area.
Substantial number of deteriorating structures
o 30.8% of the structures identified within the corporate limits, of the Study Area, were
deemed to be in a state of deterioration or dilapidation
o 63.6% of the structures in the adjacent county industrial park where deemed to be in a
state of deterioration or dilapidation.
o The deteriorating and dilapidated structures within the county industrial park are a
contributing factor on the properties within the corporate limits.
Unsanitary / Unsafe conditions
o The presence of standing water through the corporate limits and the county industrial park
is a contributing factor due to the potential breeding grounds for insects such as
mosquitoes.
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o In addition one property within the county industrial park has a large amount of junk and
debris. In addition the facility also has a chain link fence that is falling apart.
Deterioration of site or other improvements
o A large amount of sidewalk either in a deteriorated state or missing from properties in the
corporate limits
o A large amount of sidewalk either in a deteriorated state or missing within the county
industrial park area
o The existence of two gravel streets within the study area
o The condition of the streets within the corporate limits and the county industrial park
o Deteriorating curb and gutter and missing curb and gutter in both the corporate limits and
county industrial park.
Dangerous conditions to life or property due to fire or other causes
o The number of deteriorating structures, especially within the county industrial park portion
of the Study Area.
o The condition of the property on the south side of Oklahoma Avenue
o The condition of the security fence along the south side of Oklahoma Avenue
Combination of factors which are impairing and/or arresting sound growth
o The continued existence of the county industrial park
Average age of structures is over 40 years of age
o Within the corporate limits of the Study Area 97.8% of the structures meet the criteria of 40
years of age or older.
o Within the county industrial park portion of the Study Area. 90.9% of the structures meet
the criteria of 40 years of age or older.
The other criteria for Blight were not present in the area, these included:
Defective/Inadequate street layouts,
Faulty lot layout,
Defective or unusual condition of title,
Economic or social liability detrimental to health, safety and welfare,
Conditions provision of housing accommodations,
One-half of unimproved property is over 40 years old,
Inadequate provisions for ventilation, light, air, open spaces or sanitation, and
Diversity of ownership.
Improper Subdivision or obsolete platting
These issues were either not present or were limited enough as to have little impact on the
overall condition of the study area.
SubstandardSubstandard ConditionsConditions
Average age of the residential or commercial units in the area is at least forty years
Besides structural conditions of the buildings in the Study Area, age of these structures is another
contributing factor to the substandard conditions in the area. Statutes allow for a predominance of
structures that are 40 years of age or older to be a contributing factor regardless of their condition.
The following paragraphs document the structural age of the Study Area and again it is broke down
into the corporate limits and the county industrial park areas.
Corporate Limits
Within the corporate limits portion of the study area there is a total of 91 primary structures. After
research structural age on the Hall County Assessor’s and Treasurer’s websites, the following
breakdown was determined:
2 (2.2%) structures were determined to be less than 40 years of age
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89 (97.8%) structures were determined to be 40 years of age or older
Overall, 97.8% of the structures in this portion of the area are 40 years old or older thus qualifying
it as substantial. See Figure 4 for the locations of the structures.
Due to the age of the structures in the corporate limits, age of structures would be a direct
contributing factor.
County Industrial Park area
The conditions survey identified 22 structures within the county industrial park limits. Within this
area the overall structural ages include:
2 (9.1%) structures were determined to be less than 40 years of age
20 (90.9%) structures were determined to be 40 years of age or older
Overall, 90% of the structures in this portion of the area are 40 years old or older thus qualifying it
as substantial. Even though this area is not within the corporate limits of Grand Island, the
structural age of this area does have an impact on the adjacent properties. See Figure 4 for the
locations of the structures.
Due to the age of the structures within the county industrial park, age of structures would be a
direct contributing factor.
SubstandardSubstandard SummarySummary
Nebraska State Statute requires that at least one of five substandard factors be present in a
community. This Study Area in Grand Island has one of the five. The other criteria for Substandard
were not present or the data was not readily accessible in the area, these included:
Unemployment in the designated area is at least one hundred twenty percent of the state or
national average;
more than half of the plotted and subdivided property in an area is unimproved land that has
been within the city for forty years and has remained unimproved during that time;
the per capita income of the area is lower than the average per capita income of the city or in
which the area is designated
the area has had either stable or decreasing population based on the last two
decennial censuses.
FINDINGS FOR GRAND ISLAND
Study Area #8 has several items contributing to the Blight and Substandard Conditions. These
conditions include:
Blighted Conditions
Substantial number of deteriorating structures,
Unsanitary / Unsafe conditions,
Deterioration of site or other improvements,
Dangerous conditions to life or property due to fire or other causes,
Combination of factors which are impairing and/or arresting sound growth,
Average age of structures is over 40 years of age.
Substandard Conditions
Average age of the residential or commercial units in the area is at least forty years
Issues which were not researched due to a lack of data were:
Tax/special assessment delinquency greater than fair value of land,
Tax delinquency,
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City of Grand Island, Nebraska • January 2012 Page 18
Underemployment that equals 120% state or national average,
Per capita income less than city wide average, and
High Density or population and overcrowding.
Unemployment in the designated area is at least one hundred twenty percent of the state or
national average;
more than half of the plotted and subdivided property in an area is unimproved land that has
been within the city for forty years and has re mained unimproved during that time;
the per capita income of the area is lower than the average per capita income of the city or in
which the area is designated
Figure 5:
Sidewalk Conditions
Source: Olsson Associates and Marvin Planning Consultants, 2011
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City of Grand Island, Nebraska • January 2012 Page 19
Figure 6:
Street Conditions
Source: Olsson Associates and Marvin Planning Consultants, 2011
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City of Grand Island, Nebraska • January 2012 Page 20
Figure 7:
Curb and Gutter Conditions
Source: Olsson Associates and Marvin Planning Consultants, 2011
CCONCLUSIONONCLUSION
Based upon the issues and conditions indicated from the survey of this area, there are
sufficient criteria present to declare Area #8 of Grand Island as Blighted and Substandard
as provided for in the Nebraska Revised Statutes. The conditions found throughout the
entire area constitute a designation of blighted and substandard.
