01-14-2015 Community Redevelopment Authority Regular Meeting Packet
Community Redevelopment
Authority (CRA)
Wednesday, January 14, 2015
Regular Meeting Packet
Board Members:
Tom Gdowski
Glen Murray
Sue Pirnie
Barry Sandstrom
Glenn Wilson
4:00 PM
Grand Island Regular Meeting - 1/14/2015 Page 1 / 173
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, January 14, 2015
Regular Meeting
Item A1
Agenda
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 1/14/2015 Page 3 / 173
AGENDA
Wednesday, January 14, 2015
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 December 3, 2014 Meeting.
3.Approval of Financial Reports.
4.Approval of Bills.
5.Review of Committed Projects and CRA Properties.
6.CRA Audit Review
7.Review of Grand Island Housing Study.
8.Consideration of a Resolution to forward a Redevelopment Plan Amendment
to the Hall County Regional Planning Commission for Downtown Upper Story
Residential Life Safety Grant.
9.Approve Resolution or Resolutions to Purchase/Sell Real Estate.
10.Directors Report.
11.Adjournment
Next Meeting February 11, 2015
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, January 14, 2015
Regular Meeting
Item B1
Meeting Minutes
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 1/14/2015 Page 5 / 173
OFFICIAL PROCEEDINGS
MINUTES OF
COMMUNITY REDEVELOPMENT AUTHORITY
MEETING OF
December 3, 2014
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 December 3, 2014 at City Hall 100 E First Street. Notice of the meeting was
given in the November 26, 2014 Grand Island Independent.
1.CALL TO ORDER. Chairman Barry Sandstrom called the meeting to order
at 4:00 p.m. The following members were present: Sue Pirnie, and Glenn
Wilson. Also present were; Director, Chad Nabity; Planning Secretary,
Rose Rhoads; Legal Counsel, Duane Burns; Council Liaison; Vaughn
Minton; Sr. Accountant, Billy Clingman, Amos Anson, Carl Mayhew, Tim
Lowe, Max Gansline, and Ray O’Connor. Tom Gdowski joined the meeting
at 4:04 p.m.
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. Sandstrom noted corrections needed to be
made to item 6 and to item 9 on the November meeting miutes. A motion
for approval of Minutes with the noted corrections for the November 12,
2014 meeting was made by Pirnie and seconded by Wilson. Upon roll call
vote all present voted aye. Motion carried unanimously.
3. APPROVAL OF FINANCIAL REPORTS. Clingman reviewed the financial
reports for the period of November 1, 2014 through November 30, 2014.
Motion was made by Wilson and seconded by Pirnie to approve the
financial reports. Upon roll call vote all present voted aye. Motion carried
unanimously.
4. APPROVAL OF BILLS. The bills were reviewed.
A motion was made by Pirnie and seconded by Wilson to approve the bills
in the amount of $96,466.75. Upon roll call vote all present voted aye.
Motion carried unanimously to approve the payment of bills totaling
$96,466.75.
5.REVIEW OF COMMITTED PROJECTS & CRA PROPERTY.
Nabity reviewed the Committed Projects. Amos Anson had submitted his
first request for payment. This will be taken off the committed projects.
Grand Island Regular Meeting - 1/14/2015 Page 6 / 173
EDC will be on the Agenda for January along with the request for payment
for the Downtown Housing Study.
6. APPROVAL OF BOND RESOLUTION 185. Approval of TIF bond
resolution 185 for Northwest Commons, also known as 2228 N Webb Rd.,
Grand Island NE. A motion was made by Pirnie and seconded by Gdowski
to approve Resolution 185. Upon roll call vote all present voted aye.
Motion carried unanimously.
7. REVIEW OF DOWNTOWN REDEVELOPMENT PLAN FOR LIFE SAFETY
GRANTS. There was lengthy discussion on the draft for the Downtown
Redevelopment Plan for Life Safety Grants.
8.DISCUSSION CONCERNING PURCHASE/SALE OF REAL ESTATE OF
PROPERTY. A motion was made by Pirnie at 5:01 p.m. and seconded by
Gdowski to enter into executive session, to discuss potential purchase of
property. A motion was made by Gdowski at 5:17 p.m. to exit executive
session and seconded by WIlson.
9.APPROVE RESOLUTION OR RESOLUTIONS TO PRUCHASE/SELL
REAL ESTATE.
10. APPROVE RESOLUTION OR RESOLUTIONS TO PURCHASE/SELL
REAL ESTATE. None
11. ELECTION OF OFFICERS. A motion was made by Pirnie and seconded
by Wilson to retain Sandstrom as Chair and nominate Gdowski as Vice
Chair. Upon roll call vote all present voted aye. Motion carried
unanimously.
12. DIRECTORS REPORT.
13. ADJORNMENT. Sandstrom adjourned the meeting at 5:20 p.m.
The next meeting is scheduled for January 14, 2015 at 4:00 p.m.
Respectfully submitted
Chad Nabity
Director
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Community Redevelopment
Authority (CRA)
Wednesday, January 14, 2015
Regular Meeting
Item C1
Financial Reports
Staff Contact: Chad Nabity
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Community Redevelopment
Authority (CRA)
Wednesday, January 14, 2015
Regular Meeting
Item D1
Bills
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 1/14/2015 Page 16 / 173
14-Jan-15
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 $ 6,642.52
Accounting $ 450.00
Officenet Inc.
Postage $ 40.82
Lawnscape 408 E 2nd $ 85.00
Grand Island Independent $ 28.77
Grand Island Area EDC $ 10,000.00
Hall County Taxes 3235 S Locust $ 137.34
Hall County Taxes 3235 S Locust $ 5,082.44
TIF Bond Payments
TIF Pass Thrus
Mayer, Burns, Koenig & Janulewicz Legal Services $ 225.00
Total:
$ 22,691.89
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Community Redevelopment
Authority (CRA)
Wednesday, January 14, 2015
Regular Meeting
Item E1
Committed Projects
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 1/14/2015 Page 18 / 173
COMMITTED PROJECTS TOTAL AMOUNT 2015 FISCAL YR 2016 FISCAL YR 2017 FISCAL
YR
ESTIMATED
COMP
J Elizabeth LLC $ 69,440.00 $ 69,440.00 2015
2222 W 2nd St - Ryan Waind $ 92,608.00 $ 92,608.00 2015
Housing Study (EDC)$ 10,000.00 $ 10,000
2015
Downtown Kaufman -
Cummings Plaza
$ 50,000.00 $ 50,000.00 2015
Tower 217 (Amos Investment
& Development)
$ 291,581.00 $ 101,770.34 $ 97,193.67 2016
$ -
Total Committed $ 513,629.00 $ 323,818.34 $ 97,193.67 $ -
Façade Budget $ Remaining $ 200,000.00
Other Projects $ 217,371.00
Land - Budget $ Remaining $ 200,000.00
Land Sales ($100,000.00)
subtotal $ 517,371.00
Less committed ($323,818.34)
Balance remaining $ 193,552.66
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
December 31, 2014
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Community Redevelopment
Authority (CRA)
Wednesday, January 14, 2015
Regular Meeting
Item I1
Downtown Upper Story Residential Life Safety Grant
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 1/14/2015 Page 20 / 173
Redevelopment Plan Amendment
Grand Island CRA Area 1
October 2014
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area 1 within the city, pursuant to
the Nebraska Community Development Law (the “Act”) and provide for the
creation of a grant program to further the development of upper story housing in
buildings within the identified boundaries of this plan in Area 1.
Executive Summary:
Project Description
THE CREATION OF GRANT PROGRAM TO FOSTER THE DEVELOPMENT OF
UPPER STORY RESIDENTIAL UNITS IN AND NEAR THE DOWNTOWN CORE
IT IS THE GOAL OF THE DOWNTOWN BUSINESS IMPROVEMENT DISTRICT,
DOWNTOWN PROPERTY OWNERS, THE GRAND ISLAND CITY COUNCIL AND
THE CRA TO DEVELOP 50 UPPER STORY RESIDENTIAL UNITS WITHIN THIS
AREA BY THE END OF 2019.
Primary funding for this program will be provided through an appropriation from the City
of Grand Island General Fund to be approved each year during the budget process and a
set aside for grant purposes from the CRA General Budget. During the 2014-15 fiscal
year each entity has agreed to contribute $100,000. It is anticipated that this level of
funding can continue through the 2018-19 fiscal year.
The plan does not authorize the use of Tax Increment Financing (“TIF”). It is anticipated
that TIF will be part of some of these projects. A separate application and redevelopment
plan will be required for all projects utilizing TIF. This plan does anticipate and
recognize that many if not all of these projects will also require the use of TIF to be
feasible.
Acquisition, site work, rehabilitation and construction of all improvements will be paid
for by the developer. The developer is responsible for and will provide evidence that
they can secure adequate debt financing to cover the costs associated with each project.
The CRA may grant funds as provided for in the CRA Annual Budget to developers of up
to $20,000 per two plus bedroom unit and $15,000 per single bedroom unit developed on
an upper floor of a building. These funds may only be granted for new residential units
within the project area. Grants made under this program are to be paid to the developer
upon completion of the project and upon the developer showing evidence of such
completion including certificates of occupancy, building inspection reports, approval of
the fire marshal, paid invoices and evidence of actual costs.
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UPPER STORY RESIDENTIAL LIFE SAFETY IMPROVEMENTS GRANTS
SHALL BE LIMITED TO THE FOLLOWING GEOGRAPHIC AREA:
Property Description (the “Redevelopment Project Area”)
This property is bounded at the east side by Sycamore Street, the north side by South
Front Street, the west side by Eddy Street and on the south side by Division Street,
Locust Street and Court Street as shown on the attached maps identifying the area and the
surrounding land uses.
Legal Descriptions Beginning at the center of the intersection of Court
Street and Sycamore street proceeding along the centerline of Sycamore Street in
a northerly direction to the center of the intersection of Division Street and
Sycamore Street and continuing along the centerline of Sycamore Street in a
northwesterly direction to the center of the intersection of Sycamore Street and
South Front Street; thence following the centerline of South Front Street in a
southwesterly direction to the center of the intersection of Eddy Street and South
Front Street; thence following the centerline of Eddy Street in a southeasterly
direction to the center of the intersection of Eddy Street and Division Street;
thence following the centerline of Division Street in a northeasterly direction to
the center of the intersection of Division Street and Locust Street; thence in
following the centerline of Locust Street in a northerly direction to the center of
the intersection of Locust Street and Court Street; thence following the centerline
of Court Street in an easterly direction to the point of beginning.
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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 December 19, 2000.[§18-2109] Such
declaration was made after a public hearing with full compliance with the public
notice requirements of §18-2115 of the Act.
2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (13)
(a) and §18-2110]
Grand Island adopted a Comprehensive Plan on July 13, 2004. This redevelopment plan
amendment and project are consistent with the Comprehensive Plan, in that no changes in
the Comprehensive Plan elements are intended. This plan merely provides a mechanism
for funding life safety and infrastructure necessary to fully utilize existing buildings in
downtown Grand Island for upper story residential uses.
3. The Redevelopment Plan must be sufficiently complete to address the following
items: [§18-2103(13) (b)]
a. Land Acquisition:
The Redevelopment Plan for Area 1 provides for real property acquisition and this plan
amendment does not prohibit such acquisition. There is no proposed acquisition by the
authority.
b. Demolition and Removal of Structures:
The projects to be implemented with this plan do not provide directly for the demolition
of structures. Some internal demolition may be necessary for redevelopment but the
primary purpose of this plan is to encourage redevelopment and reuse of existing
buildings in downtown Grand Island.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. The site is
planned for downtown commercial development and public uses. [§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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Grand Island Future Land Use Map
d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned B3- Heavy Business zone. No zoning changes are anticipated with this
project. The B3 Zoning District allows for residential uses with no restrictions on
density. No changes are anticipated in street layouts or grades. No changes are
anticipated in building codes or ordinances. Nor are any other planning changes
contemplated. [§18-2103(b) and §18-2111]
e. Site Coverage and Intensity of Use
The property is zoned B3 and could accommodate a building of up to 100% of the
property [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Sewer and water are available to support this development. Water mains and fire service
lines may need to be improved or added to support the proposed upper story
development.
No other 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]
Grand Island Future Land Use Map
Grand Island Regular Meeting - 1/14/2015 Page 25 / 173
d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned primarily B3- Heavy Business zone. No zoning changes are
anticipated with this project. The B3 Zoning District allows for residential uses with no
restrictions on density. A small section along Division Street is zoned RO Residential
Office. No changes are anticipated in street layouts or grades. No changes are anticipated
in building codes or ordinances. Nor are any other planning changes contemplated. [§18-
2103(b) and §18-2111]
e. Site Coverage and Intensity of Use
The majority of the property is zoned B3 and could accommodate a building of up to
100% of the property [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Sewer and water are available to support this development. Water mains and fire service
lines may need to be improved or added to support the proposed upper story
development.
No other 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. [§18-2103.02]
This plan does not authorize the use of TIF so relocation assistance does not apply.
5. No member of the Authority, nor any employee thereof holds any interest in any
property in this Redevelopment Project Area. [§18-2106]
CRA Board Members including Sue Pirnie, and Tom Gdowski either own or work for
entities that own property within this area. Prior to applying for any funds either through
a grant or TIF on those properties proper disclosure and review will be made. It is
anticipated that new CRA members approved during the five year scope of this plan may
also have an interest in Downtown properties that could benefit from this program and
would need to make property disclosures along with their application for funding.
Tom Gdowski works for Equitable Bank and their main offices are in the Yancey Hotel
Building. Sue Pirnie is planning to purchase the Kaufman Building.
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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 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 money from this life safety program at a maximum rate of
$20,000 per 2 or more bedroom unit and $15,000 per single bedroom unit. Only upper
story housing units will be eligible for this grant.
c. Statement of feasible method of relocating displaced families.
No families will be displaced as a result of this plan since it focuses on new residential
development.
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 downtown properties in a
way that encourages the mixed use development common to downtowns around the
country. New residential development will raise property values and provide a stimulus
to keep surrounding properties properly maintained and support additional commercial
development within the Downtown. 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
This redevelopment plan is to be approved for a 5 year period beginning with the 2014-
15 fiscal year and ending in the 2018-19 fiscal year. The effectiveness of this program
including grants made, units created, vacancy rate, rental rates and increase in property
valuation will be evaluated in April of each year beginning in April of 2016. It is
anticipated that this plan and the money appropriated to support the plan will result in the
development of 50 new upper story residential units within the project area by 2019.
9. Justification of Project
One of the keys to redeveloping any downtown area is to encourage enough 24 hour
population in the area to support a wide variety of retail and personal services.
Downtown Grand Island has struggled with encouraging appropriate development that
fully utilizes the existing buildings since major retailers moved to the suburban malls.
The addition of new residential units will provide beneficial uses for the upper stories of
downtown buildings while at the same time increasing the number of people and
population density of the neighborhood round the clock. This should lead to an increase
in development and investment to support this core population and the entire community
with specialized retail, dining and entertainment options. This is infill development in an
area with all city services available. This project does not propose to tear down any
buildings with historic value.
10. Cost Benefit Analysis This plan does not permit the use of TIF. Any project using
TIF will need to be approved with a separate plan amendment that will include a cost
benefit analysis.
(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;
The 2014 Housing Study conducted by Hanna:Keelan Associates for the Grand Island
Area Economic Development Corporation and The Grand Island Community
Redevelopment Authority has identified that 138 additional housing units should be
developed in Downtown Grand Island over the next 5 years. These units will specifically
support the growing office and professional sector in Downtown by providing the kind of
living units young professionals moving from other cities to Grand Island desire and
expect.
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(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
(e) Any other impacts determined by the authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
Additional Downtown housing will increase the ability of all companies in the Grand
Island area to recruit young people to their company by providing for an urban lifestyle
that is currently lacking in Grand Island. This activity will increase Grand Island’s
ability to compete for talented individuals.
Time Frame for Development
It is anticipated that all projects within this plan will make application for grant funds
during the 2014-2019 fiscal years. All projects should begin within 6 months of approval
unless otherwise identified within the grant award.
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Downtown Upper Story Residential Life Safety Grant Program
COMMUNITY REDEVELOPMENT AUTHORITY
OF THE CITY OF GRAND ISLAND, NEBRASKA
RESOLUTION NO. 186
RESOLUTION OF THE COMMUNITY REDEVELOPMENT AUTHORITY OF THE CITY
OF GRAND ISLAND, NEBRASKA, SUBMITTING A PROPOSED
REDEVELOPMENT PLAN TO THE HALL COUNTY REGIONAL PLANNING
COMMISSION FOR ITS RECOMMENDATION
WHEREAS, this Community Redevelopment Authority of the City of Grand
Island, Nebraska ("Authority"), pursuant to the Nebraska Community
Development Law (the "Act"), prepared a proposed redevelopment plan (the
"Plan") a copy of which is attached hereto as Exhibit 1, for redevelopment of an
area within the city limits of the City of Grand Island, Hall County, Nebraska; and
WHEREAS, the Authority is required by Section 18-2112 of the Act to submit
said to the planning board having jurisdiction of the area proposed for redevelopment
for review and recommendation as to its conformity with the general plan for the
development of the City of Grand Island, Hall County, Nebraska;
NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS:
The Authority submits to the Hall County Regional Planning Commission the
proposed Plan attached to this Resolution, for review and recommendation as to its
conformity with the general plan for the development of the City of Grand Island, Hall
County, Nebraska.
Passed and approved this ___ day of ___________, 2015.
COMMUNITY REDEVELOPMENT
AUTHORITY OF THE CITY OF
GRAND ISLAND, NEBRASKA.
By___________________________
Chairperson
ATTEST:
__________________________
Secretary
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Downtown Upper Story Residential Life Safety Grant Program
EXHIBIT 1
REDEVELOPMENT PLAN AMENDMENT
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Community Redevelopment
Authority (CRA)
Wednesday, January 14, 2015
Regular Meeting
Item X1
Grand Island Housing Study
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 1/14/2015 Page 32 / 173
Grand Island, Nebraska
Community Housing Study with
Strategies for Affordable Housing -
2019.
Nebraska Investment Finance Authority –
Housing Study Grant Program.
JULY, 2014
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Grand Island, Nebraska
Community Housing Study with
Strategies for Affordable Housing –
2019.
“SUMMARY”
Nebraska Investment Finance Authority –
Housing Study Grant Program.
JULY, 2014
Grand Island Regular Meeting - 1/14/2015 Page 34 / 173
SUMMARY.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing – 2019
GRAND ISLAND, NEBRASKA
COMMUNITY HOUSING STUDY WITH
STRATEGIES FOR AFFORDABLE HOUSING - 2019.
“SUMMARY”
GRAND ISLAND AREA
ECONOMIC DEVELOPMENT CORPORATION.
Randy Gard, President
Mary Berlie, Executive Assistant
GRAND ISLAND
COMMUNITY REDEVELOPMENT AUTHORITY.
Barry Sandstrom, Chair Michelle Fitzke
Sue Pirnie Tom Gdowski
Glen Murray
HOUSING STEERING COMMITTEE.
Jim Hartman Tim Luchsinger
Willie Skala Kevin Ottman
Todd Enck Linda Addison
Cathy Larson Tonja Carey
Dana Jelinek Vaughn Minton
Dr. Robert Winter Rick Ruzicka
Ryan King Melissa DeLaet
Craig Lewis
Mary Lou Brown, City Administrator, City of Grand Island.
Chad Nabity, AICP, Director,
Hall County Regional Planning Department.
The Grand Island Community Housing Study was funded by the Nebraska
Investment Finance Authority Housing Study Grant Program, with matching funds
from Grand Island Area Economic Development Corporation (GIAEDC) and
Grand Island Community Redevelopment Authority (GICRA). The Housing Study
was completed with the guidance and direction of GIAEDC and GICRA.
Consultant:
COMPREHENSIVE PLANS & ZONING * HOUSING STUDIES * DOWNTOWN, NEIGHBORHOOD & REDEVELOPMENT PLANNING * CONSULTANTS FOR AFFORDABLE HOUSING DEVELOPMENTS* ------------ *Lincoln, Nebraska* 402.464.5383 *
------------
*Becky Hanna, Tim Keelan, Lonnie Dickson, AICP, Keith Carl*
Grand Island Regular Meeting - 1/14/2015 Page 35 / 173
SUMMARY.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing – 2019 1
O HOUSING GOALS & ACTION STEPS. O
The Community of Grand Island provided several opportunities for input from various
individuals, organizations, groups and local leaders, regarding the existing and future
housing situation of the City. The information obtained through planning research
activities greatly assisted in identifying and prioritizing housing needs in the Community.
The following identifies housing goals for the Community of Grand Island, followed by a
series of action steps that should be considered in achieving these goals. The “Housing
Goals & Action Steps” were created through a series of Housing Steering Committee
meetings and a public participation process involving a Housing “Citizen” Survey for all
residents of Grand Island, a Workforce Housing Needs Survey for the employees of the
Communities selected large employers, and a Continuum of Care for Elderly Persons
Household Survey for the Community’s senior population. A combined total of 1,147
Surveys were returned. Grand Island residents also had the opportunity to participate in
a Community Housing Listening Session and voice their opinions on needed housing types
in the Community.
Goal 1: Community Housing Initiative. The Community of Grand Island should
implement a Housing Initiative as both a quality of life and economic development
activity. This Housing Initiative should include the development of up to 1,734 new
housing units by 2019, including an estimated 1,010 owner housing units and 724
new rental units. The development of up to 1,734 new housing units would add an
estimated $331 Million to the Grand Island property tax base. This Housing Initiative
would provide current and future residents of the City with access to a variety of safe,
affordable housing types for families and persons of all age, household size and income
sectors.
Action Step 1: The Community of Grand Island should create a Housing
Partnership comprised of organizations from both the private and public sector,
including, but not limited to, the Grand Island Area Economic Development
Corporation, the City of Grand Island Community Development Division, Grand Island
Housing Authority, Grand Island Community Redevelopment Authority and Housing
Development Corporation. Local human services agencies, serving the elderly and
persons with special needs should also be included in the Housing Partnership.
The Grand Island Housing Partnership would serve to monitor and encourage
housing development in the City of Grand Island. The Partnership should work
directly with both local and state housing stakeholders and housing funders to
encourage the development of specific housing programs that meet the needs of the
Community’s current and future residents, with emphasis on housing constructed for
the local workforce, young families, retirees, the elderly, veterans, college students and
populations with special needs.
Grand Island Regular Meeting - 1/14/2015 Page 36 / 173
SUMMARY.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing – 2019 2
By 2019, the Community of Grand Island will need to develop up to 722 owner
units and 438 rental housing units for households, age 18 to 54 years, and 288
owner and 286 rental units for elderly households at 55+ years of age.
The Community of Grand Island has established memberships and/or working
relationships with regional and community economic and housing development
organizations such as Central Nebraska Community Services (CNCS) and South
Central Economic Development District (SCEDD). The services and programs
provided by these organizations are vital to the successful implementation of
future affordable housing activities in Grand Island.
The Grand Island Housing Partnership should take the lead role to design and
implement a Workforce Housing Assistance Program for local employees and a
Continuum of Residential Retirement Program for older adults in the City.
Action Step 2: Plan and implement a Workforce Housing Assistance Program to
encourage major employers in the Grand Island area to become directly involved with
assisting their employees in securing appropriate and affordable housing, with the
eventual goal of becoming a homeowner in Grand Island. Approximately 626 units of the
total 1,010 projected owner housing units, and 390 of the targeted 724 rental units needed
in Grand Island by 2019, should be targeted for the local workforce.
Assistance could include, but not be limited to, locating and negotiating the rent and/or
purchase price of a housing unit and providing funding assistance. Homebuyer assistance
could be, for example, in the form of a $5,000 to $10,000 grant and/or low-interest loan to
persons and families for closing costs, down payment, etc. These homebuyers could also be
a participant in a first-time homebuyers program, funded by either/both the Nebraska
Investment Finance Authority and the Nebraska Department of Economic Development. A
consortium of major employers should consider forming a limited partnership to
develop affordable housing projects in Grand Island, utilizing available public
and private funding sources.
Action Step 3: Plan and implement a Continuum of (Housing) Residential Care
Program in the City of Grand Island directed at persons and families 55+ years of age.
This Program would address all facets of elderly housing and supportive service needs in
Grand Island, including the increasing need for in-home services and home maintenance,
repair and modification of homes occupied by elderly households in the Community and
additional affordable housing, both owner and rental, with and without supportive services.
Independent living housing types for the 55 to 75 year age group should include smaller,
space efficient detached single family houses, patio homes of 1,800 to 2,200 square feet and
attached townhomes.
Modern programs of assisted and long-term care living should always be on the
Community’s housing agenda.
Grand Island Regular Meeting - 1/14/2015 Page 37 / 173
SUMMARY.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing – 2019 3
Goal 2: New Housing Developments. New housing developments in the City of Grand
Island should address the needs of both owner- and renter households, of all age and
income sectors, of varied price products. Citizen Survey participants identified
housing for low- to moderate income families, existing/new employees and first-
time homebuyers, consisting of three+ bedrooms, single family housing as a
great need for the Community.
An estimated 15 to 18 percent of the targeted 1,734 new housing units required in
the City of Grand Island, by 2019, should consist of purchasing, rehabilitating
and reselling or re-renting existing units. Refurbished housing would be a cost
effective method to provide housing affordable to families of very low- to low-
income status.
Action Step 1: The Housing Partnership, working with the Hall County Regional
Planning Department, will need to identify up to 554 acres of land for new
residential development to meet the estimated need for 1,734 additional housing
units by 2019. Housing should be targeted for development in both new and
redeveloped neighborhoods in the Community.
Action Step 2: Produce an estimated 84 units of owner housing for households of low-
to moderate-income, 454 units for moderate income households and an estimated 472
owner units for families and individuals of moderate- to upper income. Special
attention should be given the construction of single family housing units for younger
households and single family and patio and townhome units for older adults. New
owner housing price products should range between an estimated $125,000 to
$230,000, depending on the type of housing units and the household income
sector being targeted.
Grand Island Regular Meeting - 1/14/2015 Page 38 / 173
SUMMARY.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing – 2019 4
Action Step 3: Produce an estimated
302 rental housing units for persons
and families of very-low- to moderate-
income and an estimated 422 rental
units for households of moderate- to
upper-income.
The elderly household population
should be targeted for new housing for
all income categories with emphasis on
rental units for the low- to moderate-
income persons and/or families.
Participants of the Housing
Listening Session at the Grand
Generation Center unanimously
agreed that there is a strong need
for additional modern, affordable
rental housing for low-income
elderly persons.
Action Step 4: The average
affordable monthly rent in Grand
Island should range from $335 to
$895, depending on the size,
number of bedrooms and the
household income sector being
served. Rental units of all types
should be constructed in Grand Island,
with emphasis on duplex and triplex
rental units for both the elderly and
younger households and single family
units for large families. A rent to
purchase option should be made
available for rental units.
Persons and families with Section
8 Vouchers are limited by HUD’s
established “Fair Market Rent,”
including utilities, in Grand
Island, currently set at $493 for a
one-bedroom, and $637 for a two-
bedroom unit. Many families with
vouchers cannot find rental
housing that meet these funding
guidelines.
Action Step 5: Additional rental
housing projects are recommended for
the City of Grand Island, by 2019, to
meet the needs of young, single workers
in the Community. These projects
should be designed and developed in a
size and scale suitable for the
neighborhood location. The
development of two or more SRO
(Single Room Occupancy) facilities,
of eight to 12 units each, should be
given consideration to house single
persons in the local workforce.
Action Step 6: The citizen participation
process revealed a desire by Grand
Island residents to provide a variety of
new retirement and elderly housing
types in order to retain these groups in
the City.
Action Step 7: New housing activities
in Grand Island should incorporate the
construction of at least 38 owner and
42 rental housing units that
addresses the housing needs of
persons and families with special
needs.
Action Step 8: Future housing
activities in Grand Island should focus
on the needs of Veterans and the local
College population. This would come
in the form of both owner and rental
housing, classified as housing of
immediate need.
Grand Island Regular Meeting - 1/14/2015 Page 39 / 173
SUMMARY.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing – 2019 5
Action Step 9: In an effort to meet immediate housing needs in Grand Island, the
City should consider allowing non-traditional housing developments at existing
residential locations. As an example, this could include allowing for the conversion of
owner occupied housing to allow for an accessory apartment and/or the development of
“granny flats” and “tiny homes” on lots typically not sized to code.
Action Step 10: Future housing development programs in Grand Island should be
concentrated in the western portion of City, between Highway 281 and Engleman Road;
in the areas north of Capital Avenue, between Webb Road and Custer Avenue; and in
the northeastern portion of the City between St. Paul Road and Willow Street.
Consider new, modern housing development types, such as new subdivisions utilizing
New Urbanism and “Smart Growth” planning concepts.
Public and private sectors should create a “shared cost” program to finance needed
public utility, sidewalk and road improvement costs in both existing and new
residential developments.
Areas for potential housing development are identified in Illustration 1 These
Areas are presented and discussed in the City’s current Comprehensive Plan.
Grand Island Regular Meeting - 1/14/2015 Page 40 / 173
SUMMARY.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing – 2019 6
AREAS FOR POTENTIAL HOUSING DEVELOPMENT
GRAND ISLAND, NEBRASKA
2014
ILLUSTRATION 1
Grand Island Regular Meeting - 1/14/2015 Page 41 / 173
SUMMARY.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing – 2019 7
Action Step 11: The City should
establish a policy and comprehensive
process of condemning and
demolishing dilapidated or “bad”
housing stock. Approximately 228
structures throughout the City are
dilapidated, not cost effective to
rehabilitate, and should be
targeted for demolition and
eventual replacement. A City-
Wide Land Bank program should
be established for future owner
and rental housing land
development needs.
Action Step 12: Several Downtown
commercial buildings could be
adaptively reused for upper level
housing, to diversify the local housing
market and emphasize the Downtown
as a vibrant commercial and
residential center. A total of 138
units, 48 owner and 90 rental
units, should be developed in
Downtown Grand Island, by 2019.
Illustration 2 identifies several
Downtown buildings targeted for
residential development, as per the
2012 Downtown Housing &
Development Study to target upper
level housing.
Action Step 13: Downtown housing
should be targeted for both owner and
rental units for all age and income
sectors of the Community. Mixed
income/age sectors of housing are
encouraged. The Grand Island
Housing Partnership, under the
direction of the GIAEDC and GICRA
should plan and implement a
comprehensive Downtown Housing
& Redevelopment Initiative that
strategically matches local housing
development activities with the
development of additional commercial
services and entertainment businesses.
Action Step 14: Combine the efforts
and funding resources of the Grand
Island Community Redevelopment
Authority, the Downtown Business
Improvement District, as well as the
Downtown Main Street Organization to
expand the development of residential
development in the Downtown. The
availability of Tax Increment Financing
(TIF) and Historical Preservation Tax
Credits, in combination with the
resources of property owners in
Downtown Grand Island should be
marketed to area developers to expand
housing efforts throughout the
Downtown. An example of this process
is currently being utilized to redevelop
the former Masonic Temple Building,
renamed Tower 217.
Grand Island Regular Meeting - 1/14/2015 Page 42 / 173
SUMMARY.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing – 2019 8
DOWNTOWN BUILDINGS TARGETED FOR
RESIDENTIAL DEVELOPMENT
GRAND ISLAND, NEBRASKA
2014
ILLUSTRATION 2
This Illustration is an excerpt from the “Downtown Housing & Development Study.”
Grand Island, Nebraska. February 2, 2012.
Grand Island Regular Meeting - 1/14/2015 Page 43 / 173
SUMMARY.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing – 2019 9
Goal 3: Preservation of the
Existing Owner and Rental
Housing Stock. Housing
rehabilitation programs and activities
in the City of Grand Island should
strive to protect and preserve the
existing housing stock in the
Community. Approximately 2,250
residential structures are in need
of “Moderate Rehabilitation,”
while an additional 437 need
“Substantial Rehabilitation.”
Seven Community Development Block
Grant Target Neighborhood Areas
for rehabilitation are identified in
Illustration 3. Portions of those
areas also qualify for the use of TIF by
being located within a Redevelopment
Area.
Action Step 1: The Community of
Grand Island should continue housing
rehabilitation programs for both owner
and rental housing units, with
emphasis on meeting the housing
rehabilitation needs of the elderly, low
income families, and housing occupied
by persons with special needs. Owner
and renter-occupied housing was
identified as “greatly needed” in
Grand Island by participants of
the Citizen Survey.
Action Step 2: The Community of
Grand Island should continue to
preserve housing of major historical
significance. Any housing that is
architecturally significant or for its
association with persons or families
who played key roles in the
development and growth of the City
adds to the character and uniqueness
of Grand Island neighborhoods.
Grand Island Regular Meeting - 1/14/2015 Page 44 / 173
SUMMARY.
Crete, Nebraska Community Housing Study – 2023
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing – 2019 10
Nebraska Community Housing Study – 2023
COMMUNITY DEVELOPMENT BLOCK GRANT
TARGET AREAS
GRAND ISLAND, NEBRASKA
2014
ILLUSTRATION 3
Grand Island Regular Meeting - 1/14/2015 Page 45 / 173
SUMMARY.
Crete, Nebraska Community Housing Study – 2023
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing – 2019 11
Nebraska Community Housing Study – 2023
Goal 4: Financing Housing Development. The City of Grand Island and housing
developers should consider both public and private funding sources to both construct new
housing and maintain the existing housing stock.
Action Step 1: The City should continue the pursuit of State and Federal Grants to
assist in financing housing rehabilitation, “housing purchase, rehabilitate and resale”
and first-time homebuyers programs. The City and private builders must work together
to coordinate the use of CDBG funding in combination with programs available from the
Nebraska Investment Finance Authority and Nebraska Department of Economic
Development. Citizens that participated in Listening Sessions and a variety of
Surveys expressed support for the City in using State or Federal grant funds
for housing programs, including owner/renter housing rehabilitation,
purchase/rehab/resale or re-rent and down payment assistance (home
purchase) programs.
Action Step 2: The City of Grand Island should utilize TIF to assist in the financing of
new affordable housing developments, specifically required public utility and
transportation requirements. The City of Grand Island has approved 11 separate
Redevelopment Areas throughout the City for the utilization of TIF. The majority of the
Redevelopment Areas located in the Downtown and adjacent residential neighborhoods,
identified in the Illustration 3, should be target the rehabilitation of residential
structures and to enhance the character the older neighborhoods of Grand Island.
Action Step 3: Housing developers in Grand Island should be encouraged to pursue
securing any and all available tools of financing assistance in the development of new
housing projects in the Community. This assistance is available with the Nebraska
Investment Finance Authority, Nebraska Department of Economic Development, Federal
Home Loan Bank and the Department of Housing and Urban Development, in the form
of grants, tax credits and mortgage insurance.
Action Step 4: The Grand Island Housing Partnership should seek out and secure
non-traditional funding sources to assist in providing the necessary gap financing
to needed housing programs and developments, including private foundations, housing
investment clubs and a local housing trust fund.
Grand Island Regular Meeting - 1/14/2015 Page 46 / 173
SUMMARY.
Crete, Nebraska Community Housing Study – 2023
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing – 2019 12
Nebraska Community Housing Study – 2023
Goal 5: Impediments to Fair Housing Choice. As a Community, Grand Island will need
to identify, discuss and establish a plan to eliminate all barriers and impediments to fair
housing choice in the City. All sectors of the Community, both public and private, should
play a role in this process. This would include the involvement of City government, schools,
churches and the local business sector.
Action Step 1: Address the following, primary impediments to fair housing choice in
Grand Island, as identified by participants of the Grand Island Workforce Housing
Needs Survey. For Owner Households – Housing Prices, Cost of Utilities and
Lack of Sufficient homes for Sale. For Renter Households – Cost of Rent, Lack of
Available Decent Rental Units in their Price Range, and the Cost of Utilities.
Action Step 2: The City of Grand Island should maintain and enforce a Fair Housing
Policy, to insure all current and future residents of the Community do not experience
any discrimination in housing choice.
Action Step 3: For persons with a disability(ies), supply fully accessible housing,
both for rent and for sale. Include supportive services where necessary. A total of 5
percent of these new units should be fully accessible for persons with physical
disabilities, while 2 percent should be accessible for persons with sensory disabilities.
Action Step 4: Encourage lenders to aggressively market housing for minorities.
Action Step 5: Support bilingual and impoverished families in their search for
affordable housing. This could include housing counseling, homeownership classes
and information on fair lending practices.
Action Step 6: Routinely inspect rental housing units to insure minimum standards
for dwelling units are met, as a form of Fair Housing Enforcement.
Action Step 7: Create and support the efforts of a regional “Fair Housing
Advisory Group” through the provision of adequate resources for fair housing
provisions.
Grand Island Regular Meeting - 1/14/2015 Page 47 / 173
SUMMARY.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 13
GRAND ISLAND
FIVE-YEAR HOUSING ACTION PLAN.
O INTRODUCTION. O
The greatest challenge for the Community of Grand Island, during the next five years,
will be to develop housing units for low- to moderate-income families, the elderly and
special population households, with attention given to workforce households. In total,
the Community should strive to build up to 1,734 new units; 1,010 owner units and
724 rental units, by 2019.
The successful implementation of the “Grand Island Five-Year Housing Action
Plan” will begin with the preparation of reasonable, feasible housing projects. Such a
Plan will address all aspects of housing, including new construction, housing
rehabilitation, the removal of “bad” housing, the reuse of infill residential lots,
appropriate housing administration and code and zoning enforcement. Also important
is the creation and implementation of a Housing Partnership, under the direction of
Grand Island Area Economic Development Corporation, comprised of housing
stakeholders throughout the Community and region. “The bigger the circle of
Partnerships, the better the delivery of housing.” The following partners are
most commonly used to create new and preserve existing housing in Nebraska
Counties and Communities. The list does not include all possible housing
partners, such as foundations, private donors and financing available from
local municipalities.
HUD = U.S. Department of Housing & Urban Development-Mortgage Insurance/Capital Advance.
NIFA = Nebraska Investment Finance Authority.
GICDD = City of Grand Island Community Development Division.
GIAEDC = Grand Island Area Economic Development Corporation.
HCHA = Hall County Housing Authority
GICRA = Grand Island Community Redevelopment Authority.
HDC = Housing Development Corporation.
SCEDD = South Central Economic Development District.
CNCS = Central Nebraska Community Services
MAAA = Midland Area Agency on Aging.
MHEG = Midwest Housing Equity Group.
PED = Private Enterprise/Developer.
AHP = Federal Home Loan Bank-Affordable Housing Program.
LIHTC = Low Income Housing Tax Credit Program.
HTC = Historic Tax Credits.
CDBG = Nebraska Department of Economic Development-Community Development Block Grant.
HOME = HOME Program.
NAHTF = Nebraska Affordable Housing Trust Fund.
OE = Owner Equity.
CPF = Conventional Private Financing.
TEBF = Tax Exempt Bond Financing.
TIF = Tax Increment Financing.
Grand Island Regular Meeting - 1/14/2015 Page 48 / 173
SUMMARY.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 14
O HOUSING PROJECTS O
The following Housing Action Plan presents the “priority” housing programs
proposed for Grand Island during the next five years. Programs include activities
associated with the organizational or operational requirements of the Community to
insure housing development exists as an ongoing community and economic process,
housing units for both elderly and non-elderly households, persons with special needs
and the preservation or rehabilitation of Grand Island’s housing stock. The Plan
defines a purpose, estimated housing program costs and, where relevant, estimated cost
subsidy.
This Housing Action Plan should be monitored on a continuous basis and
reviewed annually for necessary changes and/or modifications.
ORGANIZATIONAL/OPERATIONAL PROGRAMS.
Activities.
Purpose of Activity.
Est. Total Cost.
1.
Create a Grand Island
Housing Partnership
(GIHP), as the lead local
group for Community
housing capacity building,
educational and promotional
activities in Grand Island.
Selected, pertinent local, both public and
private housing stakeholders and providers
should establish a program of housing
awareness, understanding and promotion, all in
an effort to better educate the Community on
the cause for new and improved appropriate
housing for the residents of Grand Island. This
includes a Homebuyer Education Program. The
Partnership might include GIAEDC, SCEDD,
CNCS, HCHA, MAAA, GICDD and NIFA.
Estimated Annual Cost:
$21,000.
2.
Develop a Grand Island
Workforce Housing
Initiative/ Employers
Assistance Program.
To encourage major employers of Grand Island
to partner and financially assist the
Community in developing housing programs
identified in the Five-Year Housing Action
Plan, including the City’s first-time homebuyer,
down payment assistance and immediate need
housing programs and collaboration of major
employers to implement needed workforce
housing projects. The (#1) GIHP would
play a major role in planning and
implementing this Program.
A $495,000 annual
contribution from major
employers would be
requested.
3.
Create a Grand Island
Continuum of (Housing)
Residential Care
Program.
Housing assistance program to address all
facets of elderly housing needs and housing
for special populations in Grand Island,
including advocating for the development of all
housing types and needed supportive services
for the elderly and special populations, new
construction and home rehabilitation and
modification. The (#1) GIHP would play a
major role in planning and implementing
this Program.
A $145,000 annual
contribution from local
businesses and housing
providers/stakeholders
would be requested.
(GIAEDC, HDC,
GICDD, HCHA, CNCS
& MAAA).
Grand Island Regular Meeting - 1/14/2015 Page 49 / 173
SUMMARY.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 15
ORGANIZATIONAL/OPERATIONAL PROGRAMS (Continued).
Activities.
Purpose of Activity. Est. Total Cost.
4.
Create a Grand Island
Community Housing
Investment Club.
With the guidance of the GIAEDC and
assistance of Grand Island Housing
Partnership, create a bank of funds to invest
in needed gap financing for local housing
developments, specifically for difficult-to-
finance affordable housing projects. Dollars
should be secured by individuals or
organizations, including private foundations
and businesses.
$400,000 Annually.
5.
Create a Grand Island
Community Land Bank
Program.
This Housing Partnership would work
with the Grand Island CRA to insure the
availability of land for future housing
developments.
Financing could be secured via local
Community contributors, as well as
housing funding entities.
Needed land areas for residential development
could be obtained from the benefits of an
accelerated housing demolition program.
Program could be combined with a
nuisance or neglected buildings
ordinance that targets vacant and
dilapidated housing structures.
$450,000 Annually
6.
Plan and implement an
annual Grand Island
Housing Summit.
GIAEDC, with the assistance of local funding
and Housing Partnership, would conduct an
annual presentation of housing
accomplishments and opportunities in the
Community.
Estimated Annual Cost:
$3,000.
Grand Island Regular Meeting - 1/14/2015 Page 50 / 173
SUMMARY.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 16
HOUSING PRESERVATION.
Activity/Purpose.
Est.
Total Cost.
Est. Required
Cost Subsidy.
Potential
Partnerships.
7. Housing Code Inspection and Rental
Licensing Program, to provide a year-
round, on-going housing inspection and
enforcement and licensing program. Can
combine with a nuisance abatement
program and nuisance or neglected
buildings ordinance that targets
vacant and dilapidated housing
structures.
$220,000. 50% or
$110,000. HC, GICDD, HCHA & PED.
8. Single Family Owner Housing
Rehabilitation Program, 210 Units,
moderate rehabilitation at $28,000 to
$35,000 per unit in Grand Island, by
2019, to meet the needs of low- to
moderate-income households.
$6,300,000. 90% or
$5,670,000.
PED, GICDD, HDC, GICRA,
CNCS, CDBG, HOME,
NAHTF,
TIF & OE.
9. Target the purchase and Demolition
of 60 substandard, dilapidated
housing units in Grand Island, by 2019
and establish a Land Bank of property
(lots) for redevelopment purposes. Can
be combined with a nuisance or
neglected buildings ordinance that
targets vacant and dilapidated
housing structures.
$6,300,000. 90% or
$5,670,500.
GICDD, GICRA, HDC,
HCHA, PED, CDBG, NAHTF
& TIF.
10. Single Family Purchase-Rehab-
Resale/Re-Rent Program, 55 Units,
3+ bedroom houses, standard amenities
in Grand Island, by 2019, to meet the
affordable homeowner/renter needs of
low- to moderate-income households
(51% to 80% AMI).
$10,175,000. 80% or
$8,140,000.
GICDD, HCHA, HDC,
GICRA, CNCS, PED, CDBG,
HOME NAHTF, TIF, CPF &
OE.
Grand Island Regular Meeting - 1/14/2015 Page 51 / 173
SUMMARY.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 17
HOUSING FOR ELDERLY & SENIOR POPULATIONS.
Activity.
Est.
Total Cost.
Est. Required
Cost Subsidy.
Potential
Partnerships.
11. Elderly Rental Housing Program,
210 Units, scattered site and/or
“retirement campus”, mixed income, 2-
and 3-bedroom duplex, triplex and
town home units, standard amenities,
to meet the rental housing needs of
low- to moderate- mixed-income
elderly households (30%+ AMI).
Approximately 20 units should be
located in Downtown Grand
Island.
$38,000,000. 55% or
$20,900,000.
PED, GIAEDC, MAAA, HDC,
GICDD, HCHA, GICRA,
NIFA/LIHTC, MHEG,
HOME, NAHTF, AHP,
HTCs, HUD, TIF & CPF.
12. Elderly Homeownership Initiative,
175 Units, scattered site and/or new
subdivision, mixed income, 2- & 3-
bedroom single family, patio home,
duplex and town home units, standard
amenities, complete accessibility
design, to meet the needs of Moderate-
income elderly households (60%+
AMI). Approximately 16 units
should be located in Downtown
Grand Island.
$37,000,000. 35% or
$12,950,000.
PED, GIAEDC, HDC,
GICDD, MAAA, GICRA,
HOME, NAHTF, HTCs,
TIF & CPF.
13. Housing Rehabilitation/
Modification Program, 55 Units,
standard amenities, complete
visitability, accessibility design, to
meet the needs of very-low- to
moderate-income (0% to 80% AMI),
Including Elderly and Special
Population Households, with a
Person(s) with a Disability.
$2,933,000. 90% or
$2,639,700.
HCHA, HDC, GICDD,
GICRA, MAAA, CNCS,
CDBG, HOME, NAHTF, TIF
& OE.
14. Develop 70 additional licensed
assisted living units with
supportive/specialized services for
near-independent and frail-elderly
residents of Grand Island.
$10,150,000. 65% or
$6,957,500.
PED, GIAEDC, MAAA,
HCHA, GICRA, TIF, CPF &
TEBF.
Grand Island Regular Meeting - 1/14/2015 Page 52 / 173
SUMMARY.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 18
HOUSING FOR FAMILIES.
Activity.
Est.
Total Cost.
Est. Required
Cost Subsidy.
Potential
Partnerships.
15. Single Family Rental, CROWN
Rent-To-Own Program, 34 Units,
scattered site, mixed income, 3+-
bedroom houses with standard
amenities to meet the affordable
housing needs of moderate-income
households (51% to 80% AMI).
$6,700,000. 90% or
$6,030,000.
PED, HDC, GICDD,
GICRA, HCHA,
NIFA/LIHTC, MHEG, AHP,
NAHTF, HOME, TIF &
CPF.
16. General Rental Housing Program,
225 Units, scattered site, mixed
income, consisting of 2- & 3-bedroom
duplexes/triplexes and town home
units with standard amenities, to
meet the affordable rental housing
needs of low- to moderate-income
workforce households (51% to 125%
AMI).
$44,000,000. 75% or
$30,750,000.
PED, HDC, GICDD, HCHA,
GICRA, NIFA/LIHTC,
MHEG, AHP, NAHTF,
HOME, TIF & CPF.
17. Family Homeownership Initiative,
460 Units, scattered site, mixed
income, single family, patio home and
town home, 3+ bedroom units with
standard amenities to meet the
affordable housing needs of low- to
upper-income family households
(51%+ AMI). Utilize a Purchase-
Rehab-Resale or Re-rent Program.
$90,000,000. 60% or
$54,000,000.
PED, HDC, GICDD,
GICRA, FTHB, CDBG,
NAHTF, HOME, TIF &
CPF.
18.
Single Room Occupancy Housing
Program, 36 rooms, three buildings,
in the Community, to meet the needs
of low- to moderate-income, single
person workforce households (35% to
80% AMI).
$4,490,000. 70% or
$3,367,500.
PED, Major Employers,
GIAEDC, GICRA, HDC,
GICDD, NIFA/LIHTC,
MHEG, HOME & TIF.
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SUMMARY.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 19
HOUSING FOR FAMILIES (Continued).
Activity.
Est.
Total Cost.
Est. Required
Cost Subsidy.
Potential
Partnerships.
19. Owner/Rental Housing Initiative for
Special Needs Populations, 80 Units
(38 owner, 22 rental), scattered site, 2-
& 3-bedroom units, standard amenities,
complete visitability and accessibility
design, to meet the affordable
independent living housing needs of
persons with special needs (0% to 80%
AMI).
$11,100,000. 95% or
$10,545,000.
PED, HDC, HCHA,
GICDD, GICRA, HUD,
CDBG, NAHTF, HOME,
NIFA/LIHTC, MHEG, TIF,
AHP & CPF.
20.
Develop 20 units for “special
populations,” including persons with a
physical and/or chronic mental
disability, including temporary shelter
housing.
$3,900,000 95% or
$2,755,000.
PED, HDC, HCHA,
GICDD, GICRA, HUD,
CDBG, NAHTF, HOME,
NIFA/LIHTC, MHEG, TIF,
AHP & CPF.
21.
Downtown Owner Units, 24 Units,
mixed income, scattered site, 1- & 2-
bedroom units. Units could include
rehabilitation of upper-level commercial
structures.
$4,536,000 85% or
$3,855,600.
PED, GIAEDC, GICRA,
GICDD, HDC, HTC,
CDBG, HOME,
NIFA/LIHTC, NAHTF,
AHP, MHEG, TIF & CPF.
22.
Downtown Rental Units, 34 Units,
mixed income, scattered site, 1- & 2-
bedroom apartments. Units could
include rehabilitation of upper-level
commercial structures.
$6,426,000 85% or
$5,462,100.
PED, GIAEDC, GICRA,
GICDD, HDC, HTC,
CDBG, HOME,
NIFA/LIHTC, NAHTF,
AHP, MHEG, TIF & CPF.
23.
Immediate Housing Initiative –
Create up to 40 units of rental housing,
via alternative housing scenarios,
including accessory housing for families,
or as rental properties.
$2,720,000 90% or
$2,448,000.
PED, HCHA, HDC,
GICDD, GIAEDC, GICRA,
Major Employers, CDBG,
HOME, NAHTF, AHP,
TIF, & CPF.
Grand Island Regular Meeting - 1/14/2015 Page 54 / 173
Grand Island, Nebraska
Community Housing Study with
Strategies for Affordable Housing -
2019.
Nebraska Investment Finance Authority –
Housing Study Grant Program.
JULY, 2014
Grand Island Regular Meeting - 1/14/2015 Page 55 / 173
PARTICIPANTS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing – 2019
GRAND ISLAND, NEBRASKA
COMMUNITY HOUSING STUDY WITH
STRATEGIES FOR AFFORDABLE HOUSING - 2019.
GRAND ISLAND AREA
ECONOMIC DEVELOPMENT CORPORATION.
Randy Gard, President
Mary Berlie, Executive Assistant
GRAND ISLAND
COMMUNITY REDEVELOPMENT AUTHORITY.
Barry Sandstrom, Chair Michelle Fitzke
Sue Pirnie Tom Gdowski
Glen Murray
HOUSING STEERING COMMITTEE.
Jim Hartman Tim Luchsinger
Willie Skala Kevin Ottman
Todd Enck Linda Addison
Cathy Larson Tonja Carey
Dana Jelinek Vaughn Minton
Dr. Robert Winter Rick Ruzicka
Ryan King Melissa DeLaet
Craig Lewis
Mary Lou Brown, City Administrator, City of Grand Island.
Chad Nabity, AICP, Director,
Hall County Regional Planning Department.
The Grand Island Community Housing Study was funded by the Nebraska
Investment Finance Authority Housing Study Grant Program, with matching funds
from Grand Island Area Economic Development Corporation (GIAEDC) and
Grand Island Community Redevelopment Authority. The Housing Study was
completed with the guidance and direction of GIAEDC.