In addition, the area within the county industrial park is not only a contributing factor to the
area within the corporate limits but if this area had its industrial park designation removed,
the area would be able to stand on its own as Blighted and Substandard.
The eventual use of Tax Increment Financing would be of great benefit to the entire area;
provided the entire area is brought into the corporate limits of the community.
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Community Redevelopment
Authority (CRA)
Wednesday, February 15, 2012
Regular Meeting
Item X1
Lincoln Park Pool
Staff Contact: Chad Nabity
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Resolution No.
MAYOR AND COUNCIL OF THE CITY OF GRAND ISLAND, NEBRASKA
A RESOLUTION OF THE MAYOR AND COUNCIL OF THE CITY OF GRAND
ISLAND, NEBRASKA, APPROVING A PLAN/MODIFICATION ENTITLED
“PLAN MODIFICATION FOR CRA AREA #1 (LINCOLN PARK SWIMMING
POOL).
BE IT RESOLVED BY THE MAYOR AND COUNCIL OF THE CITY OF GRAND
ISLAND, NEBRASKA AS FOLLOWS:
Section 1. The Mayor and Council of the City of Grand Island, Nebraska, (the “City”) hereby
find and determine: (a) that pursuant to the provisions of Sections 18-2101 to 18-2144, R.R.S. Neb. 2007,
as amended (the “Community Development Law”), the Mayor and City Council have declared as
substandard and blighted that area described in Resolution No. 2000-388 of the Mayor and Council
passed and approved on December 19, 2000 (“CRA Area #1”); (b) that pursuant to Ordinance No. 8021,
the Community Redevelopment Authority of the City of Grand Island (the “CRA”) has been organized
and exists and exercises the powers of a community redevelopment authority under the Community
Development Law; (c) that a general redevelopment plan (the “Original Plan”) for all or a portion of
CRA Area #1 was adopted by the CRA on November 21, 1995 and approved by the Mayor and Council
of the City on December 18, 1995, all under prior existing provisions of the Community Development
Law and a prior adopted declaration as to blight and substandard conditions; (c) that the staff of the CRA
has prepared a redevelopment plan entitled “Plan Modification for CRA Area #1 (Lincoln Park
Swimming Pool) (the “Plan/Modification”) to provide for a project for the renovation and
redevelopment of CRA Area #1 by the construction of a replacement swimming pool for Lincoln Park
and such Plan/Modification represents a modification of the Original Plan and also a separate
redevelopment plan to be considered for adoption under the current provisions of the Community
Development Law; and (d) that the Plan/Modification was referred and submitted to the Hall County
Regional Planning Commission (the “Planning Commission”), for review and recommendations and the
Planning Commission has approved the Plan/Modification without recommendation for changes from the
form submitted.
Section 2. The Mayor and Council hereby further find and determine that the CRA has
recommended the Plan/Modification and in making such recommendation considered 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 City’s 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.
Section 3. The Mayor and Council further find and determine (a) that no cost-benefit analysis
has been prepared pursuant to the guidelines set forth in Section 18-2113 of the Community Development
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Law, because under the terms of the Plan/Modification, there are not to be any revenues set aside as
provided under the terms of Section 18-2147, R.S. Supp., 2011, (“Section 18-2147”) and (b) that because
all redevelopment project improvements contemplated by the Plan/Modification are to occur on public
park property owned by the City, there is to be no taking of title to real estate by the CRA in connection
with the Plan/Modification, no requests for redevelopment contract proposals or notice with respect to
any such proposals are required under the terms of Section 18-2119 of the Community Development Law.
Section 4. The Mayor and Council further find and determine that the CRA has recommended
that the Mayor and Council approve and adopt the Plan/Modification. In connection with such
recommendation, the CRA reported to the Mayor and Council (a) the proposed method and estimated cost
of the acquisition and preparation for redevelopment and the estimated proceeds or revenue from disposal
of property to redevelopers, if any; (b) a statement of the proposed method of financing for the
redevelopment project as set forth in the Plan/Modification and (c) further that there will be no families
displaced under the terms of the Plan/Modification.
Section 5. The Mayor and Council further find and determine (a) that there are no registered
neighborhood associations whose area of representation is located in whole or in part within a one-mile
radius of the area to be redeveloped as described in the Plan/Modification; (b) that the Plan/Modification
does not provide for any use of funds authorized by Section 18-2147 and therefore does not directly affect
any county, school district, community college, educational service unit or natural resources district; and
(c) that a public hearing was held, after notice of such public hearing was provided as required in Section
18-2115 of the Community Development Law, whereby all persons desiring to be heard as to whether the
Plan/Modification should be approved have been heard.
Section 6. Based upon the recommendation of the CRA and analysis and review of the
Plan/Modification, the Mayor and Council hereby find (a) that the Plan/Modification is feasible and in
conformity with the general plan for the development of the City as a whole and (c) the Plan/Modification
is in conformity with the legislative declarations and determinations set forth in the Community
Development Law.
Section 7. The Mayor and Council hereby approve and adopt the Plan/Modification.
PASSED AND APPROVED this ____ day of _______________, 2012.
(SEAL)
_______________________________
Mayor
_______________________________
City Clerk
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