Consultant:
COMPREHENSIVE PLANS & ZONING * HOUSING STUDIES * DOWNTOWN, NEIGHBORHOOD & REDEVELOPMENT PLANNING * CONSULTANTS FOR AFFORDABLE HOUSING DEVELOPMENTS*
------------
*Lincoln, Nebraska* 402.464.5383 *
------------ *Becky Hanna, Tim Keelan, Lonnie Dickson, AICP, Keith Carl*
Grand Island Regular Meeting - 1/14/2015 Page 56 / 173
TABLE OF CONTENTS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 i
TABLE OF CONTENTS.
Page
Table of Contents…………………………………………………………………………. i
List of Tables…………………………………………………………………………........ iii
SECTION 1 – OVERVIEW OF RESEARCH ACTIVITIES &
EXPECTED OUTCOMES.
Introduction/Research Approach……………………………………………………… 1.1
Purpose of Study…………... …………………………………………………………… 1.2
Summary…………………………………………………………………………………. 1.3
Grand Island Housing Steering Committee………………………………………… 1.4
SECTION 2 – COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.
Introduction..…………………………………………………………………………….. 2.1
Housing Citizen Survey..………………………………………………………………. 2.1
Workforce Housing Needs Survey……………………………………………………. 2.2
Senior (55+) Household Survey……………………………………………………….. 2.3
Community Housing “Listening Sessions”………………………………………….. 2.4
Housing Goals & Action Steps…….………………………………………………….. 2.6
SECTION 3 – GRAND ISLAND COMMUNITY PROFILE.
Introduction……………………………………………………………………………… 3.1
Effective (Housing) Market Area…………………………………………………….. 3.1
Population Profile…………………………………………………………………........ 3.2
Income Profile…………………………………………………………………………… 3.3
Economic Profile………………………………………………………………………… 3.4
Housing Profile………………………………………………………………………….. 3.5
Housing Demand Situation…………………………………………………………… 3.10
SECTION 4 – HOUSING DEMAND/NEEDS ANALYSIS.
Introduction………………………………………………………………………………. 4.1
Housing Demand Potential ……………………………………………………………. 4.1
Housing Target Demand……………………………………………........................... 4.4
Housing Demand By Income Sector…………………………………….................... 4.5
Housing Expectations for Specific Population Groups &
Price Products………………………………………………………………………….
4.6
Housing Rehabilitation & Demolition Demand……………………………………... 4.8
Downtown Housing Development Initiative………………..................................... 4.8
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TABLE OF CONTENTS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 ii
TABLE OF CONTENTS (Continued).
Page
SECTION 5 –AFFORDABLE HOUSING CONCEPTS &
FINANCING/PARTNERSHIPS.
Introduction………………………………………………………………………………. 5.1
Site Analysis Process……………………………………………………………………. 5.1
Affordable Housing Development Options &
Residential Land Needs……………………………………………………………...
5.4
Housing Land Use Projections………………………………………………………… 5.5
Implementing Housing Development in Grand Island, Nebraska……………..... 5.9
Housing Financial Resources………………………………………………………….. 5.10
SECTION 6 – GRAND ISLAND FIVE-YEAR HOUSING ACTION PLAN.
Introduction………………………………………………………………………………. 6.1
Housing Projects…………………………………………………………………………. 6.2
APPENDIX I – GRAND ISLAND SURVEY RESULTS.
APPENDIX II – GRAND ISLAND TABLE PROFILE.
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TABLE OF CONTENTS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 iii
LIST OF TABLES.
Table Page
3.1 Survey of Rental Properties
Grand Island, Nebraska
2006-2013……………………………………………………………………………
3.6
3.2 Housing Structural Conditions Survey
Grand Island, Nebraska
2014…………………………………………………………………………………..
3.7
3.3 Vacancy Rates By Unit Type
Grand Island, Nebraska
2013…………………………………………………………………………………..
3.8
4.1 Estimated Housing Demand – Target Demand & Required Budget
Grand Island/Effective Market Area, Nebraska
2019………………………………………………………………………………….
4.4
4.2 Household Area Median Income (AMI)
Hall County, Nebraska
2014………………………………………………………………………………….
4.5
4.3 Estimated Year-Round Housing Demand By Income Sector
Grand Island, Nebraska
2019………………………………………………………………………………….
4.5
4.4 Housing Demand –Target Sectors
Grand Island, Nebraska
2019………………………………………………………………………………….
4.6
4.5 Housing Demand – Target Price Products
Grand Island, Nebraska
2019………………………………………………………………………………….
4.7
4.6 Target Rehabilitation & Demolition Demand & Budget
Grand Island, Nebraska
2019………………………………………………………………………………
4.8
5.1 Housing Land Use Projections/Per Housing Type & Age Sector
Grand Island, Nebraska
2019…………………………………………………………………………………
5.5
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SECTION 1.
Overview of Research Activities &
Expected Outcomes.
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SECTION 1 OVERVIEW OF RESEARCH ACTIVITIES & EXPECTED OUTCOMES.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 1.1
OVERVIEW OF RESEARCH ACTIVITIES
&
EXPECTED OUTCOMES.
O INTRODUCTION. O
This Housing Study with Strategies for Affordable Housing provides statistical and
narrative data identifying a housing profile and demand analysis for the City of Grand
Island, Nebraska. The Study describes the past, present and projected demographics,
economic and housing conditions in the County, as well as a “Housing Action Plan,”
identifying recommended future housing projects and activities. This Housing Study
recognizes housing development in the Community as both a “quality of life” issue and an
important “economic development” event.
The Housing Study was conducted for Grand Island Area Economic Development
Corporation (GIAEDC), by Hanna:Keelan Associates, P.C., a Nebraska based community
planning and research consulting firm, with the assistance of the GIAEDC Staff, Housing
Committee and Area residents. Funding for this Study was provided by a Housing Study
Grant from the NEBRASKA INVESTMENT FINANCE AUTHORITY, with matching
funds from GIAEDC and Grand Island Community Redevelopment Authority.
The City of Grand Island has a track record of conducting community planning and housing
studies. Recent housing studies were completed in 1982, following the 1980 tornado disaster
and, more recently, in 2006 and 2009. Each of these housing studies, in conjunction with local
comprehensive planning, human services planning and redevelopment planning has allowed
the City to keep pace with local housing needs. A recent (2012) Downtown Housing &
Redevelopment Study has produced a residential development initiative for the Central
Business District.
O RESEARCH APPROACH. O
The Grand Island, Nebraska Community Housing Study is comprised of information
obtained from both public and private sources. All 2000 and 2010 demographic, economic and
housing data for the Community were derived from the U.S. Census and the 2008-2012
American Community Survey. The projection of demographic, economic and housing data was
completed by the Consultant, with the use of these and secondary data sources and input from
local leadership and housing stakeholders.
To facilitate effective planning and implementation activities, housing demand
projections were developed for a five year period. The implementation period for
this Housing Study will be July, 2014 to July, 2019.
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SECTION 1 OVERVIEW OF RESEARCH ACTIVITIES & EXPECTED OUTCOMES.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 1.2
O PURPOSE OF STUDY. O
“The purpose of this Housing Study is to continue a ‘housing vision’ and provide a
‘vehicle to implement’ housing development programs with appropriate public and
private funding sources for Grand Island, Nebraska. This will insure that proper
guidance is practiced in the development of various affordable housing types for
persons and families of all income sectors.”
The Objectives of this Housing Study are seven-fold:
(1) analyze the recent past and present housing situation in Grand Island, with
emphasis on determining the need for workforce, elderly and both rental and owner
housing options;
(2) provide a process for educating and energizing the leadership of Grand Island to
take an active role in improving and creating modern and safe, both market rate and
affordable, housing options;
(3) identify the future target housing needs for Grand Island;
(4) design program-specific housing projects to address the needs of the local workforce,
the elderly and retirees, families of all sizes and income levels and persons with
special needs;
(5) establish a Downtown Housing & Redevelopment Initiative for Grand Island;
(6) introduce new and innovative housing programs that are a “fit” for Grand Island, to
address both immediate and long-term housing needs.
(7) address and eliminate any impediments and/or barriers to fair housing
opportunities for all citizens of Grand Island;
This Housing Study included both quantitative and qualitative research activities. The
Qualitative activities included a comprehensive Community citizen participation program
consisting of Surveys, Housing “Listening Sessions” with key Community organizations, and
meetings with the Grand Island Housing Steering Committee, comprised of Community
citizens, business and government leadership and housing stakeholders. The purpose of these
qualitative activities is to maximize opportunities for citizen participation.
Quantitative research activities included the collection of multiple sets of statistical and
field data for Grand Island. The collection and analysis of this data allowed for the projection
of the Area population and household base, income capacity and housing demand.
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SECTION 1 OVERVIEW OF RESEARCH ACTIVITIES & EXPECTED OUTCOMES.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 1.3
O SUMMARY. O
Future population and household growth in Grand Island will be driven by new and expanded
housing and economic development and public service activities. The most critical housing
issues in the Area include promoting the development of housing for the local
workforce and young professionals, affordable to all salary income levels and at a
pace that will equal the demand of a rapidly growing Community. Other priority
housing needs include providing housing opportunities for the elderly, first time homebuyers,
middle-income persons and families and persons with special needs.
Grand Island will reach an estimated population of (at least) 51,917 by 2019. This will
represent an increase of 1,802 persons, or 3.6 percent, from the current (2014) estimated
population of 50,115. Grand Island has the potential to reach an estimated population of
52,603, an increase of 2,488 or 5 percent, by 2019, through increased housing construction and
job creation activities. The Effective (Housing) Market Area, comprised of the Grand
Island Metropolitan Statistical Area (including Hall, Howard, Hamilton and Merrick Counties)
is projected to increase from the current estimated population of 82,993, to an estimated
84,964, an increase of 2.3 percent by 2019.
To meet the needs of current and future residents of the City, an estimated 1,734 new
housing units should be developed in Grand Island by 2019. A total of 1,010 owner and
724 rental housing units should be built to accommodate the housing needs of low- to
moderate-income families, the elderly and special population households, especially the
housing needs of the local workforce. A proposed Target Demand includes both, new
construction and purchase/rehab/ resale or re-rent activities.
Housing activities involving moderate- to substantial rehabilitation and demolition of
dilapidated housing stock will need to be implemented. By 2019, Grand Island should
target an estimated 2,250 housing structures for moderate rehabilitation (new doors, paint,
windows, siding, roof, landscaping, etc) and an estimated 437 housing structures for
substantial rehabilitation (broken foundation, bowing/bearing walls, sagging roof, etc.).
Additionally, an estimated 228 housing structures should be targeted for demolition, due to
dilapidated conditions, making the structure not cost effective for rehabilitation.
A Downtown Housing & Redevelopment Initiative would address the target housing
opportunities and the related business expansion needs to compliment a comprehensive
Downtown housing development program. An estimated 138 total housing units,
consisting of 48 owner and 90 rental housing units, should be developed in
Downtown Grand Island by 2019. The Downtown has the potential to utilize an estimated
166,700 square feet for persons interested in moving to Downtown Grand Island.
The Community of Grand Island is in the process of developing two other initiatives. “Grow
Grand Island” is aimed at enhancing business and economic development activities in Grand
Island, while the “Grander Vision” plan looks at an overall quality of life enhancement not
just for Grand Island, but for all of Hall County. This Community Housing Study should be
utilized as information for and compliant of these two other important planning initiatives.
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SECTION 1 OVERVIEW OF RESEARCH ACTIVITIES & EXPECTED OUTCOMES.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 1.4
O GRAND ISLAND HOUSING STEERING COMMITTEE. O
This Housing Study was conducted with the assistance of an organized Housing Steering
Committee, consisting of members of GIAEDC, local leadership and elected officials,
business professionals and housing stakeholders. The Committee met six times during the
development of the Housing Study. This Committee highlighted “key” issues in the
Community, as well as provided information regarding new housing development projects
and Community programs. The following housing issues were highlighted by the Steering
Committee:
The Grand Island Housing Steering Committee is interested in the influence of
school districts as it relates to housing development. Approximately 104 new
students enroll with Grand Island Public Schools each year.
New housing developments typically favor the needs of upper-income families.
The Steering Committee identified a need for housing in each neighborhood in the
Community, meet the needs of a diverse population.
The older housing stock in Grand Island is in need of updating. Committee
members feel it is difficult to get the “true value” out of rehabilitating an existing
home, due to the condition of other homes in the area.
“Retainment and Recruitment” of housing developers, new residents and economic
development activities should be a priority focus of the Housing Study.
Workforce housing is needed in Grand Island. A total of five industries have 1,000+
employees.
Housing of all “price products or points” is needed in the City.
Housing in the Downtown is needed to continue redevelopment efforts in the
Central Business District.
Immediate and/or both short- and long-term housing is always needed.
The development of elderly housing, coupled with a “continuum” of housing options
for elderly persons of all income sectors needs to continue in Grand Island.
The City needs an ongoing, comprehensive program of producing affordable housing
for persons of special needs.
Combine housing development and rehabilitation/preservation activities with
neighborhood redevelopment planning and implementation.
Grand Island Regular Meeting - 1/14/2015 Page 64 / 173
SECTION 2.
Comprehensive Citizen
Participation Program.
Grand Island Regular Meeting - 1/14/2015 Page 65 / 173
SECTION 2 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 2.1
COMPREHENSIVE CITIZEN
PARTICIPATION PROGRAM.
O INTRODUCTION. O
The Grand Island, Nebraska Housing Study included both qualitative and
quantitative research activities. Discussed in this Section is the comprehensive
citizen participation program that was implemented to gather the opinions of the
Area citizenry regarding housing issues and needs. Planning for the Area’s future
is most effective when it includes opinions from as many citizens as possible.
The methods used to gather information from the citizens of Grand Island included
meetings with an organized Housing Steering Committee, local housing
“listening sessions” with Community organizations and the implementation of three
important Surveys: a “Housing Citizen Survey,” a “Workforce Housing Needs
Survey” and a “Continuum of Care for Elderly Persons Household Survey”.
O HOUSING CITIZEN SURVEY. O
The “Housing Citizen Survey” was made available online to households in Grand
Island and presented in both English and Spanish. Survey participants were asked to
give information regarding their current living situation, condition of their dwelling
unit and what families could afford for monthly rent or a monthly house payment. A
total of 337 Surveys were completed. The following summarizes the results of the
Survey. The complete results of the Survey are available in Appendix I.
Survey participants consisted of 192 females and 138 males. Most ranged in
age from 24 to 44 years. A majority of the participants identified themselves
as “Married” and “Caucasian/not Hispanic”.
A majority of the participants reside in a single family home. A total of 144
identified the condition of their current residence as “good,” with electrical
improvements, window replacement and floor/ceiling repair being the most
common repairs being needed. A total of 107 participants identified an
interest in a grant(s) for home repairs.
82 participants interested in renting identified $450 or less as their
affordable rent range. 82 participants interested in purchasing a home
identified $500 or less as their affordable monthly house payment range. 210
participants feel there is a need for additional low-income housing.
A total of 130 participants identified their job/place of employment as the
reason for moving to Grand Island.
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SECTION 2 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 2.2
O WORKFORCE HOUSING NEEDS SURVEY. O
Grand Island Area Economic Development Corporation (GIAEDC), in
cooperation with major employers, conducted a Workforce Housing Needs
Survey to determine the specific renter and owner housing needs of the Area's
workforce. A total of 684 Surveys were returned.
Survey participants were asked to provide information on such subjects as issues
and barriers to obtaining affordable housing, place of employment, annual
household income and what participants could afford for monthly rent or house
payment. The following are highlights that were developed from the Survey. The
complete Survey results are available in Appendix I of this Housing Study.
Survey respondents included 553 homeowners and 131 renters. A
total of 169 participants were not satisfied with their current
housing situation. Reasons included their home was too small, in
need of substantial updating and being too far from their place of
employment. A total of 38 participants indicated an interest in
moving to Grand Island.
A total of 132 respondents could afford a home priced between
$125,000 and $175,000, or a monthly house payment between $300
and $645. A majority of participants identified an affordable rent
being below $450.
The most common barriers identified when obtaining affordable
owner housing included the costs of utilities, excessive housing
prices and a lack of sufficient homes for sale.
The most common barriers faced when obtaining affordable rental
housing included the high cost of rent, excessive application fees
and/or rental deposits and a lack of decent rental units at an
affordable price range.
The Workforce Housing Needs Survey was also distributed, in Spanish, to the
Hispanic workers in the Community. A total of 37 Hispanic employees participated.
A total of 12 participants were not satisfied with their current housing situation,
with a majority citing their housing unit being too small. “Housing prices” and
“excessive down payment/closing costs” were identified as the top housing
barriers for homeowners, while the “cost of rent” and “lack of availability of
decent rental units in an affordable price range” were identified as the top
housing barriers for renters.
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SECTION 2 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 2.3
O SENIOR (55+) HOUSEHOLD SURVEY. O
A “Continuum of Care for Elderly Persons Household Survey” was made
available at select locations in Grand Island, to assist in determining the specific
immediate, short- and long-term housing and Community service needs of the
Area’s elderly (55+) population. A total of 111 Surveys were returned.
Survey participants were asked to provide information on subjects concerning the
types of housing needed for senior citizens and the appeal of a retirement housing
campus for the Community. The following are highlights from the Survey. The
complete results are available in Appendix I of this Housing Study.
Survey respondents consisted of 55 owners and 54 renters, a majority
living in a single family home.
A majority of Survey respondents were satisfied with their current
housing situation. Those not satisfied cited concerns about
maintenance/upkeep and the ability to afford certain housing unit
repairs, or needed to upgrade to a specific housing type.
Participants identified anticipating needing either an assisted
living housing unit or a one-bedroom apartment for rent to
satisfy their housing needs within the next five years. A
majority of participants felt living in a Retirement Housing
Campus was either “somewhat appealing” or “very appealing”.
Grocery Store, Pharmacy and Library were identified as the top three
community services in Grand Island. Home health care, law
enforcement and volunteer opportunities were identified as the top
three support services in Grand Island.
Grand Island Regular Meeting - 1/14/2015 Page 68 / 173
SECTION 2 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 2.4
O COMMUNITY HOUSING “LISTENING SESSIONS”. O
The comprehensive citizen participation program included Housing “Listening
Sessions” with local organizations, elected leadership and general citizenry. A
series of four Housing Listening Sessions were conducted on May 15, 2014, in two
separate locations within Grand Island, Nebraska, including the Grand
Generational Center and the Municipal Library. The following are comments made
by those in attendance.
The majority of the elderly participants indicated that they live in their own
home, that the mortgage was paid off long ago and that they believed their
home was the most affordable place to live in Grand Island.
Some home owners felt that, now, as retirees relying upon Social Security, it
was becoming much more difficult to make ends meet. The costs of property
taxes, maintenance and up-keep of the house, watering and mowing the
lawn, raking leafs, shoveling snow and paying for food, clothing, medical
expenses, and monthly drug prescription costs were issues to consider when
reviewing other retirement housing opportunities.
Several participants said they had family or friends that lived in various
stages of retirement housing ranging from market rate to subsidized
affordable housing for retirees. Nearly all felt that apartments and rental
housing units that are in good, decent condition are nearly impossible to find.
One participant stated that she currently resides in an elderly apartment
complex. However, her rent has been raised each of the last three years and
she can no longer afford to live there. She has her name on the waiting list of
three different facilities in town, but is 84th on one of the lists and was told
she would most likely have to wait an additional year before her name came
up for an available unit.
Several in attendance said that they had too high of incomes to qualify for
subsidized housing, but that if they sold their homes most would not be able
to afford the cost of a market rate single level houses, owner occupied
townhouses or even condo apartments.
Others felt that retiree housing built by Excel Development were attractive
and affordable to purchase or rent to own, but none are available.
Nearly all participants agreed that Grand Island simply lacks retiree housing
that is vacant and ready to purchase or to rent, regardless of cost.
Grand Island Regular Meeting - 1/14/2015 Page 69 / 173
SECTION 2 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 2.5
A couple stated that they moved to Grand Island three years ago and looked
extensively for a house to purchase. They felt that the low vacancy rates for
owner occupied housing are remaining stable.
Other participants said that family and friends that had been trying to find
rental housing in the City had difficulty finding decent apartments that were
available to rent.
One participant said that none of the apartments she could afford were in the
condition that she would live in.
A representative of the Hall County Housing Authority stated that the
current waiting list for Section 8 Housing Vouchers for one- and two bedroom
rental units is six months to a year, while three or more bedroom units is at
least a two year wait. There are currently 478 Section 8 vouchers issued to
Grand Island residents, but nearly an additional 500 people are on the
waiting list.
The Housing Authority owns and maintains 391 housing units in Grand
Island and they were recently awarded a low-income housing tax credit
allocation to construct a 20 unit apartment building, consisting of six, four
bedroom units and 14, three bedroom units.
A loan officer in a local bank stated that they have had an increase in the
number of families applying for a mortgage to purchase a home, but at the
same time the necessary credit rating to qualify for a mortgage has made it
much more difficult for families to qualify for a mortgage. Several applicants
also lack a sufficient down-payment.
A local developer stated that their company had purchased land and was in
the process of determining whether to construct a market rate or subsidized
affordable apartment building. They are awaiting the final Housing Study to
be completed to guide their decisions.
Several attendees felt that Grand Island needed additional owner and rental
housing for all income categories. Housing for area employees, retirees and
the elderly were the most needed housing types in the Community.
Grand Island Regular Meeting - 1/14/2015 Page 70 / 173
SECTION 2 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing – 2019 2.6
O HOUSING GOALS & ACTION STEPS. O
The Community of Grand Island provided several opportunities for input from various
individuals, organizations, groups and local leaders, regarding the existing and future
housing situation of the City. The information obtained through planning research
activities greatly assisted in identifying and prioritizing housing needs in the Community.
The following identifies housing goals for the Community of Grand Island, followed by a
series of action steps that should be considered in achieving these goals. The “Housing
Goals & Action Steps” were created through a series of Housing Steering Committee
meetings and a public participation process involving a Housing “Citizen” Survey for all
residents of Grand Island, a Workforce Housing Needs Survey for the employees of the
Communities selected large employers, and a Continuum of Care for Elderly Persons
Household Survey for the Community’s senior population. A combined total of 1,147
Surveys were returned. Grand Island residents also had the opportunity to participate in
a Community Housing Listening Session and voice their opinions on needed housing types
in the Community.
Goal 1: Community Housing Initiative. The Community of Grand Island should
implement a Housing Initiative as both a quality of life and economic development
activity. This Housing Initiative should include the development of up to 1,734 new
housing units by 2019, including an estimated 1,010 owner housing units and 724
new rental units. The development of up to 1,734 new housing units would add an
estimated $331 Million to the Grand Island property tax base. This Housing Initiative
would provide current and future residents of the City with access to a variety of safe,
affordable housing types for families and persons of all age, household size and income
sectors.
Action Step 1: The Community of Grand Island should create a Housing
Partnership comprised of organizations from both the private and public sector,
including, but not limited to, the Grand Island Area Economic Development
Corporation, the City of Grand Island Community Development Division, Grand Island
Housing Authority, Grand Island Community Redevelopment Authority and Housing
Development Corporation. Local human services agencies, serving the elderly and
persons with special needs should also be included in the Housing Partnership.
The Grand Island Housing Partnership would serve to monitor and encourage
housing development in the City of Grand Island. The Partnership should work
directly with both local and state housing stakeholders and housing funders to
encourage the development of specific housing programs that meet the needs of the
Community’s current and future residents, with emphasis on housing constructed for
the local workforce, young families, retirees, the elderly, veterans, college students and
populations with special needs.
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Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing – 2019 2.7
By 2019, the Community of Grand Island will need to develop up to 722 owner
units and 438 rental housing units for households, age 18 to 54 years, and 288
owner and 286 rental units for elderly households at 55+ years of age.
The Community of Grand Island has established memberships and/or working
relationships with regional and community economic and housing development
organizations such as Central Nebraska Community Services (CNCS) and South
Central Economic Development District (SCEDD). The services and programs
provided by these organizations are vital to the successful implementation of
future affordable housing activities in Grand Island.
The Grand Island Housing Partnership should take the lead role to design and
implement a Workforce Housing Assistance Program for local employees and a
Continuum of Residential Retirement Program for older adults in the City.
Action Step 2: Plan and implement a Workforce Housing Assistance Program to
encourage major employers in the Grand Island area to become directly involved with
assisting their employees in securing appropriate and affordable housing, with the
eventual goal of becoming a homeowner in Grand Island. Approximately 626 units of the
total 1,010 projected owner housing units, and 390 of the targeted 724 rental units needed
in Grand Island by 2019, should be targeted for the local workforce.
Assistance could include, but not be limited to, locating and negotiating the rent and/or
purchase price of a housing unit and providing funding assistance. Homebuyer assistance
could be, for example, in the form of a $5,000 to $10,000 grant and/or low-interest loan to
persons and families for closing costs, down payment, etc. These homebuyers could also be
a participant in a first-time homebuyers program, funded by either/both the Nebraska
Investment Finance Authority and the Nebraska Department of Economic Development. A
consortium of major employers should consider forming a limited partnership to
develop affordable housing projects in Grand Island, utilizing available public
and private funding sources.
Action Step 3: Plan and implement a Continuum of (Housing) Residential Care
Program in the City of Grand Island directed at persons and families 55+ years of age.
This Program would address all facets of elderly housing and supportive service needs in
Grand Island, including the increasing need for in-home services and home maintenance,
repair and modification of homes occupied by elderly households in the Community and
additional affordable housing, both owner and rental, with and without supportive services.
Independent living housing types for the 55 to 75 year age group should include smaller,
space efficient detached single family houses, patio homes of 1,800 to 2,200 square feet and
attached townhomes.
Modern programs of assisted and long-term care living should always be on the
Community’s housing agenda.
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SECTION 2 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing – 2019 2.8
Goal 2: New Housing Developments. New housing developments in the City of Grand
Island should address the needs of both owner- and renter households, of all age and
income sectors, of varied price products. Citizen Survey participants identified
housing for low- to moderate income families, existing/new employees and first-
time homebuyers, consisting of three+ bedrooms, single family housing as a
great need for the Community.
An estimated 15 to 18 percent of the targeted 1,734 new housing units required in
the City of Grand Island, by 2019, should consist of purchasing, rehabilitating
and reselling or re-renting existing units. Refurbished housing would be a cost
effective method to provide housing affordable to families of very low- to low-
income status.
Action Step 1: The Housing Partnership, working with the Hall County Regional
Planning Department, will need to identify up to 554 acres of land for new
residential development to meet the estimated need for 1,734 additional housing
units by 2019. Housing should be targeted for development in both new and
redeveloped neighborhoods in the Community.
Action Step 2: Produce an estimated 84 units of owner housing for households of low-
to moderate-income, 454 units for moderate income households and an estimated 472
owner units for families and individuals of moderate- to upper income. Special
attention should be given the construction of single family housing units for younger
households and single family and patio and townhome units for older adults. New
owner housing price products should range between an estimated $125,000 to
$230,000, depending on the type of housing units and the household income
sector being targeted.
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SECTION 2 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing – 2019 2.9
Action Step 3: Produce an estimated
302 rental housing units for persons
and families of very-low- to moderate-
income and an estimated 422 rental
units for households of moderate- to
upper-income.
The elderly household population
should be targeted for new housing for
all income categories with emphasis on
rental units for the low- to moderate-
income persons and/or families.
Participants of the Housing
Listening Session at the Grand
Generation Center unanimously
agreed that there is a strong need
for additional modern, affordable
rental housing for low-income
elderly persons.
Action Step 4: The average
affordable monthly rent in Grand
Island should range from $335 to
$895, depending on the size,
number of bedrooms and the
household income sector being
served. Rental units of all types
should be constructed in Grand Island,
with emphasis on duplex and triplex
rental units for both the elderly and
younger households and single family
units for large families. A rent to
purchase option should be made
available for rental units.
Persons and families with Section
8 Vouchers are limited by HUD’s
established “Fair Market Rent,”
including utilities, in Grand
Island, currently set at $493 for a
one-bedroom, and $637 for a two-
bedroom unit. Many families with
vouchers cannot find rental
housing that meet these funding
guidelines.
Action Step 5: Additional rental
housing projects are recommended for
the City of Grand Island, by 2019, to
meet the needs of young, single workers
in the Community. These projects
should be designed and developed in a
size and scale suitable for the
neighborhood location. The
development of two or more SRO
(Single Room Occupancy) facilities,
of eight to 12 units each, should be
given consideration to house single
persons in the local workforce.
Action Step 6: The citizen participation
process revealed a desire by Grand
Island residents to provide a variety of
new retirement and elderly housing
types in order to retain these groups in
the City.
Action Step 7: New housing activities
in Grand Island should incorporate the
construction of at least 38 owner and
42 rental housing units that
addresses the housing needs of
persons and families with special
needs.
Action Step 8: Future housing
activities in Grand Island should focus
on the needs of Veterans and the local
College population. This would come
in the form of both owner and rental
housing, classified as housing of
immediate need.
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SECTION 2 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing – 2019 2.10
Action Step 9: In an effort to meet immediate housing needs in Grand Island, the
City should consider allowing non-traditional housing developments at existing
residential locations. As an example, this could include allowing for the conversion of
owner occupied housing to allow for an accessory apartment and/or the development of
“granny flats” and “tiny homes” on lots typically not sized to code.
Action Step 10: Future housing development programs in Grand Island should be
concentrated in the western portion of City, between Highway 281 and Engleman Road;
in the areas north of Capital Avenue, between Webb Road and Custer Avenue; and in
the northeastern portion of the City between St. Paul Road and Willow Street.
Consider new, modern housing development types, such as new subdivisions utilizing
New Urbanism and “Smart Growth” planning concepts.
Public and private sectors should create a “shared cost” program to finance needed
public utility, sidewalk and road improvement costs in both existing and new
residential developments.
Areas for potential housing development are identified in Illustration 1 These
Areas are presented and discussed in the City’s current Comprehensive Plan.
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SECTION 2 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing – 2019 2.11
AREAS FOR POTENTIAL HOUSING DEVELOPMENT
GRAND ISLAND, NEBRASKA
2014
ILLUSTRATION 1
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SECTION 2 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing – 2019 2.12
Action Step 11: The City should
establish a policy and comprehensive
process of condemning and
demolishing dilapidated or “bad”
housing stock. Approximately 228
structures throughout the City are
dilapidated, not cost effective to
rehabilitate, and should be
targeted for demolition and
eventual replacement. A City-
Wide Land Bank program should
be established for future owner
and rental housing land
development needs.
Action Step 12: Several Downtown
commercial buildings could be
adaptively reused for upper level
housing, to diversify the local housing
market and emphasize the Downtown
as a vibrant commercial and
residential center. A total of 138
units, 48 owner and 90 rental
units, should be developed in
Downtown Grand Island, by 2019.
Illustration 2 identifies several
Downtown buildings targeted for
residential development, as per the
2012 Downtown Housing &
Development Study to target upper
level housing.
Action Step 13: Downtown housing
should be targeted for both owner and
rental units for all age and income
sectors of the Community. Mixed
income/age sectors of housing are
encouraged. The Grand Island
Housing Partnership, under the
direction of the GIAEDC and GICRA
should plan and implement a
comprehensive Downtown Housing
& Redevelopment Initiative that
strategically matches local housing
development activities with the
development of additional commercial
services and entertainment businesses.
Action Step 14: Combine the efforts
and funding resources of the Grand
Island Community Redevelopment
Authority, the Downtown Business
Improvement District, as well as the
Downtown Main Street Organization to
expand the development of residential
development in the Downtown. The
availability of Tax Increment Financing
(TIF) and Historical Preservation Tax
Credits, in combination with the
resources of property owners in
Downtown Grand Island should be
marketed to area developers to expand
housing efforts throughout the
Downtown. An example of this process
is currently being utilized to redevelop
the former Masonic Temple Building,
renamed Tower 217.
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SECTION 2 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing – 2019 2.13
DOWNTOWN BUILDINGS TARGETED FOR
RESIDENTIAL DEVELOPMENT
GRAND ISLAND, NEBRASKA
2014
ILLUSTRATION 2
This Illustration is an excerpt from the “Downtown Housing & Development Study.”
Grand Island, Nebraska. February 2, 2012.
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SECTION 2 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing – 2019 2.14
Goal 3: Preservation of the
Existing Owner and Rental
Housing Stock. Housing
rehabilitation programs and activities
in the City of Grand Island should
strive to protect and preserve the
existing housing stock in the
Community. Approximately 2,250
residential structures are in need
of “Moderate Rehabilitation,”
while an additional 437 need
“Substantial Rehabilitation.”
Seven Community Development Block
Grant Target Neighborhood Areas
for rehabilitation are identified in
Illustration 3. Portions of those
areas also qualify for the use of TIF by
being located within a Redevelopment
Area.
Action Step 1: The Community of
Grand Island should continue housing
rehabilitation programs for both owner
and rental housing units, with
emphasis on meeting the housing
rehabilitation needs of the elderly, low
income families, and housing occupied
by persons with special needs. Owner
and renter-occupied housing was
identified as “greatly needed” in
Grand Island by participants of
the Citizen Survey.
Action Step 2: The Community of
Grand Island should continue to
preserve housing of major historical
significance. Any housing that is
architecturally significant or for its
association with persons or families
who played key roles in the
development and growth of the City
adds to the character and uniqueness
of Grand Island neighborhoods.
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SECTION 2 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.
Crete, Nebraska Community Housing Study – 2023
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing – 2019 2.15
Nebraska Community Housing Study – 2023
COMMUNITY DEVELOPMENT BLOCK GRANT
TARGET AREAS
GRAND ISLAND, NEBRASKA
2014
ILLUSTRATION 3
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SECTION 2 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.
Crete, Nebraska Community Housing Study – 2023
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing – 2019 2.16
Nebraska Community Housing Study – 2023
Goal 4: Financing Housing Development. The City of Grand Island and housing
developers should consider both public and private funding sources to both construct new
housing and maintain the existing housing stock.
Action Step 1: The City should continue the pursuit of State and Federal Grants to
assist in financing housing rehabilitation, “housing purchase, rehabilitate and resale”
and first-time homebuyers programs. The City and private builders must work together
to coordinate the use of CDBG funding in combination with programs available from the
Nebraska Investment Finance Authority and Nebraska Department of Economic
Development. Citizens that participated in Listening Sessions and a variety of
Surveys expressed support for the City in using State or Federal grant funds
for housing programs, including owner/renter housing rehabilitation,
purchase/rehab/resale or re-rent and down payment assistance (home
purchase) programs.
Action Step 2: The City of Grand Island should utilize TIF to assist in the financing of
new affordable housing developments, specifically required public utility and
transportation requirements. The City of Grand Island has approved 11 separate
Redevelopment Areas throughout the City for the utilization of TIF. The majority of the
Redevelopment Areas located in the Downtown and adjacent residential neighborhoods,
identified in the Illustration 3, should be target the rehabilitation of residential
structures and to enhance the character the older neighborhoods of Grand Island.
Action Step 3: Housing developers in Grand Island should be encouraged to pursue
securing any and all available tools of financing assistance in the development of new
housing projects in the Community. This assistance is available with the Nebraska
Investment Finance Authority, Nebraska Department of Economic Development, Federal
Home Loan Bank and the Department of Housing and Urban Development, in the form
of grants, tax credits and mortgage insurance.
Action Step 4: The Grand Island Housing Partnership should seek out and secure
non-traditional funding sources to assist in providing the necessary gap financing
to needed housing programs and developments, including private foundations, housing
investment clubs and a local housing trust fund.
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SECTION 2 COMPREHENSIVE CITIZEN PARTICIPATION PROGRAM.
Crete, Nebraska Community Housing Study – 2023
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing – 2019 2.17
Nebraska Community Housing Study – 2023
Goal 5: Impediments to Fair Housing Choice. As a Community, Grand Island will need
to identify, discuss and establish a plan to eliminate all barriers and impediments to fair
housing choice in the City. All sectors of the Community, both public and private, should
play a role in this process. This would include the involvement of City government, schools,
churches and the local business sector.
Action Step 1: Address the following, primary impediments to fair housing choice in
Grand Island, as identified by participants of the Grand Island Workforce Housing
Needs Survey. For Owner Households – Housing Prices, Cost of Utilities and
Lack of Sufficient homes for Sale. For Renter Households – Cost of Rent, Lack of
Available Decent Rental Units in their Price Range, and the Cost of Utilities.
Action Step 2: The City of Grand Island should maintain and enforce a Fair Housing
Policy, to insure all current and future residents of the Community do not experience
any discrimination in housing choice.
Action Step 3: For persons with a disability(ies), supply fully accessible housing,
both for rent and for sale. Include supportive services where necessary. A total of 5
percent of these new units should be fully accessible for persons with physical
disabilities, while 2 percent should be accessible for persons with sensory disabilities.
Action Step 4: Encourage lenders to aggressively market housing for minorities.
Action Step 5: Support bilingual and impoverished families in their search for
affordable housing. This could include housing counseling, homeownership classes
and information on fair lending practices.
Action Step 6: Routinely inspect rental housing units to insure minimum standards
for dwelling units are met, as a form of Fair Housing Enforcement.
Action Step 7: Create and support the efforts of a regional “Fair Housing
Advisory Group” through the provision of adequate resources for fair housing
provisions.
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SECTION 3.
Grand Island Community Profile.
Grand Island Regular Meeting - 1/14/2015 Page 83 / 173
SECTION 3 GRAND ISLAND COMMUNITY PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 3.1
GRAND ISLAND COMMUNITY PROFILE.
O INTRODUCTION. O
This Section of the Grand Island, Nebraska Housing Study with Strategies
for Affordable Housing provides a population, income, economic and housing
profile of the Community. Presented are both trend and projection analysis.
Emphasis is placed on a five-year projection of change.
Population, income, economic and housing projections are critical in the
determination of both housing demand and need throughout Grand Island. The
statistical data, projections and associated assumptions presented in this Profile
will serve as the very basic foundation for preparing the Community with a future
housing stock capable of meeting the needs of its citizens.
The analysis and projection of demographic variables are at the base of all major
planning decisions. The careful study of these variables assists in understanding
changes which have and are occurring in a particular planning area. The projection
of pertinent demographic variables in Grand Island included a five-year period,
July, 2014 to July, 2019. This planning period provides a reasonable time frame
for development and allows the Consultant to propose demographic projections with
a high level of confidence.
The following narrative provides population, income, economic and housing trends
and projections for the Community of Grand Island. All statistical Tables are
included in Appendix II of this Community Housing Study.
O EFFECTIVE (HOUSING) MARKET AREA. O
The Effective (Housing) Market Area (EMA) for Grand Island is divided into two
segments, a Primary and a Secondary Housing Market Area. The Primary
Housing Market Area includes all of the City of Grand Island. The Secondary
Housing Market Area includes the Grand Island Metropolitan Statistical Area of
Hall, Hamilton, Howard and Merrick Counties. This Secondary Housing Market
Area could provide added stability to the population of Grand Island. In order for
the Community to attract residents from the Secondary Area, the GIAEDC needs to
provide a variety of housing types, owner and renter, at various price ranges, for all
income levels and age groups.
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SECTION 3 GRAND ISLAND COMMUNITY PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 3.2
O POPULATION PROFILE. O
Population Trends and Projections.
The population of the previous two Decennial Censuses (2000 and 2010) recorded an
increase in population for Grand Island. The Community’s population increased from
42,940, in 2000, to 48,520, in 2010, an increase of 5,580 persons, or 13 percent.
Currently (2014), the population for the Community is an estimated 50,115 and is
expected to increase by an estimated 3.6 percent, or 1,802, from 2014 to 2019, for an
estimated “medium” population of 51,917. The Community has the potential to
increase by an estimated 5 percent, or by 2,488, to reach a “high” population projection
of 52,603, via increased housing and economic development efforts and job creation. An
increasing population base contributes to the need for new and improved housing for
various forms, types and sectors of the Community.
Age.
The “19 and under” age group experienced the largest increase in population from 2000
to 2010, increasing by 2,390, or from 12,218 to 14,608. This age group is projected to
experience the largest increase in population by 2039, 803 persons, or 5.2 percent.
All Grand Island population groups, including persons 55+ years of age, are
projected to increase by 2039. This includes elderly and frail elderly
populations. This is due, primarily, to expanding employment opportunities,
as well as the development of new elderly-related housing facilities, including
assisted living facilities and independent living retirement campuses.
The current median age in Grand Island is an estimated 34.7 years. By 2019, the
median age is projected to decrease, slightly, but remain stable, at 34.6 years.
Persons Per Household.
Persons per household has slightly increased in Grand Island, from 2000 to 2010.
Currently, the number of persons per household is an estimated 2.61. By 2019, persons
per household in Grand Island is projected at an estimated 2.62. As larger families
continue to move to Grand Island for unique, modern services and amenities, the
number of persons per household will continue to increase.
Hispanic Origin.
Persons of Hispanic origin comprised an estimated 15.9 percent, or 6,845 of the total
42,940 persons living in Grand Island in 2000. The Hispanic population increased from
2000 to 2010 and comprised an estimated 26.8 percent of the Grand Island population,
or 12,993 of the total 48,520 residents. This trend is likely to continue due to several
employment and educational opportunities in the Community.
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SECTION 3 GRAND ISLAND COMMUNITY PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 3.3
O INCOME PROFILE. O
Information presented in the Income Profile of this Housing Study assists in
determining the number of households within Grand Island having the financial
capacity to afford housing. In addition, the analysis of household incomes assist in
determining the size, type and style of housing needed in the Community. While
upper income housing has no limitations, low cost and government subsidized
housing are subject to federal regulations, such as size and type.
Per Capita Income.
Per capita income is equal to the gross income of an area (State, County, City,
Village) divided equally by the number of residents residing in the subject area. Per
capita income is presented for Hall County, Nebraska, which is reflective of the per
capita income situation in Grand Island. In 2014, per capita income in Hall County
is an estimated $40,048, an increase of 37.6 percent from 2002. By 2019, per
capita income in Hall County is projected to increase an estimated 14.5
percent, to $45,865.
The median income for all households in Grand Island, in 2014, is estimated to be
$44,791. The Community’s household median income is projected to increase to
$55,326, or 10.7 percent by 2019.
For households with persons 65+ years of age, the median income in 2014
is estimated to be $39,885. By 2019, this median income is expected to
increase to $42,357, or 6.2 percent.
Cost Burdened/Housing Problems.
A number of households throughout Grand Island are considered to be “Cost
Burdened” and/or have one or more “Housing Problems”. A cost burdened
household is one paying 30 percent or more of their income on housing costs, which
may include mortgage, rent, utilities and property taxes. A household is considered
to have housing problems if the housing unit is overcrowded (more than one person
per room) and/or if the household lacks complete plumbing. An estimated 1,681
owner households and 2,259 renter households are determined to be cost
burdened and/or experiencing housing problems. An estimated 338, or 15
percent of the total cost burdened renter households are elderly (62+).
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SECTION 3 GRAND ISLAND COMMUNITY PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 3.4
O ECONOMIC PROFILE. O
The following discussion provides a general Economic Profile of Grand Island.
Included is a review of relevant labor force data, annual employment trends and the
identification of major employers.
Employment Trends.
Between 2002 and 2012, the unemployment rate in Grand Island ranged from a
high of 5.1 percent to a low of 2.8 percent. During this period, the total number of
employed persons increased by 3,830.
Currently, an estimated 26,671 persons are employed in Grand Island, an increase
from the 2012 number of 25,796 employed persons. The trend of an increase
workforce base is projected to continue, with an estimated 24,742 employed persons
in Grand Island, by 2019.
Employment By Type.
Overall, non-farm employment (wage and salary) increased by 0.8 percent, between
2011 and 2013. The largest percent increases occurred in the Leisure & Hospitality,
Transportation, Warehouse and Utilities Sectors.
Grand Island is home to several large employers, including JBS Swift meat
processing, Chief Industries, St. Francis Medical Center, Case New
Holland Industrial and Grand Island Public Schools, each with 1,000+
employees. These and other employers could form a partnership to create
various owner and rental housing types, including single room
occupancy/transitional housing for their employees.
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SECTION 3 GRAND ISLAND COMMUNITY PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 3.5
O HOUSING PROFILE. O
Households.
Currently, an estimated 18,801 total households exist Grand Island,
consisting of 11,394 owner households and 7,407 renter households. By
2019, renter households will account for an estimated 40 percent of the households
in the Community. Grand Island is projected to experience an increase in
both owner and renter households, by 2019.
Group quarters include such housing structures as dormitories, nursing care
centers, correctional facilities, etc. The number of persons in group quarters in the
Community, currently estimated at 1,047, is expected to decrease, slightly, during
the next five years to an estimated 1,035.
Housing Units/Vacancy & Occupancy.
Currently, Grand Island is comprised of an estimated 20,012 housing units,
consisting of approximately 11,973 owner and 8,039 rental units. Of these
20,012 units, approximately 1,211 are vacant, resulting in an overall, housing
vacancy rate of 6 percent. An estimated 579 owner and 632 rental units are vacant
in Grand Island, resulting in an overall owner vacancy rate of 4.8 percent and an
overall renter vacancy rate of 7.8 percent.
An estimated 16.1 percent of the existing housing stock in Grand Island was built
prior to 1940. A total of 42 housing structures have been demolished or lost in the
Community since 2010.
The Adjusted Housing Vacancy Rate includes only vacant units that are
available for rent or purchase, meeting current housing code and having modern
amenities. The overall adjusted housing vacancy rate for Grand Island is
an estimated 3 percent, which includes an adjusted owner housing
vacancy rate of 2 percent and adjusted rental housing vacancy rate of 3.5
percent. This concludes that the Community has both an owner housing
and rental housing vacancy deficiency. This identifies a lack of available,
quality housing in the City of Grand Island.
Grand Island will need to continue a good rate of housing production
during the next five years. This can be accomplished by building new
homes and rehabilitating (economically worthy) existing housing units.
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SECTION 3 GRAND ISLAND COMMUNITY PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 3.6
Table 3.1 identifies a Survey of rental properties, conducted by the Nebraska
Investment Finance Authority, for Grand Island, from 2006 to 2012. A total of
58 rental properties in Grand Island participated in the 2013 Survey, totaling 4,200
rental housing units. Results identified a 2013 Grand Island rental housing
vacancy rate of 3.6 percent.
Rental units in Grand Island took an average of 14.6 days to occupy. Rental units
in Grand Island are taking a short time to become occupied and, thus, creating a
high demand for additional rental units.
TABLE 3.1
SURVEY OF RENTAL PROPERTIES
GRAND ISLAND, NEBRASKA
2006-2013
Year
Completed
Surveys
Total Units
Vacancy
Rate (%)
Absorption
Rate (Days)
2006 14 920 4.1 19.5
2007 27 2,811 3.1 19.5
2008 25 3,012 3.6 19.8
2009 33 3,398 2.2 21.0
2010 33 2,703 3.1 18.0
2011 49 3,448 3.2 21.6
2012 58 3,586 3.0 14.6
2013 70 4,200 3.6 33.8
Source: Nebraska Investment Finance Authority, 2014.
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SECTION 3 GRAND ISLAND COMMUNITY PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 3.7
Housing Conditions.
A Housing Structural Condition Survey, identified in Table 3.2, was
implemented for Grand Island, via the Hall County Regional Planning Department,
to determine the number of structures showing evidence of minor or major
deterioration or being dilapidated.
The housing structural conditions survey identified 665 total housing structures
in “Fair” or “Badly Worn” condition. During the next five years, these
structures should be targeted for substantial rehabilitation or demolition. Units in
“Badly Worn” condition have the highest potential to be targeted for demolition and
should be replaced with appropriate, modern, safe and decent housing units, with a
special focus on the local workforce populations.
TABLE 3.2
HOUSING STRUCTURAL
CONDITIONS SURVEY*
GRAND ISLAND, NEBRASKA
2014
Excellent 5
Very Good 171
Good 3,703
Average 10,358
Fair 582
Badly Worn 83
Total 14,902
*Single family, duplex/triplex, apartment and
commercial structures within the City of Grand
Island and Two-Mile Planning Jurisdiction.
Source: Hall County Regional Planning/
Community Development, 2014.
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SECTION 3 GRAND ISLAND COMMUNITY PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 3.8
Table 3.3 identifies the vacancy rate by unit type for Grand Island, for 2013.
For Grand Island, of the total 4,200 managed units that were surveyed, only 150
were available in 2013. The total rental vacancy rates were an estimated 3.6
percent for Grand Island in 2013.
TABLE 3.3
VACANCY RATES BY UNIT TYPE
GRAND ISLAND, NEBRASKA
2013
Type of Units Units Managed Available Units Vacancy Rate (%)
Single Family Units 274 7 2.6
Apartments 3,317 121 3.9
Mobile Homes 68 0 0.0
Not Sure of Type 741 22 3.0
Total Units 4,200 150 3.6
Source: Nebraska Investment Finance Authority, 2014.
Grand Island Regular Meeting - 1/14/2015 Page 91 / 173
SECTION 3 GRAND ISLAND COMMUNITY PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 3.9
Housing Values.
The cost of housing in any Community is influenced by many factors, primarily the
cost of construction, availability of land and infrastructure and, lastly, the
organizational capacity of the Community to combine these issues into an
applicable format and secure the appropriate housing resources, including land and
money. The City of Grand Island is challenged to organize necessary resources to
meet the needs of their residents, including both financial and organizational
resources.
Currently, the Grand Island median owner housing value is an estimated $116,400.
By 2019, the estimated median housing value is projected to increase an estimated
8.5 percent to $126,300.
The current estimated median gross rent for Grand Island is $697. The median
gross rent is projected to increase an estimated 11.9 percent to $780.
Affordable Housing Stock.
With the population and number of housing units projected to increase, by 2019, it
is important appropriate, affordable housing stock of various types be available in
the Community, including housing for new and existing families, retirees, the
elderly and persons with a mental and/or physical disability(ies). Residents and
local housing stakeholders have expressed a need for larger, more affordable
housing units to meet the demand of families, as well as an active role in housing
rehabilitation for homes that are cost effective for such activity.
A total of 17 selected affordable rental housing programs, totaling 807 units,
and four selected assisted living housing units and nursing beds, totaling
253 units/beds were selected for a review of affordable rental housing. These units
are funded by the Nebraska Investment Finance Authority, Nebraska Department
of Economic Development, the Department of Housing and Urban Development and
various private/non-profit organizations.
Of the 21 selected rental housing programs and assisted living/nursing facilities, 19
have occupancy rates above 90 percent, with nine programs experiencing 100
percent occupancy. 13 of the housing programs currently maintain waiting lists of
50+ prospective tenants.
Goodwill Industries of Greater Nebraska, Inc. provides 24 affordable, independent
living housing units for persons with mental illnesses, as well as persons who are
homeless or near-homeless. Goodwill staff identified a wait list of approximately 20
persons which, according to Goodwill staff, translates into a wait period of
approximately three years.
Grand Island Regular Meeting - 1/14/2015 Page 92 / 173
SECTION 3 GRAND ISLAND COMMUNITY PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 3.10
O HOUSING DEMAND SITUATION O
Approximately 628 new housing units have been built in Grand Island since 2010.
The majority of these new homes were built in the western portions of the
Community, where new residential subdivisions have been platted and are located
near major arterial roads and several developing businesses and amenities. Most of
the owners of these new homes are previous homeowners or renters from the
Community, desiring to move into a new/larger or more appropriate housing
situation.
According to Real Estate Group of Grand Island, a multiple listing service (MLS)
website, an estimated 130 homes are for sale in Grand Island. Prices of homes
listed on the MLS ranged from a low of $37,900 and a high of $900,000. With
homes priced $500,000 or higher being removed, the average price of a home is an
estimated $177,600.
Some of the housing needs expressed in the Housing Surveys and during the
Housing Meetings and Listening Sessions include housing for new and existing
employees, general rental housing and housing choices for low-income
families and first-time homebuyers, consisting of three-bedrooms.
Participants of the “Household Citizen” and “Workforce Housing Needs” Surveys
stressed a need for safe, decent and affordable housing options and the need to
rehabilitate or demolish distressed housing structures in the Community. Future
housing activities in the Community should be directed towards providing the local
workforce and first-time homebuyers with a variety of housing options through both
new construction and the moderate- or substantial rehabilitation of the current
housing stock.
Survey respondents identified a need for both affordable owner and renter housing
options, consisting of three+ bedrooms to support large families. There is an
increasing need for starter homes in Grand Island, especially in the $140,000 to
$175,000 price range for first-time homebuyers.
The rehabilitation of homes in Grand Island could help to meet the needs of
households wanting to purchase a home within a moderate price range. Both a
purchase-rehabilitate-resale/re-rent program and a “Land Bank” Program is
recommended.
Elderly housing in Grand Island is available, but more is needed. A home
repair/modification program would be appropriate to assist elderly persons to stay
in their home. Future housing options for elderly persons in the Community should
also include low- to medium density housing, such as duplexes, triplexes and town
homes.
Grand Island Regular Meeting - 1/14/2015 Page 93 / 173
SECTION 4.
Housing Demand/Needs Analysis.
Grand Island Regular Meeting - 1/14/2015 Page 94 / 173
SECTION 4 HOUSING DEMAND/NEEDS ANALYSIS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 4.1
HOUSING DEMAND/NEEDS ANALYSIS.
O INTRODUCTION O
This Section of the Grand Island, Nebraska Housing Study with Strategies
for Affordable Housing provides a Housing Needs/Demand Analysis. The
needs/demand analysis includes the identification of housing “target” demand for
both new housing development and housing rehabilitation activities.
O HOUSING DEMAND POTENTIAL O
To effectively determine housing demand potential, three separate components were
reviewed. These included (1) housing demand based upon new households, the
replacement of substandard housing units and the need for affordable
housing units for persons/families cost burdened, (2) vacancy deficiency
(demand), and (3) local “pent-up” housing demand. The following describes each
of these components.
(1) HOUSING DEMAND-NEW HOUSEHOLDS, REPLACEMENT &
AFFORDABLE DEMAND.
New households, the replacement of substandard housing and the assistance that can
be provided to maintain affordable housing, for both its present and future households,
are important considerations in the determination of a housing demand potential for
any particular neighborhood or community.
Future Households.
The Community Grand Island is projected to increase in both population and
households by 2019. Population is projected to increase an estimated 3.6
percent from 2014 to 2019, or from 50,115 to 51,917. Households are projected
to increase from the current (2014) estimate of 18,801, to 19,115 by 2019.
Housing development programs will need to be implemented to insure safe,
decent and affordable housing is provided for both current and new
residents.
Grand Island Regular Meeting - 1/14/2015 Page 95 / 173
SECTION 4 HOUSING DEMAND/NEEDS ANALYSIS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 4.2
Substandard Units/Overcrowded Conditions.
A substandard unit, as defined by HUD, is a unit lacking complete plumbing, plus
the number of households with more than 1.01 persons per room, including
bedrooms, within a housing unit. The 2000 and 2010 Census and the field work
completed by Hanna:Keelan produced data identifying substandard housing units
and housing units having overcrowded conditions.
According to the Hall County Assessor’s Office, 665 total housing
structures are rated in “Fair” to “Badly Worn” condition. During the
next five years, these structures should be targeted for substantial
rehabilitation or demolition. Units in poor to salvage condition have the
highest potential to be targeted for demolition and should be replaced with
appropriate, modern, safe and decent housing units, with a special focus on
the local workforce populations.
Currently, an estimated 638 units, or 3.5 percent of all housing units in
Grand Island have overcrowded conditions, while 138 units, or 0.8 percent of
all housing units, lack complete plumbing. This number of overcrowded
housing units could increase by 2019 if action is not taken to provide
appropriate housing to accommodate larger families.
Cost Burdened Households.
Owner and renter households experiencing cost burden are paying more than 30
percent of their income towards housing costs, including maintenance and mortgage
payments. Currently, an estimated 20.9 percent, or 3,940 of the total 18,801
households in Grand Island, are considered cost burden. This equals an
estimated 1,681 owner and 2,259 renter households. Of the 2,259 cost burdened
renter households, an estimated 338 are elderly households. By 2019, the number
of renter and owner (housing) cost burdened households is projected to decline.
Action should continue to be taken to create more affordable housing units in the
Community.
Grand Island Regular Meeting - 1/14/2015 Page 96 / 173
SECTION 4 HOUSING DEMAND/NEEDS ANALYSIS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 4.3
(2) HOUSING VACANCY DEFICIENCY (DEMAND).
Housing vacancy deficiency is defined as the number of vacant units lacking in
a Community, whereby the total percentage of vacant, available, code acceptable
housing units is less than 6 to 7 percent. A vacancy rate of 6 percent is the
minimum rate recommended for Grand Island, to have sufficient housing available
for both new and existing residents.
An adjusted housing vacancy rate considers only available, year-round, vacant
housing units meeting the standards of local codes and containing modern
amenities.
Currently, the City of Grand Island has an overall estimated housing
vacancy rate of 6 percent. A vacancy deficiency exists in the Community’s
owner housing stock, where an estimated 3 percent of the total housing
stock is vacant. The overall adjusted housing vacancy rate, which
considers housing units strictly for sale or for rent and meet City code, is
an estimated 3 percent. This includes a 2 percent owner housing vacancy
rate and a 3.5 percent renter housing vacancy rate.
(3) “PENT-UP” HOUSING DEMAND.
The “Pent-Up” housing demand is defined as those current residents of Grand
Island needing and/or wanting to secure a different and/or affordable housing type
during the next five years. This would include persons from all household types and
income sectors of the Community, including elderly, families, special populations,
etc., very-low to upper-income. This includes persons and families needing a
different type of housing due to either a decrease or increase in family size, as well
as households having the income capacity to build new and better housing. Most
often, pent-up housing demand is created by renter households wanting to become a
homeowner, or vice-a-versa.
Grand Island Regular Meeting - 1/14/2015 Page 97 / 173
SECTION 4 HOUSING DEMAND/NEEDS ANALYSIS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 4.4
O HOUSING TARGET DEMAND. O
Table 4.1 identifies the estimated housing target demand for Grand Island by
2019. Community leadership and local housing stakeholders and providers need to be
focused on this housing target demand and achieving reasonable goals that will
effectively increase the quantity and quality of housing throughout the Community.
The total estimated five-year target housing demand is 1,734 units, including an
estimated 1,010 owner and 724 renter units. The total estimated development
cost, by 2019, is $331 million. The Grand Island Effective (Housing) Market Area has
a total estimated housing demand for 3,174 housing units, including 1,932 owner units
and 1,242 rental units, with an estimated development cost of $606 Million. Housing
projects should include both, new construction and purchase/rehab/resale or
re-rent activities.
A demand for new and/or rehabilitated housing units exists in Downtown
Grand Island. A total of 138 units, consisting of 48 owner and 90 rental
housing units, should be created in Downtown Grand Island, by 2019. The
Downtown has the potential to utilize an estimated 166,700 square feet of
living space for persons and families.
TABLE 4.1
ESTIMATED HOUSING DEMAND -
TARGET DEMAND & REQUIRED BUDGET
GRAND ISLAND/EFFECTIVE MARKET AREA, NEBRASKA
2019
Target Demand*
Total
Est. Required
Owner Rental Demand Budget
Grand Island: 1,010 724 1,734** $331 Million
Effective Market Area: 1,932 1,242 3,174 $606 Million
*Based upon new households, providing affordable housing for 5% of cost burdened households, with
housing problems, replacement of 10% substandard (HUD) housing stock, absorb housing vacancy
deficiency by creating 6% vacancy rate consisting of structurally sound housing units, build for Pent-Up
demand at 2%. Includes both new construction and purchase/rehab/resale or re-rent (an estimated
15% to 18% of the total target housing demand).
**Includes Downtown Housing Target: 138 Units - 48 Owner, 90 Rental.
Source: Hanna:Keelan Associates, P.C., 2014.
Grand Island Regular Meeting - 1/14/2015 Page 98 / 173
SECTION 4 HOUSING DEMAND/NEEDS ANALYSIS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 4.5
O HOUSING DEMAND BY INCOME SECTOR. O
Table 4.2 presents the estimated household AMI, per household size for Hall County,
Nebraska.
Table 4.3 identifies the estimated year-round target housing demand, for
Grand Island, for 2019, by income sector. Approximately 1,734 new units,
consisting of 1,010 owner and 724 rental units, should be targeted by 2019. A
majority of the owner units should focus on aiding families who have an Average
Median Income (AMI) of 81 percent or higher, while a majority of rental units
should focus on families between 81 percent and 125 percent AMI. The City will
need to plan for housing for all AMI categories.
TABLE 4.2
HOUSEHOLD AREA MEDIAN INCOME (AMI)
HALL COUNTY, NEBRASKA
2014
1PHH 2PHH 3PHH 4PHH 5PHH 6PHH 7PHH 8PHH
30% AMI $12,150 $13,900 $15,650 $17,350 $18,750 $20,150 $21,550 $22,950
50% AMI $20,300 $23,200 $26,100 $28,950 $31,300 $33,600 $35,900 $38,200
60% AMI $24,360 $27,840 $31,320 $34,740 $37,560 $40,320 $43,080 $45,900
80% AMI $32,450 $37,050 $41,700 $46,300 $50,050 $53,750 $57,450 $61,150 100%AMI $40,600 $46,400 $52,200 $57,900
$
$62,600 $67,200 $71,800 $76,400
125%AMI $50,750 $58,000 $65,250 $72,375 $78,250 $84,000 $89,750 $95,500
Source: U.S. Department of Housing & Urban Development
Hanna:Keelan Associates, P.C., 2014.
TABLE 4.3
ESTIMATED YEAR-ROUND HOUSING DEMAND BY INCOME SECTOR
GRAND ISLAND, NEBRASKA
2019
Income Range
Tenure
0%-30%
AMI
31%-60%
AMI
61%-80%
AMI
81%-125%
AMI
126%+
AMI
Totals
Owner 30 54 110 344 472 1,010
Rental 44 112 146 306 116 724
Source: Hanna:Keelan Associates, P.C., 2014.
Grand Island Regular Meeting - 1/14/2015 Page 99 / 173
SECTION 4 HOUSING DEMAND/NEEDS ANALYSIS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 4.6
O HOUSING EXPECTATIONS FOR
SPECIFIC POPULATION GROUPS & PRICE PRODUCTS. O
Target populations include elderly, family and special needs, per Area Median Income
(AMI). The housing types in Grand Island include both owner and rental units of
varied bedroom types. This will allow housing developers to pinpoint crucial
information in the development of an affordable housing stock for the appropriate
population sector. A majority of homes in the Area should be geared toward family
populations, including those in the local workforce.
Table 4.4 identifies housing target demand for the Grand Island, for specific
population groups by 2019. In Grand Island, 1,734 units will be needed by 2019,
consisting of 1,010 owner and 724 rental units. This includes an estimated 574 total
units for elderly (55+) populations, 1,080 total units for families and 80 total units for
special populations, or those with a mental or physical disability(ies). An estimated
1,016 housing units, consisting of 626 owner and 390 rental units should be
built for the workforce population in the Community.
TABLE 4.4
HOUSING DEMAND – TARGET SECTORS
GRAND ISLAND, NEBRASKA
2019
Owner Units
HOUSEHOLD AREA MEDIAN INCOME (AMI)
0%-30% 31%-60% 61%-80% 81%-125% 126%+ Totals
Workforce
Sector (45%)
Elderly (55+) 6 12 20 86 164 288 72
Family 10 30 82 254 308 684 548
Special
Populations1 14 12 8 0 0 38 6
Subtotals 30 54 110 344 472 1,010 626
Rental Units*
Elderly (55+) 10 48 54 100 74 286 48
Family 14 52 84 204 42 396 336
Special
Populations1 20 12 8 2 0 42 6
Subtotals 44 112 146 306 116 724 390
Totals 74 166 256 650 588 1,734 1,016
* Includes lease- or credit-to-own units.
1 Any person with a special housing need due to a cognitive and/or mobility and/or other physical disability.
Note: Housing demand includes both new construction & purchase/rehab/resale or re-rent.
Source: Hanna:Keelan Associates, P.C., 2014.
Grand Island Regular Meeting - 1/14/2015 Page 100 / 173
SECTION 4 HOUSING DEMAND/NEEDS ANALYSIS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 4.7
Table 4.5 identifies proposed housing types by price product with the given
Area Median Income (AMI) for Grand Island, by 2019. The owner housing type
most needed will be units with three or more bedrooms, for persons or households at
or above 126 percent AMI with an average affordable purchase price of $230,000.
Two-bedroom rental units, with an average affordable monthly rent of $795, present
the greatest need in the Area. A demand exists for nearly all AMI categories and
unit sizes.
Three-bedroom units at an average purchase price of $166,500 and two-
bedroom units at an estimated average monthly rent cost of $685 are the
most needed housing types for the workforce population in Grand Island.
TABLE 4.5
HOUSING DEMAND – TARGET PRICE PRODUCTS
GRAND ISLAND, NEBRASKA
2019
PRICE – PURCHASE COST (Area Median Income)
Owner
Units*
(0%-30%)
$99,000*
(31%-60%)
$125,000*
(61%-80%)
$148,000*
(81%-125%)
$185,000*
(126%+)
$230,000*+
Totals
Work Force
$166,500*
1 Bedroom1 0 8 24 28 12 72 22
2 Bedroom1 10 10 26 56 66 168 67
3+ Bedroom 20 36 60 260 394 770 537
Totals 30 54 110 344 472 1,010 626
PRICE – PURCHASE COST (Area Median Income)
Rental
Units**
(0%-30%)
$335**
(31%-60%)
$545**
(61%-80%)
$605**
(81%125%)
$795**
(126%+)
$895**+
Totals
Work Force
$685**
1 Bedroom1 12 14 10 12 16 64 18
2 Bedroom1 14 58 80 186 62 400 212
3+ Bedroom 18 40 56 108 38 260 160
Totals 44 112 146 306 116 724 390
1 Includes Downtown Housing Units.
*Average Affordable Purchase Price.
**Average Affordable Monthly Rent.
Note: Housing demand includes both new construction & purchase/rehab/resale or re-rent.
Source: Hanna:Keelan Associates, P.C., 2014.
Grand Island Regular Meeting - 1/14/2015 Page 101 / 173
SECTION 4 HOUSING DEMAND/NEEDS ANALYSIS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 4.8
O HOUSING REHABILITATION & DEMOLITION DEMAND. O
Table 4.6 identifies the target rehabilitation and demolition demand for Grand
Island, by 2019. The data presented is based on information collected from the Hall
County Regional Planning Department. A total of 2,250 units should be targeted
for moderate rehabilitation in Grand Island, at an estimated cost of $72
Million, while an estimated 437 units, pending appraisal qualification, should
be substantially rehabilitated at an estimated cost of $19 Million. Up to 228
housing units should be considered not cost effective for rehabilitation and
should be demolished. The estimated cost of demolition will range, depending on
acquisition of the housing unit.
Land being occupied by “bad and unsafe” housing located in Grand Island
should be secured in a single City “Land Bank,” reserved for future housing
development. GIAEDC will need to take a proactive role in housing
development and rehabilitation activities in the Community.
TABLE 4.6
TARGET REHABILITATION &
DEMOLITION DEMAND & BUDGET
GRAND ISLAND, NEBRASKA
2019
- Moderate Rehabilitation 2,250 / $72,000,000
- Substantial Rehabilitation 437* / $19,228,000
- Demolition 228 / $5,050,000**
$18,958,000***
*Pending Appraisal Qualification.
**Estimated Cost without Acquisition.
***Estimated Cost with Acquisition.
Source: Hanna:Keelan Associates, P.C., 2014.
O DOWNTOWN HOUSING DEVELOPMENT INITIATIVE. O
The Cities of Grand Island has an opportunity to plan and implement a Downtown
Housing Development initiative. An estimated 138 units, including 48 owner
and 90 rental units, could potentially be developed in the Downtown. Pages 4.9
and 4.10 provide a Downtown Housing & Redevelopment Initiative and the
geographic definition of Downtown Grand Island, respectively. This
information demonstrates the importance of including Federal, State and Local
funding and private financing in the development of both housing and related
commercial development in the Downtown.
Grand Island Regular Meeting - 1/14/2015 Page 102 / 173
SECTION 4 HOUSING DEMAND/NEEDS ANALYSIS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 4.9
COMMUNITY OF GRAND ISLAND, NEBRASKA
DOWNTOWN HOUSING & REDEVELOPMENT INITIATIVE.
A. Housing Units - 2014:
City-Wide:
20,012 Total Housing Units:
(Owner = 11,973; Rental = 8,039)
18,801 Total Occupied Units (Households); (1,211 Total Vacant Units):
(Owner = 11,394; Renter = 7,407)
2014 Housing Vacancy Rate = 6.0%, Adjusted = 3.0%.
Downtown:
256 Total Housing Units:
(Owner =47; Rental = 209)
215 Total Occupied Units (Households); (41 Total Vacant Units):
(Owner = 38; Renter = 177)
2014 Vacancy Rate = 16.0%, Adjusted = 7.8%.
B. Housing Target Demand - 2019:
City-Wide – 1,734 Units (Owner = 1,010; Rental = 724).
Downtown – 138 Units (Owner = 48; Rental = 90) (8% of City Demand).
C. Downtown Housing Target Demand = 138 Units:
Estimated Square Feet = 166,700.
Estimated Development Cost = $35,000,000.
Estimated Additional Real Estate Tax Requirement, or Increment = $842,000 (Mid 15yr Term).
Housing Tax Increment Financing Opportunity:
$9,040,000 ($842,000 @ 15yrs @ 4.5%).
D. Economic Impact of Housing, i.e. Retail, Services, Food,
Entertainment, etc.:
Estimated Square Feet = 52,500.
Estimated Development Cost = $10,400,000.
Estimated Added Real Estate Tax Requirement, or Increment = $242,000 (Mid 15yr Term).
Economic Impact Tax Increment Financing Opportunity:
$2,600,000 ($242,000 @ 15yrs @ 4.5%).
E. Total Estimated Costs & Funds Required for the Grand Island Downtown Housing &
Redevelopment Initiative = $45,400,000.
$11,640,000 (TIF/Assessment Loan 25.6%).
$17,980,000 (Other Local, State, Federal Funding* 39.6%) &
$15,780,000 (Private Financing 34.8%).
*Additional TIF; Area Bucket, CRA Assessment; CDBG, HOME, LIHTC, etc.
COMPREHENSIVE PLANS & ZONING * HOUSING STUDIES * DOWNTOWN, NEIGHBORHOOD & REDEVELOPMENT PLANNING * CONSULTANTS FOR AFFORDABLE HOUSING DEVELOPMENTS*
------------ *Lincoln, Nebraska* 402.464.5383 * ------------ * Becky Hanna, Tim Keelan, Lonnie Dickson, AICP, Keith Carl *
Grand Island Regular Meeting - 1/14/2015 Page 103 / 173
SECTION 4 HOUSING DEMAND/NEEDS ANALYSIS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 4.10
DOWNTOWN HOUSING & REDEVELOPMENT AREA
GRAND ISLAND, NEBRASKA
*Lincoln, Nebraska* 402.464.5383*
Grand Island Regular Meeting - 1/14/2015 Page 104 / 173
SECTION 5.
Affordable Housing Concepts &
Financing/Partnerships.
Grand Island Regular Meeting - 1/14/2015 Page 105 / 173
SECTION 5 AFFORDABLE HOUSING CONCEPTS & FINANCING/PARTNERSHIPS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 5.1
AFFORDABLE HOUSING CONCEPTS &
FINANCING/PARTNERSHIPS.
O INTRODUCTION O
Section 5 of this Housing Study provides a discussion of site analysis and
affordable housing concepts for the City of Grand Island. As housing programs
are implemented in Grand Island, the potential sites for future housing
developments will need to be identified. Proper site selection will greatly enhance
the marketability of housing in the Community.
Also included is a presentation and discussion of various affordable housing
development options, successfully being implemented in Nebraska, today. The
Community of Grand Island can consider these and other successful affordable
housing models in the development of needed housing.
O SITE ANALYSIS PROCESS O
The location of a proposed housing project to pertinent facilities and services
crucially influences the benefits a person can derive from society. These
facilities/services are comprised of many things, including schools, shopping,
recreation and medical, to name a few.
Physical capabilities, age and household structure establish the priority for
particular amenities. The services/amenities of households for the elderly and
persons with a physical or mental disability(ies) differ from those needed by young
and middle-aged families. Facilities are prioritized into categories: Primary and
Secondary Services.
In an attempt to rate a subject property in terms of proximity of Primary and
Secondary amenities, a point scale was derived based upon distance. The criteria
presented on the following page provides a basis from which to analyze a proposed
housing site. If, for example, the medical facility was located one mile from a
proposed housing site, one (1) point would be awarded to elderly/disabled housing
and three (3) points would be allocated for family housing. For each housing type, a
minimum total of 14 to 16.5 points are required for recommended development.
However, in smaller, rural communities the total number of points will vary based
upon the types of services and amenities available in the Community.
Grand Island Regular Meeting - 1/14/2015 Page 106 / 173
SECTION 5 AFFORDABLE HOUSING CONCEPTS & FINANCING/PARTNERSHIPS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 5.2
Residential Site Analysis Criteria
Housing for the Elderly and Disabled
Primary Points Points Points
3 2 1
A. Grocery Wkg. ½ M 1 M
B. Drug Wkg. ½ M 1 M
C. Medical Wkg. ½ M 1 M
D. Shopping ½ M ¾ M 1 M
E. Religious ½ M ¾ M 1 M
Secondary
F. Educational 1 M 2 M 3 M
G. Recreational 1 M 2 M 3 M
Family Housing
Primary
A. Educational Wkg. ½ M 1 M
B. Recreational Wkg. ½ M 1 M
C. Shopping ½ M ¾ M 1 M
D. Religious ½ M ¾ M 1 M
E. Grocery 1 M 2 M 3 M
F. Drug 1 M 2 M 3 M
Secondary
G. Medical 2 M 3 M 4 M
Notes: Wkg = Within Walking Distance
M = Miles
Grand Island Regular Meeting - 1/14/2015 Page 107 / 173
SECTION 5 AFFORDABLE HOUSING CONCEPTS & FINANCING/PARTNERSHIPS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 5.3
The following provides a list of environmental criteria that should be
avoided in selecting a site for housing development.
Floodplain/wetland locations, which require lengthy public review process
and consideration of alternative sites in the area.
Sites in or adjacent historic districts, buildings or archeological sites, which
may mean expensive building modifications to conform to historic
preservation requirements and a lengthy review process.
Sites near airports, railroads or high volume traffic arteries which may
subject residents to high noise levels, air pollution and risks from possible
accidents.
Sites near tanks that store chemicals or petrochemicals of an explosive or
flammable nature.
Sites near toxic dumps or storage areas.
Sites with steep slopes or other undesirable access conditions which may
make them undesirable for use.
In addition to the previously mentioned criteria, the U.S. Department of Housing
and Urban Development (HUD) provides guidelines for analyzing proposed housing
sites. In Chapter 1 and Chapter 4 of the HUD 4571.1 Rev.-2, HUD addresses the
importance and requirements of proposed site locations:
“Site location is of the utmost importance in the success of any
housing development. Remote or isolated locations are to be
avoided. Projects which, by their location or architectural
design, discourage continuing relationships with others in the
community will not be approved (are not acceptable). A
primary concern is that the project not be dominated by an
institutional environment.”
Grand Island Regular Meeting - 1/14/2015 Page 108 / 173
SECTION 5 AFFORDABLE HOUSING CONCEPTS & FINANCING/PARTNERSHIPS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 5.4
O AFFORDABLE HOUSING DEVELOPMENT OPTIONS &
RESIDENTIAL LAND NEEDS O
A total of 1,734 new housing units have been targeted for the City of Grand
Island by 2019. This would include up to 1,010 owner units and 724 rental units
throughout the Community. Vacant land will need to be made available, both,
within and adjacent the Grand Island Corporate Limits for the suitable development of
various, needed housing types.
Identifying locations of new housing development is important for the Grand Island.
The City has unique restrictions on where new development can take place, such as
river beds and flood plains. The Community should review its Comprehensive
Plan, Future Land Use Maps and both voluntary and involuntary annexation
policies, all in an effort to identify land for new housing developments.
The City will need to focus on workforce families and young professionals needing safe,
efficient and affordable housing, including employees living outside of Grand Island.
This can be accomplished through joint relationships with major employers of the City
in an effort to create decent rental housing units for employees.
The housing target demand for Grand Island includes units in the Downtown. An
estimated 138 total housing units, consisting of 48 owner and 90 rental
housing units, should be developed in Downtown Grand Island. The
Downtown has the potential to utilize an estimated 166,700 square feet of
living space for persons and families interested in moving to Downtown
Grand Island.
Grand Island should implement housing rehabilitation activities, including
purchase-rehab-resale and/or re-rent programs. The Community has an
estimated 2,687 housing structures needing moderate- to substantial
rehabilitation and an estimated 228 housing structures targeted for
demolition. The demolition or removal of dilapidated or severely deteriorated housing
structures will create additional vacant land for the Community that can be used for
the development of new and creative housing concepts. Newly acquired vacant land
should be secured in an official Community-Wide Land Bank Program.
The Community of Grand Island is in the process of developing two other initiatives.
“Grow Grand Island” is aimed at enhancing business and economic development
activities in Grand Island, while the “Grander Vision” plan looks at an overall quality
of life enhancement not just for Grand Island, but for all of Hall County. This
Community Housing Study should be utilized in the implementation of these two
important planning initiatives.
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SECTION 5 AFFORDABLE HOUSING CONCEPTS & FINANCING/PARTNERSHIPS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 5.5
O HOUSING LAND USE PROJECTIONS. O
Table 5.1 identifies the estimated land use projections and housing types per
age sector in the Community of Grand Island, Nebraska, by 2019. An estimated
554 acres of land will be required to complete the needed housing developments
throughout the Community.
An estimated 574 units should be developed for the 55+ age group, including special
populations. This would require an estimated 160 acres. An estimated 1,160 units
will need to be developed for non-elderly families (18 to 54 years), requiring an
estimated 394 acres. New housing types should include single family,
duplex/triplex, town home, patio home and apartment units. Rental units should be
geared towards providing housing for persons involved in the local workforce, at 45+
percent AMI, needing decent, affordable rental housing.
A total of 138 units, including 48 owner and 90 rental units, should be
considered for buildings in the Downtown that consist of vacant upper-
story floor space.
TABLE 5.1
HOUSING LAND USE PROJECTIONS/ PER HOUSING TYPE/AGE SECTOR
GRAND ISLAND, NEBRASKA
2019
Age Sector Type of Unit #Owner /
#Rental
Land Requirements
(Acres)
18 to 54 Years** Single Family Unit 544 / 34* 275
Patio Home Unit 36 / 10 12
Town Home Unit 74 / 46* 29
Duplex/Triplex Units 20 / 148 42
Apartment - 4+ Units*** 48 / 200 36
Totals 722 / 438 394 Acres
55+ Years Single Family Unit 108 / 20 61
Patio Home Unit 40 / 26 17
Town Home Unit 64 / 44 27
Duplex/Triplex Units 30 / 120 38
Apartment - 4+ Units*** 46 / 66 17
Totals 288 / 286 160 Acres
TOTAL UNITS / ACRES 1,010 / 724 554 Acres
*Includes Lease- or Credit-To-Own Units.
**Includes housing for special populations ***Includes Downtown Housing Units.
Source: Hanna:Keelan Associates, P.C., 2014.
Grand Island Regular Meeting - 1/14/2015 Page 110 / 173
SECTION 5 AFFORDABLE HOUSING CONCEPTS & FINANCING/PARTNERSHIPS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 5.6
Single family homes are being developed as Credit-, or Lease-To-Own
(CROWN), affordable housing options in Nebraska Communities, including Grand
Island. This housing option is typically funded with Low-Income Housing Tax
Credits, awarded by the Nebraska Investment Finance Authority, with the CROWN
or Credit-To-Own Program, HOME Funds and/or Nebraska Affordable Housing
Trust Funds, available through the Nebraska Department of Economic
Development (NDED) and/or Affordable Housing Program funds, provided by the
Federal Home Loan Bank. Also included in funding affordable single family homes
is conventional financing and Tax Increment Financing.
Although reasonably modest by design, all in an effort to maximize the use of tax
dollars, the single family home CROWN units provide all necessary living space for
a family of up to six persons. This includes three-bedrooms on the first floor, with
the opportunity of an additional bedroom(s) in the basement, one bath, on the upper
level, with the potential for another in the lower level, a great or family room, with
additional space in the basement for family activities, a kitchen and dining area
and, at least, a single stall garage. The square footage of these affordable single
family homes typically ranges from 1,100 to 1,300 square feet. These homes are
usually constructed on lots of 8,000 to 10,000 square feet, allowing for ample yard
space.
Nebraska Bar-None, or Prairie Gold Homes are available to be used for a
CROWN Program.
Net monthly rents for affordable single family homes range from $500 to $675,
based on rental comparables and the level of affordability of the target population in
the Community. Typically, CROWN single family housing programs are affordable
to persons/households of 50 to 80 percent of the Area Median Income (AMI). In a
CROWN Program, a small percentage of the net monthly rent is set-a-side for use
by the tenant as a down payment to eventually purchase a home.
Affordable single family housing options can also be used for First-Time
Homebuyers, utilizing grant and loan monies available from the NDED.
Households of 50 to 80 percent AMI are typically income eligible to participate in a
home buyer program. Depending upon whether the home selected for purchase is
new construction or an existing house, the cost for the homes, typically, range from
$95,000 to $130,000. In a First-Time Homebuyers Program, the income eligible
household is provided a down-payment assistance ranging from 5 to 20 percent of
the purchase price.
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SECTION 5 AFFORDABLE HOUSING CONCEPTS & FINANCING/PARTNERSHIPS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 5.7
Duplex/triplex rental housing is a popular affordable housing program in Nebraska
for both, older adults, 55+ years of age, singles and couples, and two-, three- and four-
person family households. Financing similar to that available for the lease-to-own
single family homes is also available for affordable duplex/triplex rental housing. This
type of affordable housing can be made available for households ranging from 0 to 80
percent AMI, depending upon the level of funding subsidy. Net monthly rents for
duplex/triplex rental housing have traditionally ranged from $475 to $685, depending
upon the local housing economics of the subject community.
Affordable duplex and triplex rental housing provides an excellent low-density housing
option for Nebraska communities, while maintaining a cost containment approach to
building living space and maximizing the use of tax dollars. Duplex and triplex rental
housing units range from 950 to 1,100 square feet, contain either two- or three-
bedrooms, include a kitchen and dining area, a family room, at least one bath and a
garage. Basements can be included in the development process, to provide additional
living space, if necessary. Affordable housing programs with supportive services
for the subject tenant are the most successful programs.
The availability and use of tenant- or project-based “Section 8 Rental Assistance” with
either single family or duplex/triplex affordable housing options would prove to be an
“economic enhancement” to any housing program, allowing more households to be
income eligible and, thus, allowing more local households access to affordable housing
options.
Immediate housing alternatives are needed in the City of Grand Island as a
solution to the Community’s growing population of workforce employees. Participants
of the Housing Listening Sessions and Survey respondents identified a large number of
employees are seeking affordable housing in Grand Island, but due to a lack of units
being provided, are moving into homes and apartments that do not meet their needs, or
are priced higher than their desired price.
The following immediate housing alternatives would create additional housing choices
in Grand Island for persons and families of all income sectors. It is recommended
that the GIAEDC support this type of housing development through the
identification of suitable lots, the approval of infill ordinances and design
guideline review.
Infill Housing.
Infill housing serves the purpose of creating housing units on vacant lots, generally
located in or near the center of the Community, that would otherwise be considered too
small for today’s development standards. An advantage to this housing type is to make
use of existing water, sewer and electrical utilities that are already in place. Infill
housing is widely considered to be a “smart growth” technique for Communities, with
an average sale price, generally, lower than that of new residential subdivision
development.
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SECTION 5 AFFORDABLE HOUSING CONCEPTS & FINANCING/PARTNERSHIPS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 5.8
“Accessory” Housing.
Also known as “In-Law Suites” or “Granny Flats,” accessory housing can create
additional housing opportunities in urban and suburban neighborhoods from
surplus space, such as a second story of an existing housing unit or a detached
structure. Accessory housing structures are growing in popularity in Communities
dealing with issues pertaining to the displacement of low- to moderate-income
residents. Advantages to this housing unity type include, but are not limited to,
property owners living on-site, construction not consuming additional land, an
alternative to traditional apartment life and a reduced cost of construction when
compared to conventional apartment development.
Conversion Housing.
Families meeting required guidelines established by the U.S. Department of
Housing and Urban Development can apply for “conversion vouchers” that support
families in public housing units being displaced due to demolition, transfer of
ownership or unacceptable living conditions. Families are allowed to find a housing
unit that is suitable for their needs and income whereby 30 percent of the family’s
income and Housing Authority payment standard, or the gross rent, whichever is
lower, is covered through a Housing Assistance Payments contract with the owner.
It is important for the Community of Grand Island to provide a variety of safe,
decent housing alternatives in the event a public housing complex falls victim to the
previously mentioned scenarios of substandard housing.
Single Room Occupancy (SRO) Housing.
This housing type is typically developed as expanded dormitory-style housing and
consisting of six, eight or more units per building. SRO housing is a suitable
housing type for young professionals entering the workforce and serves as a type of
transitional housing for young families. Major employers should see this housing
type as an advantage to reduce the commute times of their employees and become
active in its production through partnerships with local development corporations
and developers.
Example of Infill Housing (left) and Accessory Housing (right).
Grand Island Regular Meeting - 1/14/2015 Page 113 / 173
SECTION 5 AFFORDABLE HOUSING CONCEPTS & FINANCING/PARTNERSHIPS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 5.9
O IMPLEMENTING HOUSING DEVELOPMENTS IN
GRAND ISLAND, NEBRASKA. O
The successful implementation of housing developments in Grand Island depends on a
firm understanding of the local housing industry and available housing funding
resources. Solutions to housing opportunities in the Community can be achieved with a
pro-active approach via collective partnerships among housing developers, funders,
non-profit organizations, local elected officials and Grand Island citizenry.
The development of Affordable housing throughout Grand Island will require
the strategic application of a variety of both public and private funding
sources. Typical private funding is secured from Banks, Foundations, major
employers and individuals with a passion for funding housing and sustaining
the livability of a neighborhood.
“Affordable housing applies to persons and households of all income sectors
of the Community. Affordable independent living housing requires no more
than 35 percent of the occupant's annual income for the cost of rent and
utilities, or mortgage and associated mortgage interest payment, insurance
and utilities for owner housing.”
“Traditional “low-income housing” is for persons and families at 0 percent to
80 percent of the Area Median Income, commonly referred to as "Very-Low to
Moderate Income". Housing for households within this income range,
typically requires one or more public program of financial intervention or
support for buying down either or both the cost of development and/or
operation, allowing the housing to be affordable (see above). The use of public
programs of financial support will, typically, require income and rent or
purchase limits.”
“Market-Rate Housing”, as it is typically referred to, is housing, both owner
and rental, that typically meets the current "street cost", utilizing no
programs of public intervention or support, but, yet, is affordable (see above)
to the tenant.”
“Section 8 Rental Housing (Project-Based),” is a government-funded program that
provides rental housing to low-income households in privately owned and managed
rental units. The subsidy stays with the building; when you move out, you no longer have
the rental assistance. Most units rental cost will be 30 percent of your household
adjusted gross income. There may be a variety of housing types available through this
program including single-family homes, townhomes, or apartments.
“Section 8 Rental Housing (Tenant-Based).” Families with a tenant-based voucher
choose and lease safe, decent, and affordable privately-owned rental housing.
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SECTION 5 AFFORDABLE HOUSING CONCEPTS & FINANCING/PARTNERSHIPS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 5.10
O HOUSING FINANCIAL RESOURCES. O
To produce new and upgrade existing renter and owner occupied housing in Grand
Island, Nebraska, a public/private partnership must occur to access affordable housing
programs, which will reduce the cost of development and/or long-term operations. The
following information identifies various funding sources, programs and strategies
available to assist in financing future housing activities in Grand Island. The
(strategic) combination of two or more sources can assist in reducing development
and/or operational costs of proposed affordable housing projects.
LOCAL FUNDING OPTIONS
Local funding for use in housing development and improvement programs are limited
to two primary sources (1) local tax base and (2) dollars secured via state and federal
grant and loan programs, which are typically only available to local units of
government (Village, City or County).
Local Tax Base
Tax Increment Financing (TIF) can use added property tax revenues, created by
growth and development in a specific area, to finance improvements within the
boundaries of a designated Redevelopment Area. Utilizing the Nebraska Community
Development Law, each community in Nebraska has the authority to create a
Community Redevelopment Authority (CRA) or Community Development Agency
(CDA).
A City or Village with a CRA or CDA has the authority to use TIF for commercial,
industrial and residential redevelopment activities. The CRA/CDA can utilize TIF for
public improvements and gain the revenue associated with these improvements. The
tax increment is the difference between the taxes generated on an existing piece of
property and the taxes generated after the redevelopment occurs. One hundred percent
(100%) of the increment can be captured for up to 15 years, by the CRA, and used for
public improvements in a designated Redevelopment Area. Every Community in
Nebraska is eligible to utilize TIF, after a CRA or CDA has been established and a
Blight and Substandard Determination Study has been completed by the Community.
TIF may be used for infrastructure improvements, public façade improvements in the
Downtown and to purchase land for commercial or industrial development.
Currently, the Community of Grand Island has multiple “Redevelopment
Areas” throughout the City, which are monitored for potential
development activity by the Grand Island Community Redevelopment
Authority. The Community would benefit greatly from being actively
involved in providing TIF for new housing development projects.
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SECTION 5 AFFORDABLE HOUSING CONCEPTS & FINANCING/PARTNERSHIPS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 5.11
Other Local Options
Local Housing Authority – Public Housing Authorities or Agencies can sponsor
affordable housing programs. The Housing Authority is empowered by existing
legislation to become involved in all aspects of affordable housing in the
Community. The Housing Authority has access to a variety of sources of funding, as
well as the ability to secure tax exempt bond financing for local based housing
projects.
The Hall County Housing Authority, located in Grand Island, currently
manages 394 total units and has 481 Section 8 vouchers available for low-
income persons and families. An estimated 425 persons are on a waiting
list for housing services and 475 vouchers are being utilized by tenants.
Local Major Employers and/or Community Foundation Assistance – This is
a common occurrence today within many cities and counties nationwide, in an effort
to provide housing opportunities to low- and moderate-income persons and families.
Major local employers and community foundations are becoming directly involved in
housing developments and improvements. These Foundations and/or major
Employers could provide the following:
a) Direct grants;
b) Low interest loans;
c) Letter of Credit, for all or a percentage of loans;
d) GAP Financing – provides financing to cover the unfunded portion of
development costs, as a deferred or less than market rate loan to the
development;
e) Mortgage Interest Rate Subsidy – provides buy down of a conventional loan;
f) Purchase Bonds/Tax Credits – make a commitment to purchase either/both
taxable/tax exempt bonds and/or low-income tax credits utilized to Finance
housing development.
g) Single-Room Occupancy housing for new employees of major employers.
Local Lender Participation – Local and regional lending institutions serving a
particular Community or County should create a partnership to provide technical
assistance to housing developers and share bridge- and permanent financing of local
housing programs.
The previously described local funding options could be used separately or “pooled”
together and utilized in equal proportions for the implementation of County-wide
housing programs.
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SECTION 5 AFFORDABLE HOUSING CONCEPTS & FINANCING/PARTNERSHIPS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 5.12
STATE PROGRAMS
State programs available to assist in funding a community housing initiative
include resources available from the Department of Economic Development
(NDED), Nebraska Investment Finance Authority (NIFA), Nebraska
Affordable Housing Trust Fund (NAHTF), Nebraska Energy Offices (NEO)
and Nebraska Department of Health and Human Services (NDHHS). The
following describes the primary housing funding programs provided by these State
agencies.
Nebraska Department of Economic Development (NDED)
The 2014 Annual Action Plan, prepared and administered by the NDED, has the
following, approximate allocations of State and Federal funds available for housing
activities.
$10 Million Community Development Block Grant
$2.7 Million HOME Investment Partnership Fund
$669,000 Emergency Solutions Grant Program
$2.6 Million Homeless Shelter Assistance Trust Funds
$7.7 Million Nebraska Affordable Housing Trust Fund
$328,000 Housing Opportunities for Persons with AIDS
NDED also administers the non-entitlement Community Development Block
Grant (CDBG) program, available to local Community and County municipalities
for financing housing, planning and public works projects. All Nebraska Counties
and Communities are an eligible applicant for CDBG funds. Lincoln and Omaha
receive an annual allocation of CDBG funds, from the Department of Housing and
Urban Development, as entitlement communities. Currently, Grand Island is in
the process of becoming an entitlement Community, due to the population
officially surpassing 50,000. The remaining Nebraska Communities are
classified as non-entitlement Communities and compete annually for CDBG funds
for various community and economic development programs, including housing.
Nebraska Communities, with a population of 5,000+ are eligible for multi-year
CDBG funding from the Comprehensive Revitalization Category of funding.
NDED also administrates the HOME funds. HOME funds are available to
authorized, local or regional based Community Housing Development Organizations
(CHDOs) for affordable housing repair and/or new construction, both rental and
owner. An annual allocation of HOME funds is established for CHDOs based on
individual housing programs. HOME funds are also available to private developers,
via a local non-profit as gap financing on affordable housing projects.
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SECTION 5 AFFORDABLE HOUSING CONCEPTS & FINANCING/PARTNERSHIPS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 5.13
Nebraska Affordable Housing Trust Fund (NAHTF) – The NAHTF is available
to assist in funding affordable housing programs. The Trust Fund is administered
by the NDED and is used to match with Low-Income Housing Tax Credit
allocations, for new affordable rental housing, funding of non-profit operating
assistance, financing distressed rental properties and the acquisition/rehabilitation
of existing rental programs.
Nebraska Investment Finance Authority (NIFA)
NIFA is a primary provider of funding for affordable housing development in
Nebraska. The primary program is the Section 42 Low Income Housing Tax Credits
(LIHTC) utilized to help finance both new construction and rehabilitation of
existing rental projects.
A popular LIHTC Program is the CROWN (Credit-to-Own). CROWN is a lease-to-
own housing program developed to bring home ownership within reach of very low-
income households while assisting local governments in revitalizing their
neighborhoods. The objectives of the program are to:
1. Construct housing that is decent, safe, and permanently affordable
for low-income residents;
2. Develop strong public/private partnerships to solve housing problems;
3. Offer renters a real plan to own a home; and
4. Restore unused, vacant, in-fill lots to become a neighborhood asset.
CROWN utilizes the LIHTC program as one financing tool. Other sources of
financing may be HOME funds, NAHTF, Federal Home Loan Bank funding, local
government grants and loans and traditional development financing sources.
CRANE (Collaborative Resources Alliance for Nebraska) is a LIHTC set-a-side
program for targeted resources, for community development and housing programs.
NIFA also provides the Single Family Mortgage Program – This program provides a
less than current market interest rate for First-time Homebuyers in Nebraska.
Local lender participation is encouraged in this Program.
Midwest Housing Equity Group (MHEG)
The MHEG was created in 1993 to secure equity capital to invest into affordable
rental housing throughout Nebraska, Kansas, Iowa and Oklahoma. MHEG is a
privately-owned non-profit corporation with a nine-member board of Directors and
receives no federal or state dollars. MHEG’s income is derived from its ability to
obtain equity capital and investing into affordable housing properties.
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SECTION 5 AFFORDABLE HOUSING CONCEPTS & FINANCING/PARTNERSHIPS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 5.14
MHEG provides equity financing for the federal low income housing tax credit
program, as defined in Section 42 of the Internal Revenue Code. In addition to tax
credit syndication, MHEG staff provides technical assistance to developers, owners
and management companies on the development and management of tax credit
properties.
CHDO/Community Action Partnership/Economic Development District
The Community Action Partnership serving a particular Community or County can
provide housing and weatherization programs in a specified service area. A
Community Action Partnership also provides community social services, emergency
services, family development and nutrition programs. Nebraska Communities and
Counties should work with their Community Action Partnership to provide safe,
accessible, affordable housing to its residents.
Two CHDOs serve the Grand Island Area: the Housing Development
Corporation and Central Nebraska Community Services. The Nebraska
Housing Developers Association is a State-wide organization providing
important housing capacity building and support for local housing
development corporations. Community, economic and housing
development grant writing administration is available with South Central
Economic Development District.
Nebraska Energy Office (NEO)
Low-Income Weatherization Assistance Program – This Federally funded
program assists people with low-incomes by making energy improvements to their
homes. The program is a State-wide effort carried out primarily by Nebraska
Community Action Partnerships.
The weatherization program concentrates on energy improvements which have the
greatest impact on making recipient’s homes more energy efficient, thereby
lowering their energy consumption. Eligible weatherization measures include
caulking, weather stripping, ceiling, wall and floor insulation and furnace repair.
Nebraska Department of Health and Human Services (NDHHS)
NDHHS administers the Nebraska Homeless Shelter Assistance Trust Fund
and Emergency Shelter Grant to assist local or regional based groups in the
provision of housing improvements for homeless and “at risk of homeless” persons
and families.
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SECTION 5 AFFORDABLE HOUSING CONCEPTS & FINANCING/PARTNERSHIPS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 5.15
REGIONAL FUNDING
Federal Home Loan Bank
Affordable Housing Program – This program makes low-interest loans to Finance
home ownership for families with incomes at or below 80 percent of the median income
for the area. The program can also Finance the purchase, construction or rehabilitation
of rental housing in which 20 percent of the units are occupied by and affordable to very
low-income households. These funds are available through the Federal Home Loan
Bank member institutions in Nebraska and are loaned on a competitive basis, with
semi-annual application dates. This program can be combined with other programs
(i.e., State CDBG, Low-Income Housing Tax Credit, etc.) to absorb the development
subsidy requirements for both rental and owner occupied housing projects.
FEDERAL FUNDING
A primary provider of Federal funding to Nebraska Communities and Counties for
housing development, both new construction and rehabilitation, is the Department of
Housing and Urban Development (HUD). Housing programs provided by HUD are
available for both profit and non-profit developers. Funds from these programs are
commonly pooled with other public funding sources, as well as conventional financing.
U.S. Department of Housing and Urban Development (HUD)
Section 8 Moderate Rehabilitation SRO’s – Available to Public Housing
Authorities to provide rental assistance for homeless individuals in rehabilitated
single-room occupancy housing.
Shelter Plus Care – Provides rental assistance and supportive services on a long-
term basis for homeless individuals with disabilities.
HUD Section 811 Program – Provides rental assistance to non-profit developers
for development of housing for persons with a disability(ies). The Program provides
100 percent financing with an operational subsidy.
Mortgage Insurance – The HUD 221(d)(3) provides up to 100 percent mortgage
insurance for non-profit developers and 90 percent mortgage insurance coverage for
profit-motivated developers 221(d)(4). Permanent financing can be provided via the
public funds (i.e., CDBG, HOME) and/or conventional financing.
Other Federal Funding
Other funding products that may serve to be useful in the development of affordable
housing for persons with a serious mental illness are the HUD Rural Housing and
Economic Development Fund, the Native American Housing and Self-Determination
Act and CDBG funds and the Rehabilitation Tax Credit, available via the Historic
Preservation Act.
Grand Island Regular Meeting - 1/14/2015 Page 120 / 173
SECTION 6.
Grand Island Five-Year
Housing Action Plan.
Grand Island Regular Meeting - 1/14/2015 Page 121 / 173
SECTION 6 GRAND ISLAND FIVE-YEAR HOUSING ACTION PLAN.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 6.1
GRAND ISLAND
FIVE-YEAR HOUSING ACTION PLAN.
O INTRODUCTION. O
The greatest challenge for the Community of Grand Island, during the next five years,
will be to develop housing units for low- to moderate-income families, the elderly and
special population households, with attention given to workforce households. In total,
the Community should strive to build up to 1,734 new units; 1,010 owner units and
724 rental units, by 2019.
The successful implementation of the “Grand Island Five-Year Housing Action
Plan” will begin with the preparation of reasonable, feasible housing projects. Such a
Plan will address all aspects of housing, including new construction, housing
rehabilitation, the removal of “bad” housing, the reuse of infill residential lots,
appropriate housing administration and code and zoning enforcement. Also important
is the creation and implementation of a Housing Partnership, under the direction of
Grand Island Area Economic Development Corporation, comprised of housing
stakeholders throughout the Community and region. “The bigger the circle of
Partnerships, the better the delivery of housing.” The following partners are
most commonly used to create new and preserve existing housing in Nebraska
Counties and Communities. The list does not include all possible housing
partners, such as foundations, private donors and financing available from
local municipalities.
HUD = U.S. Department of Housing & Urban Development-Mortgage Insurance/Capital Advance.
NIFA = Nebraska Investment Finance Authority.
GICDD = City of Grand Island Community Development Division.
GIAEDC = Grand Island Area Economic Development Corporation.
HCHA = Hall County Housing Authority
GICRA = Grand Island Community Redevelopment Authority.
HDC = Housing Development Corporation.
SCEDD = South Central Economic Development District.
CNCS = Central Nebraska Community Services
MAAA = Midland Area Agency on Aging.
MHEG = Midwest Housing Equity Group.
PED = Private Enterprise/Developer.
AHP = Federal Home Loan Bank-Affordable Housing Program.
LIHTC = Low Income Housing Tax Credit Program.
HTC = Historic Tax Credits.
CDBG = Nebraska Department of Economic Development-Community Development Block Grant.
HOME = HOME Program.
NAHTF = Nebraska Affordable Housing Trust Fund.
OE = Owner Equity.
CPF = Conventional Private Financing.
TEBF = Tax Exempt Bond Financing.
TIF = Tax Increment Financing.
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SECTION 6 GRAND ISLAND FIVE-YEAR HOUSING ACTION PLAN.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 6.2
O HOUSING PROJECTS O
The following Housing Action Plan presents the “priority” housing programs
proposed for Grand Island during the next five years. Programs include activities
associated with the organizational or operational requirements of the Community to
insure housing development exists as an ongoing community and economic process,
housing units for both elderly and non-elderly households, persons with special needs
and the preservation or rehabilitation of Grand Island’s housing stock. The Plan
defines a purpose, estimated housing program costs and, where relevant, estimated cost
subsidy.
This Housing Action Plan should be monitored on a continuous basis and
reviewed annually for necessary changes and/or modifications.
ORGANIZATIONAL/OPERATIONAL PROGRAMS.
Activities.
Purpose of Activity.
Est. Total Cost.
1.
Create a Grand Island
Housing Partnership
(GIHP), as the lead local
group for Community
housing capacity building,
educational and promotional
activities in Grand Island.
Selected, pertinent local, both public and
private housing stakeholders and providers
should establish a program of housing
awareness, understanding and promotion, all in
an effort to better educate the Community on
the cause for new and improved appropriate
housing for the residents of Grand Island. This
includes a Homebuyer Education Program. The
Partnership might include GIAEDC, SCEDD,
CNCS, HCHA, MAAA, GICDD and NIFA.
Estimated Annual Cost:
$21,000.
2.
Develop a Grand Island
Workforce Housing
Initiative/ Employers
Assistance Program.
To encourage major employers of Grand Island
to partner and financially assist the
Community in developing housing programs
identified in the Five-Year Housing Action
Plan, including the City’s first-time homebuyer,
down payment assistance and immediate need
housing programs and collaboration of major
employers to implement needed workforce
housing projects. The (#1) GIHP would
play a major role in planning and
implementing this Program.
A $495,000 annual
contribution from major
employers would be
requested.
3.
Create a Grand Island
Continuum of (Housing)
Residential Care
Program.
Housing assistance program to address all
facets of elderly housing needs and housing
for special populations in Grand Island,
including advocating for the development of all
housing types and needed supportive services
for the elderly and special populations, new
construction and home rehabilitation and
modification. The (#1) GIHP would play a
major role in planning and implementing
this Program.
A $145,000 annual
contribution from local
businesses and housing
providers/stakeholders
would be requested.
(GIAEDC, HDC,
GICDD, HCHA, CNCS
& MAAA).
Grand Island Regular Meeting - 1/14/2015 Page 123 / 173
SECTION 6 GRAND ISLAND FIVE-YEAR HOUSING ACTION PLAN.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 6.3
ORGANIZATIONAL/OPERATIONAL PROGRAMS (Continued).
Activities.
Purpose of Activity. Est. Total Cost.
4.
Create a Grand Island
Community Housing
Investment Club.
With the guidance of the GIAEDC and
assistance of Grand Island Housing
Partnership, create a bank of funds to invest
in needed gap financing for local housing
developments, specifically for difficult-to-
finance affordable housing projects. Dollars
should be secured by individuals or
organizations, including private foundations
and businesses.
$400,000 Annually.
5.
Create a Grand Island
Community Land Bank
Program.
This Housing Partnership would work
with the Grand Island CRA to insure the
availability of land for future housing
developments.
Financing could be secured via local
Community contributors, as well as
housing funding entities.
Needed land areas for residential development
could be obtained from the benefits of an
accelerated housing demolition program.
Program could be combined with a
nuisance or neglected buildings
ordinance that targets vacant and
dilapidated housing structures.
$450,000 Annually
6.
Plan and implement an
annual Grand Island
Housing Summit.
GIAEDC, with the assistance of local funding
and Housing Partnership, would conduct an
annual presentation of housing
accomplishments and opportunities in the
Community.
Estimated Annual Cost:
$3,000.
Grand Island Regular Meeting - 1/14/2015 Page 124 / 173
SECTION 6 GRAND ISLAND FIVE-YEAR HOUSING ACTION PLAN.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 6.4
HOUSING PRESERVATION.
Activity/Purpose.
Est.
Total Cost.
Est. Required
Cost Subsidy.
Potential
Partnerships.
7. Housing Code Inspection and Rental
Licensing Program, to provide a year-
round, on-going housing inspection and
enforcement and licensing program. Can
combine with a nuisance abatement
program and nuisance or neglected
buildings ordinance that targets
vacant and dilapidated housing
structures.
$220,000. 50% or
$110,000. HC, GICDD, HCHA & PED.
8. Single Family Owner Housing
Rehabilitation Program, 210 Units,
moderate rehabilitation at $28,000 to
$35,000 per unit in Grand Island, by
2019, to meet the needs of low- to
moderate-income households.
$6,300,000. 90% or
$5,670,000.
PED, GICDD, HDC, GICRA,
CNCS, CDBG, HOME,
NAHTF,
TIF & OE.
9. Target the purchase and Demolition
of 60 substandard, dilapidated
housing units in Grand Island, by 2019
and establish a Land Bank of property
(lots) for redevelopment purposes. Can
be combined with a nuisance or
neglected buildings ordinance that
targets vacant and dilapidated
housing structures.
$6,300,000. 90% or
$5,670,500.
GICDD, GICRA, HDC,
HCHA, PED, CDBG, NAHTF
& TIF.
10. Single Family Purchase-Rehab-
Resale/Re-Rent Program, 55 Units,
3+ bedroom houses, standard amenities
in Grand Island, by 2019, to meet the
affordable homeowner/renter needs of
low- to moderate-income households
(51% to 80% AMI).
$10,175,000. 80% or
$8,140,000.
GICDD, HCHA, HDC,
GICRA, CNCS, PED, CDBG,
HOME NAHTF, TIF, CPF &
OE.
Grand Island Regular Meeting - 1/14/2015 Page 125 / 173
SECTION 6 GRAND ISLAND FIVE-YEAR HOUSING ACTION PLAN.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 6.5
HOUSING FOR ELDERLY & SENIOR POPULATIONS.
Activity.
Est.
Total Cost.
Est. Required
Cost Subsidy.
Potential
Partnerships.
11. Elderly Rental Housing Program,
210 Units, scattered site and/or
“retirement campus”, mixed income, 2-
and 3-bedroom duplex, triplex and
town home units, standard amenities,
to meet the rental housing needs of
low- to moderate- mixed-income
elderly households (30%+ AMI).
Approximately 20 units should be
located in Downtown Grand
Island.
$38,000,000. 55% or
$20,900,000.
PED, GIAEDC, MAAA, HDC,
GICDD, HCHA, GICRA,
NIFA/LIHTC, MHEG,
HOME, NAHTF, AHP,
HTCs, HUD, TIF & CPF.
12. Elderly Homeownership Initiative,
175 Units, scattered site and/or new
subdivision, mixed income, 2- & 3-
bedroom single family, patio home,
duplex and town home units, standard
amenities, complete accessibility
design, to meet the needs of Moderate-
income elderly households (60%+
AMI). Approximately 16 units
should be located in Downtown
Grand Island.
$37,000,000. 35% or
$12,950,000.
PED, GIAEDC, HDC,
GICDD, MAAA, GICRA,
HOME, NAHTF, HTCs,
TIF & CPF.
13. Housing Rehabilitation/
Modification Program, 55 Units,
standard amenities, complete
visitability, accessibility design, to
meet the needs of very-low- to
moderate-income (0% to 80% AMI),
Including Elderly and Special
Population Households, with a
Person(s) with a Disability.
$2,933,000. 90% or
$2,639,700.
HCHA, HDC, GICDD,
GICRA, MAAA, CNCS,
CDBG, HOME, NAHTF, TIF
& OE.
14. Develop 70 additional licensed
assisted living units with
supportive/specialized services for
near-independent and frail-elderly
residents of Grand Island.
$10,150,000. 65% or
$6,957,500.
PED, GIAEDC, MAAA,
HCHA, GICRA, TIF, CPF &
TEBF.
Grand Island Regular Meeting - 1/14/2015 Page 126 / 173
SECTION 6 GRAND ISLAND FIVE-YEAR HOUSING ACTION PLAN.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 6.6
HOUSING FOR FAMILIES.
Activity.
Est.
Total Cost.
Est. Required
Cost Subsidy.
Potential
Partnerships.
15. Single Family Rental, CROWN
Rent-To-Own Program, 34 Units,
scattered site, mixed income, 3+-
bedroom houses with standard
amenities to meet the affordable
housing needs of moderate-income
households (51% to 80% AMI).
$6,700,000. 90% or
$6,030,000.
PED, HDC, GICDD,
GICRA, HCHA,
NIFA/LIHTC, MHEG, AHP,
NAHTF, HOME, TIF &
CPF.
16. General Rental Housing Program,
225 Units, scattered site, mixed
income, consisting of 2- & 3-bedroom
duplexes/triplexes and town home
units with standard amenities, to
meet the affordable rental housing
needs of low- to moderate-income
workforce households (51% to 125%
AMI).
$44,000,000. 75% or
$30,750,000.
PED, HDC, GICDD, HCHA,
GICRA, NIFA/LIHTC,
MHEG, AHP, NAHTF,
HOME, TIF & CPF.
17. Family Homeownership Initiative,
460 Units, scattered site, mixed
income, single family, patio home and
town home, 3+ bedroom units with
standard amenities to meet the
affordable housing needs of low- to
upper-income family households
(51%+ AMI). Utilize a Purchase-
Rehab-Resale or Re-rent Program.
$90,000,000. 60% or
$54,000,000.
PED, HDC, GICDD,
GICRA, FTHB, CDBG,
NAHTF, HOME, TIF &
CPF.
18.
Single Room Occupancy Housing
Program, 36 rooms, three buildings,
in the Community, to meet the needs
of low- to moderate-income, single
person workforce households (35% to
80% AMI).
$4,490,000. 70% or
$3,367,500.
PED, Major Employers,
GIAEDC, GICRA, HDC,
GICDD, NIFA/LIHTC,
MHEG, HOME & TIF.
Grand Island Regular Meeting - 1/14/2015 Page 127 / 173
SECTION 6 GRAND ISLAND FIVE-YEAR HOUSING ACTION PLAN.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 6.7
HOUSING FOR FAMILIES (Continued).
Activity.
Est.
Total Cost.
Est. Required
Cost Subsidy.
Potential
Partnerships.
19. Owner/Rental Housing Initiative for
Special Needs Populations, 80 Units
(38 owner, 22 rental), scattered site, 2-
& 3-bedroom units, standard amenities,
complete visitability and accessibility
design, to meet the affordable
independent living housing needs of
persons with special needs (0% to 80%
AMI).
$11,100,000. 95% or
$10,545,000.
PED, HDC, HCHA,
GICDD, GICRA, HUD,
CDBG, NAHTF, HOME,
NIFA/LIHTC, MHEG, TIF,
AHP & CPF.
20.
Develop 20 units for “special
populations,” including persons with a
physical and/or chronic mental
disability, including temporary shelter
housing.
$3,900,000 95% or
$2,755,000.
PED, HDC, HCHA,
GICDD, GICRA, HUD,
CDBG, NAHTF, HOME,
NIFA/LIHTC, MHEG, TIF,
AHP & CPF.
21.
Downtown Owner Units, 24 Units,
mixed income, scattered site, 1- & 2-
bedroom units. Units could include
rehabilitation of upper-level commercial
structures.
$4,536,000 85% or
$3,855,600.
PED, GIAEDC, GICRA,
GICDD, HDC, HTC,
CDBG, HOME,
NIFA/LIHTC, NAHTF,
AHP, MHEG, TIF & CPF.
22.
Downtown Rental Units, 34 Units,
mixed income, scattered site, 1- & 2-
bedroom apartments. Units could
include rehabilitation of upper-level
commercial structures.
$6,426,000 85% or
$5,462,100.
PED, GIAEDC, GICRA,
GICDD, HDC, HTC,
CDBG, HOME,
NIFA/LIHTC, NAHTF,
AHP, MHEG, TIF & CPF.
23.
Immediate Housing Initiative –
Create up to 40 units of rental housing,
via alternative housing scenarios,
including accessory housing for families,
or as rental properties.
$2,720,000 90% or
$2,448,000.
PED, HCHA, HDC,
GICDD, GIAEDC, GICRA,
Major Employers, CDBG,
HOME, NAHTF, AHP,
TIF, & CPF.
Grand Island Regular Meeting - 1/14/2015 Page 128 / 173
APPENDIX I.
Grand Island Survey Results.
Grand Island Regular Meeting - 1/14/2015 Page 129 / 173
APPENDIX I GRAND ISLAND SURVEY RESULTS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 1
Grand Island Household “Citizen” Housing Survey (TOTAL SURVEYS: 337)
The Grand Island Economic Development Corporation is conducting an Affordable Housing Market
Study. The data compiled in this survey will be completely anonymous as presented within the final
Study. We appreciate your input to help create a plan to improve housing choices in the community.
*Homeless – no permanent residence, living with friends, living in shelter.
Your Household
1. How many people
in each of these
age groups live in
your home?
0 - 15 years 252 45 - 59 years 115
16 –23 years 124 60 -74 years 48
24 -44 years 326 75+ years 3
2. What is your
Gender?
Male 138 Female 192
3. How would you
describe your Race
/ Ethnicity?
Caucasian / not Hispanic 201 Black / African American 30
Asian 6 Native American / Pacific
Islander
2
Two or more races 3 Hispanic 94
4. What is your
relationship status?
Married 195 Widowed 3
Divorced 27 Separated 3
In Domestic Partnership /
Civil Union
10 Cohabitating with Significant
Other
23
Single 69
Your Home
Do you currently:
Rent an apartment (81) Rent a rent-subsidized unit (3)
Rent a home (43) Live with parents (10)
Own with a mortgage (145) Currently homeless* (1)
Own with no mortgage (31) In process of buying (0)
Other ____(See Comments)___________________________________
What type of housing do
you live in?
How many bedrooms does
your housing unit have?
How many bedrooms do
you need?
How would you rate the
condition of your current
residence?
Excellent (78) Good (144)
Fair: Needs Moderate Rehabilitation (under $25,000) (66)
Poor: Needs Major Rehabilitation (over $25,000) (27)
Dilapidated-Not Livable (0)
(24)If your dwelling needs
repairs please check all that
apply
Plumbing (47) Insulation (28) Windows (93)
Electrical (49) Floors / Ceiling (61) Foundaton Repairs
(15)
Exterior (47) Roof Repairs (31) Heating (24)
Other _____(See Comments)________________________
What are your monthly
housing costs?
Rent __(See Comments)___ Mortgage ____(See Comments)_____
Do you receive public
financial aid for housing?
Yes (15) No (291)
House (219) Duplex (7) Apartment (64) Condo (4)
1 (25) 2 (95) 3 (107) 4 (70) 5+ (26)
Mobile Home (19) Townhouse (10) Income Based Housing (1)
1 (48) 2 (80) 3 (109) 4 (50) 5+ (19)
Grand Island Regular Meeting - 1/14/2015 Page 130 / 173
APPENDIX I GRAND ISLAND SURVEY RESULTS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 2
You and Grand Island
Do you:
(Please check ALL boxes
that apply)
Currently live in Grand Island? (239) If so, for how long? (See
Comments)
Work in Grand Island? (258) Does your spouse/partner work
in Grand Island? (128) Have relatives in Grand Island? (114)
Is your current home
unsuitable for your living
needs? If so, please
indicate why.
It is too small (73) It is too big (13)
It is too expensive (37) Desire to own house (22)
It is in poor condition (23) Not Suited to my Health /
mobility problems (8)
Other (See Comments) It is suitable for my needs (132)
Would you be interested in
a grant for home repairs?
Would you consider moving
away from Grand Island for
affordable housing?
If so, how many miles
away? (circle one) 0-4 (26) 5-10 (21) 10-20 (24) 20-30 (18) 30-40 (7) 40+ (16)
Future Housing
If you would like to rent,
what monthly rent could you
afford?
$450 or less (82) $451 to $600 (53)
$600 - $750 (31) $751 and up (38)
If you are looking to
purchase a home what can
you afford for a monthly
house payment?
$500 or less (82) $501 - $750 (51)
$751 to $1,000 (30) $1,001 and Up (44)
If you currently rent, but
would like to buy a home,
please mar any barriers that
have prevented you from
purchasing a home
Lack of available housing (36) Cost of existing housing (37)
Lack of Down Payment (35) Credit Rating (40)
Available Building Lot (7)
Other: ____(See Comments)________________________
If housing was being built in
your community, would you
be interested?
Yes (155) No (100)
Please describe special
features you would like to
see in housing development
________________________________________________________
_______(See Comments)___________________________________
_______________________________________________________
________________________________________________________
Yes (107) No (196)
Yes (87) No (208)
Grand Island Regular Meeting - 1/14/2015 Page 131 / 173
APPENDIX I GRAND ISLAND SURVEY RESULTS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 3
Is there anything else you would like to share about housing in Grand Island?
_____________________(See Comments)_________________________________________________
____________________________________________________________________________________
____________________________________________________________________________________
Are you, or anyone else from your household (including those currently residing temporarily elsewhere),
likely to need affordable housing within the Grand Island area now or in the next five years?
Are you looking to: own (162) rent (45)
Why would you
want to move
(you can give
more than one
reason)?
Need local affordable housing (47) Need independent housing (21)
Need larger housing (86) Need smaller housing (11)
Present home in poor state of
Repair (17)
Need to be closer to employment (23)
Need older persons housing (10) Need to be closer to a dependent (5)
Need specially adapted home (1) Death, divorce or other change in family
structure requiring a move (17)
Need to be closer to relatives who are in
the area (17)
Other: __________________________________________________________
Do you feel that there is a need for additional low-income housing?
If yes, what types of
housing
opportunities are
needed?
(Please check all
that apply
Single family housing- rent (126) Duplex for Seniors (53)
Single family housing- own (160) Elderly and Assisted Living
housing (46)
Special needs housing (42) Duplex (48)
Other: ___________________________________________________________
Mobility
If you moved to Grand
Island in the last five years
which of the following best
describes your reason for
relocation?
Job (130) Retirement (2) Affordable Housing (8)
Small Town Atmosphere (8) Be close to family (29)
Other: ________(See Comments)______________________________
___________________________________________________________
___________________________________________________________
Do you plan to continue
living in Grand Island more
than:
2 Years (65) 5 Years (48) 10 Years (45) Indefinitely (108)
If you or someone in your
household works outside of
Grand Island, how far is the
commute to work?
Less than 10 miles (44) 11-20 Miles (20)
21-30 miles (20) More than 31 miles (37)
Yes (150) No (128)
Yes (210) No (56)
Grand Island Regular Meeting - 1/14/2015 Page 132 / 173
APPENDIX I GRAND ISLAND SURVEY RESULTS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 4
GRAND ISLAND, NEBRASKA
HOUSING STUDY WITH STRATEGIES FOR AFFORDABLE HOUSING.
HOUSEHOLD “CITIZEN” HOUSING SURVEY COMMENTS (UNEDITED).
Do you currently:
- Live in a mobile home. (6)
- Own two homes.
If your dwelling needs repairs, check all that apply (other responses).
- Garage siding
- Driveway
- Landscaping and trim.
- Basement walls - old cement crumbling
- General updating of the home
- Parking
- Kitchen and bath updates (2)
- Time to paint exterior again
- Basement finished & new concrete driveway
- Exterior Concrete, Waterproofing, Drainage System
- HVAC
- Countertops
- Door
- Not energy efficient at all; windows are rotting and need replaced
- Concrete driveway work
What are your monthly housing costs?
RENT
Less Than $300 (Including no cash rent) – 15
$300-$500 – 9
$501-$700 – 14
$701-$900 – 7
$901+ – 7
MORTGAGE
Less Than $500 – 4
$501-$700 – 19
$701-$900 – 27
$901-$1,100 – 13
$1,101+ – 43
Grand Island Regular Meeting - 1/14/2015 Page 133 / 173
APPENDIX I GRAND ISLAND SURVEY RESULTS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 5
Do you currently live in Grand Island? If so, for how long?
Less Than One Year – 16
1-2 Years – 26
3-5 Years – 26
6-10 Years – 32
11-20 Years – 34
21+ Years – 37
Please describe special features you would like to see in housing
development.
- Would like to see Townhome/Condo in 200,000-250,000 price range - 3 bedroom, 3
car garage.
- Would like to see property taxes below 4,000.
- Large streets, good lighting, large yards.
- Parks.
- Vinyl siding, underground sprinklers, fenced in yard, a fireplace, screened in front
porch, wood floors redone.
- Condominiums.
- High end condo/town home.
- More customization.
- Quality houses, not cheaply/fast made.
- Walkability to amenities like grocery/bank/shopping.
- Decent spacing between homes.
- Covenants that are strictly enforced. Too many nice houses that have junk yards
or junk outside.
- Just three bedrooms.
- Golf course swimming pool tennis courts boxing ring.
- Green space (centralize park within the development).
- Parks.
- Affordable housing with maintenance free features. I am a single mother with
limited ability in "doing it myself".
- Affordable houses.
- More affordable allow you to rent to own.
- More parks.
- Housing that is priced in the $100k to $150k range.
- Housing in the Northwest Public School District.
- Housing that isn't overpriced.
- Green space including lawns and trees, wide streets, affordable well-built homes.
- Connection to the actual city- not some treeless former corn field out where you
can’t walk to anything.
- Houses that aren't on top of each other. There isn't any privacy in any of the new
neighborhoods. The older houses on larger lots usually need updates.
- Parks, wide streets, big lots.
- Fenced Yards, energy efficiency.
- One Story no steps.
- Nice yard and 37 foot streets.
Grand Island Regular Meeting - 1/14/2015 Page 134 / 173
APPENDIX I GRAND ISLAND SURVEY RESULTS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 6
- Trees, sidewalks, bike paths, a park and a pool.
- sewer system, neighborhood watch, sidewalks.
- Wider streets, good lighting at night, bigger lots.
- Low income housing is greatly needed for the clients I work with.
- Wide streets houses that do not all look the same variety of sizes and styles all one
level.
- Large Garage and outdoor space.
- Assistance for minor repairs for people who are in a mid-range bracket of income
who are current home-owners who are never late on mortgage, insurance, taxes,
etc.
- Walking trails, larger green space.
- Green spaces hike/bike paths.
- Re-develop neighborhoods with unsafe structures and substandard housing. Limit
expanding the city and repair/replace existing homes.
- Parks, good elementary schools.
- Green space Homeowner agreements.
- Garage place to go for tornado.
- Park.
- Walkable, safe, green space.
Why would you want to move?
- Would like to shift from house to condo
- No interest in moving
- Retirement
- Current neighborhood annexed and would like to return to Northwest school
district.
- Future 2nd marriage may require larger home
- I miss living in Grand Island.
- Retirement in another state
- Different neighborhood. Crime in current neighborhood.
- Don't want to move. Love GI. Would only move for higher paying job.
Do you feel there is a need for additional low-income housing? If Yes,
what type of housing opportunities are needed?
- Affordable one bedroom housing units for rent.
- No need for more "low income" but a need for more affordable for people not able to
get the handouts because we work.
- Affordable, but nice apartments.
- With Pets.
- Apartments.
- Apartments for college students.
- Low income apartments.
- Something geared to young single professionals.
- Affordable housing for single people that work but live below the poverty line.
- AFFORDABLE housing.
- Townhomes.
Grand Island Regular Meeting - 1/14/2015 Page 135 / 173
APPENDIX I GRAND ISLAND SURVEY RESULTS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 7
If you have moved to Grand Island in the last five years, which of the
following describes your reason for relocation (Other responses).
- Cut down on driving to and from work.
- Got married and moved to be with spouse.
Are there any other comments you would like to make in regards to Grand
Island housing?
- Property taxes are overwhelming.
- I bought a house 13 years ago that I still paying and that is more than 75 years
old. Since I am living there the roof every spring leaks and every winter the
inside walls are wet, because it is not insulated. My heater bill every year is
super high.
- There are great opportunities for down town housing development in the upper
levels of business buildings. Younger people like to live in an area with a short
walk distance and there is little up keep of property. Professionals that come in
for a short stay for work like to have a small affordable place to stay and both like
to have the option of not paying rent for a full month.
- The housing that is available is unaffordable, with little space. Most places are run
down and utilities are higher than in a regular home.
- Only at north & west part of town. Don't want a house near low income housing /
ill be honest, a big Hispanic family.
- Also need more apartment availability so when we hire new help that needs to
relocate we can offer more choices for quick living accommodations.
- Housing in this city is high due to people living way beyond their means, buying
houses at high price they can't afford on one end of spectrum and on the other
end the low income HUD housing the government pays ridiculous amounts of
money or houses. Example: house on my block qualified for $800 a month HUD
when the landlord had previously gotten $575 for it. They (HUD) way over pay
for housing driving up the market then us middle class folk can barely afford to
live. Grand island is an awesome place to live and don't plan on moving but
maybe we could find some middle class grants? I live in the 4th and Broadwell
area and have spent money on my property to better it.
- Multi-family occupation of houses by ethnic families is the main reason rental
housing and apartments have gone up.
- I would like to see efforts focused on both revitalizing downtown living (as well as
other established neighborhoods) and building new (subdivisions and
apartments). I hate to see the great historic or older homes in Grand Island
turned into blighted apartments.
Grand Island Regular Meeting - 1/14/2015 Page 136 / 173
APPENDIX I GRAND ISLAND SURVEY RESULTS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 8
- I have hired young, professional employees who have moved to Grand Island and
have had an extremely difficult time finding a decent apartment or small house
to rent. I've since lost all of those employees to larger cities.
- I work two jobs in order to afford my current home. I am happy there but would
have loved to see better options when I purchased, that were not in obvious need
of major repairs that would have made affordable housing, unaffordable.
- Better paying jobs will fix a lot of the problems we have. No one should have a full
time job at minimum wage and no benefits.
- There is a need in Grand Island for affordable houses to rent and/or own.
- Equivalent housing in Bellevue, NE is cheaper, pay is higher and schools are
better. I would move out of GI if it weren't for family being here.
- Rent is outrageous in GI. My daughter and her baby have to live in substandard
housing or apply for rental assistance. What young person or couple can afford
$1,000 a month for rent? How can they ever save to buy a home?
- Update and renovate current dilapidated homes in town to better the look of the
community and rent them to respectable tenants to help make the community
safe again.
- Do NOT raise taxes...they are already ridiculously high.
- The housing in grand island is overpriced compared to other markets I have looked
at. For similar quality and size of home, Lincoln/Omaha/Kearney are much better
markets to purchase a home.
- The problem is there is very low end housing and very high end housing. Not much
in between- especially if you don't want to live way out beyond the core of the city.
-More apartments are needed for college students and more apartments which allow
pets.
- The real estate in Grand Island is overpriced for what you get.
- Higher Income renters that don't want to own a house.
- I live in an older neighborhood and the lack of sidewalks and street lighting is
frustrating. it also seems the neighborhoods have a lack of parks in GI, the few
parks we have are packed full of people, which is good, but tells me we may need
some more green space in town.
- Extreme shortage in all areas of housing. And what is out there, is more expensive
than Omaha and Lincoln.
Grand Island Regular Meeting - 1/14/2015 Page 137 / 173
APPENDIX I GRAND ISLAND SURVEY RESULTS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 9
- Need to have older homes fixed up to make neighborhoods looks not so rundown.
Make people clean up their yards so not so much trash, junk or to many vehicles
being parking in yard.
- We need to put some money back into the school district for all the TIF / low
income projects that are adding to GIs population growth causing crowding in the
schools. Overall good problem to have
- There seems to be no moderate priced homes for sale!
- I actually live near Doniphan and me and my husband own a home and we
commute to work in GI. Most questions don't pertain to us since we own our home
and have no need for different housing, etc.
- No rental houses available. Houses for rent that are affordable you wouldn't want
to live in. Decent houses are outrageously priced. Houses for sale follow the same
trend.
- I know a man that spent 6 months staying at the Salvation Army because even
though he worked 40 hours a week, he could not afford an apartment. He only
made $8/hour, and half of his income was taken from his check for child support.
He only brought home $500/month. He tried to get an apartment through HUD,
but the process was taking forever and because he was a single guy, there wasn't
much available to him. He ended up getting an apartment with his girlfriend, but
as far as I know his application with HUD is still pending and that's been 3
months ago now. If it weren't for his girlfriend, he'd still be at the Salvation
Army. He works, and works hard, but can't afford to put a roof over his head in
Grand Island.
- All of the apartments are in one area-I think they should spread out equally
throughout the city
- We are moving out of GI in the next few months due to a lack of professional job
opportunities. There are too many jobs that are low paying and therefore not
enough housing for those people either.
- I work with several families that live in poor housing conditions and their
landlords will not correct the issues to make the home safer for them and their
small children.
- I live in Gibbon but work in GI. We considered moving towards GI but would
probably still live in outside community that has good school system.
Grand Island Regular Meeting - 1/14/2015 Page 138 / 173
APPENDIX I GRAND ISLAND SURVEY RESULTS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 10
Workforce Housing Needs Survey
The Grand Island Area Economic Development Corporation (GIAEDC), in
cooperation with major employers in the Grand Island Area, is conducting the following
Survey to determine the specific renter and owner housing needs of the Area's workforce.
This Survey is part of a Community Housing Study, funded with a Housing Grant provided
by the Nebraska Investment Finance Authority, with matching funds from GIAEDC and
the Grand Island Community Redevelopment Authority. We would appreciate you
completing and returning the following Survey to your employer by FRIDAY, JANUARY
24TH.
Thank you!
Place of Employment? __________________________________ TOTAL SURVEYS: 684
Do you currently live in Grand Island? ___553___Yes ___131___No
If No, where and why not? _____________________________
If No, are you interested in moving to Grand Island? ___38___Yes ___131___No
Number of Persons in your household? __ 1 = 70 2 = 197 3 = 126 4 = 138 5+ = 113
Do you rent or are you a homeowner? __221__Rent __431__Own
Are you satisfied with your current housing situation? __483__Yes __169__No
If No, why? ________________________________________________
What is your current annual total household income?
_87_Less than $25K _178_$25K-$50K _134_$50K-$75K _122_$75K-$100K _101_$100K+
As a renter or homeowner, what are some of the issues or barriers you
experience with obtaining affordable, suitable housing for your household?
Please check all that apply.
For Renters For Owners
11 Lack of handicap accessible housing 11 Lack of handicap accessible housing
35 Lack of adequate public transportation 29 Lack of adequate public transportation
31 Lack of knowledge of fair housing rights 12 Lack of knowledge of fair housing rights
142 Cost of rent 189 Housing prices
17 Restrictive zoning/building codes 25 Restrictive zoning/building codes
22 Job status 27 Job status
52 Attitudes of landlords & neighbors 38 Attitudes of immediate neighbors
103 Lack of availability of decent rental units
in your price range
51 Mortgage lending application requirements
20 Use of background checks 96 Excessive down payment/closing costs
66 Excessive application fees and/or rental
deposits
109 Cost of utilities
65 Cost of utilities 2 Lack of educational resources about
homeowner responsibilities
23 Lack of educational resources about tenant
responsibilities
15 Cost of homeowners insurance
Other:___________________________ 105 Lack of sufficient homes for sale
Other:___________________________ Other:__________________________
OVER
Grand Island Regular Meeting - 1/14/2015 Page 139 / 173
APPENDIX I GRAND ISLAND SURVEY RESULTS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 11
If you are currently a RENTER and would like to become a HOMEOWNER
in GRAND ISLAND, within the next five years, or if you are currently a
HOMEOWNER and desire to upgrade or change housing in GRAND
ISLAND, within the next five years, please complete the following
questions. If not, please return your survey to your employer.
Which one of the following housing types would you most like to purchase?
__483__Single Family __60__Attached Townhouse Or Duplex Type Unit
__7__Mobile Home __33__None, I plan to rent for the next five years
How many bedrooms would your family need?
__27__One __121__Two __268__Three __167__Four +
What is the most your family could afford for a home?
_74_ Under $50K _115_ $50K-100K _103_$100K-$125K _132_$125K-$175K
_79_$175K-$225K _66_$225K+
What can you afford for a monthly house payment, not including house insurance
and property taxes?
_45_Under $300 _186_$300 to $645 _144_$646 to $870
_99_$871 to $1,025 _97_$1,026+
If you are currently a RENTER, but would like or need a different or
alternative rental situation in GRAND ISLAND, within the next five years,
please complete the following questions. If not please return your survey
to your employer.
Which one of the following housing types would you most like to rent?
___40___Single Family ___5__Attached Townhouse or Duplex Type Unit
___2___Mobile Home __11__Standard Apartment Unit
___1__Other? _________________________________
How many bedrooms would your family need?
___7___One ___17___Two ___18___Three ___20___Four +
What is the most your family could afford for monthly rent?
__18__Under $350 __13__$350-$450 __14__$451-$550 __7__$551-$650
__2__$650-$750 __2__$750+
Thank You For Your Participation!
Grand Island Regular Meeting - 1/14/2015 Page 140 / 173
APPENDIX I GRAND ISLAND SURVEY RESULTS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 12
GRAND ISLAND, NEBRASKA
HOUSING STUDY WITH STRATEGIES FOR AFFORDABLE HOUSING.
WORKFORCE HOUSING NEEDS SURVEY COMMENTS.
Place of Employment:
65 – JBS Swift
29 – Not Identified.
27 – Do Not Work/Retired/Unemployed/Other.
9 – Restaurant-Related Employment.
6 – Work From Home.
5 – Construction/Manufacturing Related Employment.
4 – McCain Food.
3 – Department of Health and Human Services.
3 – Hotel-Related Employment.
2 – Overhead Door Company.
1 Each – C&N Ag Services, Century Lumber, CopyCat, Extension Office, Hobby
Lobby, Home Depot, Bonnavilla Homes, CNH, Disabled Person, G.I.
Clinic, Hired Hand, Industrial Service Corporation, KDL Childcare, Sanchez Plaza,
Sutton, Younkers.
Do you currently live in Grand Island? If no, where and why not:
- Hastings (2)
Are you satisfied with your current housing situation? If no, why not:
- Rent is very high. (8)
- I want to get my own apartment.
- Units are too old/too small. (4)
- I would like to own my own home. (3)
- My home needs rehabilitation.
- I would like to have my own yard and my own driveway.
- I do not get along with my neighbors.
Barriers to affordable housing.
- Lack of rights for all people.
Grand Island Regular Meeting - 1/14/2015 Page 141 / 173
APPENDIX I GRAND ISLAND SURVEY RESULTS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 13
Continuum of Care for Elderly Persons Household Survey
Grand Island, Nebraska
The Grand Island Area Economic Development Corporation (GIAEDC) is currently
conducting a Community Housing Study, to determine both the short- and long-term
housing needs of persons and Families in the Grand Island Area. The Study is funded
with a Housing Grant provided by the Nebraska Investment Finance Authority, with
matching funds from GIAEDC and the Grand Island Community Redevelopment
Authority. The Study will include the identification of housing and service needs of
persons 55+ years of age. Please take a few minutes to complete the following Survey.
Please return this Survey, with your name and contact information to the drop boxes, by
FRIDAY, JANUARY 24TH, and be eligible for a $$$ DRAWING!!
1) Sex: Male__42__ Female__69__ TOTAL SURVEYS: 111
2) Location/
Age Status: Where do You currently live? __100__Grand Island __8__Rural
County/Other
If Rural County or Other, Please identify your location_____________________
What is your current age?
Under 45_1_ 45-54_2_ 55-64_14_ 65-74_21_ 75-84_41_ 85+_31_
Are you currently retired? Yes___97___ No___8___
If no, do you plan on retiring in the Area? Yes___17___ No___4___
3) Family
Status: How many people live in your household? ____1 = 78 2 = 27 3 = 2_______
How many people 55+ years live in your household? __1 = 67 2 = 21 3 = 1__
4) Disability
Status: Do you or anyone in your household have a disability or any special
assistance needs (Mobility, Mental, Hearing/Speech Impaired,
Nutrition/Medication Assistance, etc.)?
Yes___61___ No___45___
If yes, please explain the disability or special needs type.
____________(See Comments)____________________________________________
________________________________________________________________________
5) Please indicate your household income range, for 2013, before taxes. $_____________________
Less than $25,000 = 45 $20K - $30K = 11 $31K - $40K = 6 $41K+ = 3 6) Do you own or rent where you live now?
Own (55)
Rent (54)
What type of housing do you currently live in?
Single Family__51__ Duplex/Townhome__13__ Apartment__39__ Mobile Home__3__
Other________________________________________
7) Please rate the quality of the following Community Services in your Town.
(1 = Excellent, 2 = Good, 3 = Fair, 4 = Poor).
_1.88_Social/Rec. Activities _1.77_Continuing Education _1.96_Entertainment Options
_1.62_Church _1.85_Discount/Variety Store _1.59_Library
_1.56_Grocery Store _1.70_Hospital _1.61_Medical Clinic
_1.54_Pharmacy _2.01_Downtown Businesses _1.63_Police Protection
_1.61_Fire Protection _1.61_Senior Center _1.60_Bank
_1.93_City/Village Offices _1.80_Post Office _1.70_Schools
_1.66_Parks/Recreation _1.68_Restaurant/Cafe ______Other:__________________
- OVER -
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APPENDIX I GRAND ISLAND SURVEY RESULTS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 14
8) Are you satisfied with your current housing situation? ___97___Yes ___8___No
If no, please explain:
______________________________________________________________________________________
______________________________________________________________________________________
9) Do You plan on changing housing in the future?
One Year __6__Yes __73__No
Two Years __7__Yes __59__No
Three to Five Years _10__Yes __60__No
Six to 10 Years _17__Yes __57__No
If yes to Question #9, which of the following types of housing do You anticipate needing?
Check () three (3).
__12__Single Family Home ___3__Apartment - Purchase
__4___Duplex - Rent __22__Assisted Living Housing
__0___Duplex - Purchase __13__One Bedroom Apartment - Rent
__0___Town Home - Rent ___8__Two Bedroom Apartment - Rent
__1___Town Home - Purchase ___7__Other_____________________
__19__Nursing Home/Long-Term Care
10) Which of the following additional housing types are needed in Your Community, for persons
55+ years of age, during the next 10 years. Check () the top three (3).
__26__Single Family Home __7___Apartment - Purchase
__17__Duplex - Rent __38__Assisted Living Housing
__6___Duplex - Purchase __18__One Bedroom Apartment - Rent
__11__Town Home - Rent __23__Two Bedroom Apartment - Rent
__4___Town Home – Purchase __3___Other_____________________
__36__Nursing Home/Long-Term Care
11) How appealing is living at a Retirement Housing Campus to You?
___13___Very appealing
___47___Somewhat appealing
___41___Not appealing
12) Please rate the quality of the following Support Services in your Community.
(1 = Excellent, 2 = Good, 3 = Fair, 4 = Poor).
_2.07_Case Management/Legal Aid _2.02_Transportation/Auto Repair
_2.27_Cultural/Language Assistance _2.14_Finance Assistance/Management
_1.86_Continuing Education Opportunities _1.88_Health Services (Mental, Physical, etc.)
_2.05_Employment Opportunities/Training _1.75_Law Enforcement
_1.92_Adult Care Services _1.69_Senior Social & Recreation Activities
_1.96_Alcohol/Drug Abuse Services _2.16_Housing (Permanent, Transitional, etc.)
_1.58_Food/Meals-On-Wheels _1.82_Emergency Transportation
_1.70_Home Health Care _1.76_Volunteer Opportunities
_2.03_Counseling Services _1.85_Veteran Services
_2.07_Aids for Disabilities _2.34_Homeless Services
_2.30_Home Repair/Rehabilitation Services ______Other:_______________________________
13) Considering the list of Supportive Services in Question 12, what are the three (3) most
critical Services at this time, for persons 55+ years residing in your Community?
_________(See Comments)___________________________________________________________
___________________________________________________________________________________
Thank You For Your Participation!
Please enter your Name and Telephone Number for a $$$ DRAWING!!!
(SURVEYS MUST BE COMPLETED TO BE ELIGIBLE FOR THE DRAWING).
Name________________________ Telephone Number_________________
Grand Island Regular Meeting - 1/14/2015 Page 143 / 173
APPENDIX I GRAND ISLAND SURVEY RESULTS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 15
GRAND ISLAND, NEBRASKA
CONTINUUM OF CARE FOR
ELDERLY PERSONS HOUSEHOLD SURVEY - COMMENTS
4. Do you or anyone in your household have a disability or any special
assistance needs? If yes, please explain.
- Sight Issues/Blindness. (5)
- Severe Arthritis. (4)
- Poor Balance.
- Shortness of Breath.
- Knee Issues. (2)
- Hip Issues. (2)
- Hearing Impaired. (12)
- Mobility Issues/Use of a Walker. (22)
- Neopathy.
- COPD. (2)
-Fibromyalgia. (2)
- Asthma.
- Diabetes. (3)
- Back Issues. (4)
- Use of Oxygen System. (4)
- Medication Assistance. (3)
- Mental Disability. (2)
- Physical Disability.
- Nursing/Skilled Care.
- Cancer/Recovering from Cancer Treatments. (2)
- Nutrition Assistance.
- Leg Issues. (3)
- Lypmedema.
- Parkinson’s Disease. (2)
- Multiple Sclerosis.
- Dementia/Alzheimer’s. (2)
- Amputation. (3)
- Arm Issues.
- Neck Issues.
8. Are you satisfied with your current housing situation? If No, please
explain.
- Needs to be remodeled.
- Roaches and possible bedbugs.
- Kitchen is too small.
- Need an attached garage.
- Maintenance is a problem.
Grand Island Regular Meeting - 1/14/2015 Page 144 / 173
APPENDIX I GRAND ISLAND SURVEY RESULTS.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 16
13. Considering the list of Supportive Services in Question 12, what are the
three (3) most critical Services at this time, for persons 55+ years
residing in your Community?
- Meals on Wheels. (16)
- Transportation. (10)
- Home Health Care. (12)
- Financial Assistance. (2)
- Emergency Transportation. (4)
- Auto Repair.
- Senior Social & Recreational Activities. (3)
- Aids for Disabilities. (4)
- Housing. (11)
- Law Enforcement.
- Adult Care/Health/Emergency Services. (17)
- Veteran Services. (9)
- Legal Assistance/Case Management. (3)
- Alcohol/Drug Abuse Assistance. (2)
- Home Repair. (4)
- Homeless Services. (5)
- Employment Opportunities. (3)
- Mental Health Assistance.
- Cultural/Language Assistance.
Grand Island Regular Meeting - 1/14/2015 Page 145 / 173
APPENDIX II.
Grand Island Table Profile.
Grand Island Regular Meeting - 1/14/2015 Page 146 / 173
APPENDIX II GRAND ISLAND TABLE PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 1
TABLE 1
POPULATION TRENDS & PROJECTIONS
GRAND ISLAND / EMA / HALL COUNTY, NEBRASKA
2000-2019
Total Annual
Year Population Change Percent Change Percent
Grand Island: 2000 42,940 -- -- -- --
2010 48,520 +5,580 +13.0% +558 +1.3%
2014 50,115 +1,595 +3.3% +531.6 +0.3%
Low 2019 51,165 +1,050 +2.1% +210 +0.4%
Medium 2019 51,917 +1,802 +3.6% +360.4 +0.7%
High 2019 52,603 +2,488 +5.0% +497.6 +1.0%
Effective 2000 77,708 -- -- -- --
Market 2010 81,850 +4,142 +5.3% +414.2 +0.5%
Area*: 2014 82,993 +1,143 +1.4% +381 +0.5%
2019 84,964 +1,971 +2.3% +394.2 +0.5%
Hall 2000 53,534 -- -- -- --
County: 2010 58,607 +5,073 +9.5% +507.3 +1.0%
2014 60,496 +1,889 +3.2% +629.6 +0.3%
2019 63,481 +2,985 +4.9% +597 +0.5%
NOTE: 2012 Census Estimates: Grand Island, 49,989; Hall County, 60,345.
*Grand Island Metropolitan Statistical Area, consisting of Hall, Hamilton, Howard and Merrick Counties.
Source: 2000, 2010 Census.
Hanna:Keelan Associates, P.C., 2014.
Grand Island Regular Meeting - 1/14/2015 Page 147 / 173
APPENDIX II GRAND ISLAND TABLE PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 2
TABLE 2
POPULATION AGE DISTRIBUTION
TRENDS & PROJECTIONS
GRAND ISLAND, NEBRASKA
2000-2019
2014-2019
Age Group 2000 2010 Change 2014 2019 Change
19 and Under 12,218 14,608 +2,390 15,368 16,171 +803
20-34 9,343 9,867 +524 9,983 10,106 +123
35-54 11,942 12,549 +607 12,767 12,940 +173
55-64 3,364 5,210 +1,846 5,657 6,243 +586
65-74 2,946 2,932 -14 2,929 2,940 +11
75-84 2,283 2,259 -24 2,254 2,265 +11
85+ 844 1,095 +251 1,157 1,252 +95
Totals 42,940 48,520 +5,580 50,115 51,917 +1,802
Median Age 34.8 34.7 -0.1 34.7 34.6 -0.1
Source: 2000, 2010 Census.
Hanna:Keelan Associates, P.C., 2014.
TABLE 3
SPECIFIC HOUSEHOLD CHARACTERISTICS
GRAND ISLAND/EMA, NEBRASKA
2000-2019
Year
Population
Group
Quarters
Persons in
Households
Households
Persons Per
Household
Grand 2000 42,940 1,091 41,869 16,426 2.55
Island: 2010 48,520 1,058 47,462 18,326 2.59
2014 50,115 1,047 49,068 18,801 2.61
2019 51,917 1,035 50,882 19,115 2.62
Effective 2000 77,708 1,578 76,130 29,614 2.57
Market 2010 81,850 1,474 80,376 31,535 2.55
Area*: 2014 82,993 1,451 81,542 32,103 2.54
2019 84,964 1,403 83,561 33,028 2.53
*Grand Island Metropolitan Statistical Area, consisting of Hall, Hamilton, Howard and Merrick Counties.
Source: 2000, 2010 Census.
Hanna:Keelan Associates, P.C., 2014.
Grand Island Regular Meeting - 1/14/2015 Page 148 / 173
APPENDIX II GRAND ISLAND TABLE PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 3
TABLE 4
TENURE BY HOUSEHOLD
GRAND ISLAND/EMA, NEBRASKA
2000-2019
Owner Renter
Year
Total
Households
Number
Percent
Number
Percent
Grand 2000 16,426 10,307 62.7% 6,119 37.3%
Island: 2010 18,326 11,186 61.0% 7,140 39.0%
2014 18,801 11,394 60.6% 7,407 39.4%
2019 19,115 11,545 60.4% 7,570 39.6%
Effective 2000 29,614 20,385 68.8% 9,229 31.2%
Market 2010 31,535 21,420 67.9% 10,115 32.1%
Area*: 2014 32,103 21,701 67.6% 10,402 32.4%
2019 33,028 22,261 67.4% 10,767 32.6%
*Grand Island Metropolitan Statistical Area, consisting of Hall, Hamilton, Howard and Merrick Counties.
Source: 2000, 2010 Census.
Hanna:Keelan Associates, P.C., 2014.
TABLE 5
HOUSEHOLDS BY HOUSEHOLD SIZE
GRAND ISLAND, NEBRASKA
2010
1
Person
2
Persons
3
Persons
4
Persons
5
Persons
6
Persons
7+
Persons
5,342 5,782 2,567 2,260 1,336 598 441
Source: 2010 Census.
Hanna:Keelan Associates, P.C., 2014.
Grand Island Regular Meeting - 1/14/2015 Page 149 / 173
APPENDIX II GRAND ISLAND TABLE PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 4
TABLE 6
HOUSEHOLDS BY INCOME GROUP
GRAND ISLAND, NEBRASKA
2012 ESTIMATE*
Household
All
Renter
Elderly (55+)
Income Households Households Households
Number Percent Number Percent Number Percent
Less than $10,000 1,300 7.1% 1,127 16.3% 456 7.8%
$10,000-$19,999 1,961 10.7% 1,206 17.5% 876 14.8%
$20,000-$34,999 3,639 19.9% 1,724 25.0% 1,397 23.6%
$35,000-$49,999 3,415 18.6% 1,286 18.7% 1,215 20.5%
$50,000 or More 7,997 43.7% 1,547 22.5% 1,970 33.3%
Totals 18,312 100.0% 6,890 100.0% 5,914 100.0%
Median Income $44,791 $28,446 $38,289
* Specified Data Used; subject to margin of error.
Source: 2008-2012 American Community Survey.
Hanna:Keelan Associates, P.C., 2014.
TABLE 7
HOUSEHOLD INCOME BY AGE GROUP*
TRENDS AND PROJECTIONS
GRAND ISLAND, NEBRASKA
2000-2019
Income Group
2000*
2012 Est.*
2014
2019
% Change
2014-2019
All Households
Less than $10,000 1,703 1,096 892 669 -25.0%
$10,000-$19,999 2,522 1,558 1,341 1,020 -31.5%
$20,000-$34,999 3,710 4,095 4,152 4,278 +3.0%
$35,000-$49,999 3,240 3,117 3,101 3,114 +0.4%
$50,000 or More 5,207 8,595 9,315 10,034 +7.7%
Totals 16,382 18,461 18,801 19,115 +1.7%
Median Income $36,044 $46,146 $49,949 $55,326 +10.7%
Households 55+ Yrs.
Less than $10,000 771 456 425 344 -19.0%
$10,000-$19,999 1,126 876 802 689 -14.1%
$20,000-$34,999 1,354 1,397 1,703 1,771 +4.0%
$35,000-$49,999 993 1,215 940 949 +1.0%
$50,000 or More 1,408 1,970 2,133 2,438 +14.2%
Totals 5,652 5,914 6,003 6,101 +1.6%
Median Income $30,643 $38,289 $39,885 $42,357 +6.2%
* Specified Data Used. 2012 Estimate subject to margin of error.
Source: 2000 Census, 2008-2012 American Community Survey Estimate.
Hanna:Keelan Associates, P.C., 2014.
Grand Island Regular Meeting - 1/14/2015 Page 150 / 173
APPENDIX II GRAND ISLAND TABLE PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 5
TABLE 8
PERSONS RECEIVING SOCIAL SECURITY INCOME
HALL COUNTY, NEBRASKA
2012
Social Security Income-2012 Number of Beneficiaries
Retirement Benefits
Retired Workers 6,980
Wives & Husbands 345
Children 105
Survivor Benefits
Widows & Widowers 755
Children 325
Disability Benefits
Disabled Persons 1,340
Wives & Husbands 15
Children 275
Total 10,140
Aged 65 & Older
Men 3,315
Women 4,160
Total 7,475
Supplemental Security Income-2012 Number of Beneficiaries
Aged 97
Blind and Disabled 830
Total 927
N/A=Not Available.
Source: Department of Health and Human Services,
Social Security Administration, 2014.
Hanna:Keelan Associates, P.C., 2014.
Grand Island Regular Meeting - 1/14/2015 Page 151 / 173
APPENDIX II GRAND ISLAND TABLE PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 6
TABLE 9
PER CAPITA INCOME
HALL COUNTY, NEBRASKA / STATE OF NEBRASKA
2002-2019
Hall County State of Nebraska
Year
Per Capita
Income
Percent
Change
Per Capita
Income
Percent
Change
2002 $29,115 -- $28,598 --
2003 $30,457 +4.6% $29,902 +4.6%
2004 $30,575 +0.4% $30,314 +1.4%
2005 $31,577 +3.3% $32,126 +6.0%
2006 $33,177 +5.1% $33,265 +3.5%
2007 $35,538 +6.5% $34,318 +3.2%
2008 $36,617 +2.1% $35,679 +4.0%
2009 $35,869 -2.0% $38,177 +7.0%
2010 $35,312 -1.6% $40,163 +5.2%
2011 $37,324 +5.6% $39,332 -2.1%
2014 $40,048 +7.3% $41,282 +5.0%
2002-2014 $29,115-$40,048 +37.6% $28,598-$41,282 +44.3%
2014-2019 $40,048-$45,865 +14.5% $41,282-$48,396 +17.2%
Source: Bureau of Economic Analysis, Regional Economic Information System, 2014.
Nebraska Department of Economic Development, 2014.
Hanna:Keelan Associates, P.C., 2014.
TABLE 10
RACE AND HISPANIC ORIGIN
GRAND ISLAND, NEBRASKA
2000 & 2010
2000 2010
Race Number % of Total Number % of Total
White 37,237 86.7% 38,839 80.0%
Black 180 0.4% 1,002 2.1%
Native American 143 0.3% 503 1.0%
Asian 562 1.3% 584 1.2%
Other 4,818 11.3% 7,592 15.7%
Totals 42,940 100.0% 48,520 100.0%
Hispanic Origin 6,845 15.9% 12,993 26.8%
Source: 2000, 2010 Census.
Hanna:Keelan Associates, P.C., 2014.
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APPENDIX II GRAND ISLAND TABLE PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 7
TABLE 11
ESTIMATED OWNER HOUSEHOLDS BY INCOME
COST BURDENED WITH HOUSING PROBLEMS
GRAND ISLAND, NEBRASKA
2000-2019
2000* 2010* 2014 2019
Income Range # / #CB-HP # / #CB-HP # / #CB-HP # / #CB-HP
0%-30% AMI 450 / 355 417 / 313 395 / 301 356 / 271
31%-50% AMI 686 / 322 661 / 292 658 / 287 642 / 275
51%-80% AMI 1,637 / 542 1,734 / 530 1,740 / 522 1,781 / 514
81%+ AMI 7,482 / 591 8,374 / 577 8,601 / 571 8,766 / 565
Totals 10,255 / 1,810 11,186 / 1,712 11,394 / 1,681 11,545 / 1,625
# = Total Households #CB-HP = Households with Cost Burden – Housing Problems
*Specified Data Used.
Source: 2000 CHAS Data.
Hanna:Keelan Associates, P.C., 2014.
TABLE 12
ESTIMATED RENTER HOUSEHOLDS BY INCOME
COST BURDENED WITH HOUSING PROBLEMS
GRAND ISLAND, NEBRASKA
2000-2019
2000* 2010* 2014 2019
Income Range # / #CB-HP # / #CB-HP # / #CB-HP # / #CB-HP
0%-30% AMI 1,304 / 935 1,190 / 892 1,178 / 876 1,113 / 833
31%-50% AMI 1,157 / 828 1,192 / 790 1,215 / 781 1,230 / 753
51%-80% AMI 1,570 / 425 1,625 / 398 1,642 / 390 1,665 / 376
81%+ AMI 2,093 / 243 3,133 / 227 3,372 / 212 3,562 / 196
Totals 6,124 / 2,431 7,140 / 2,307 7,407 / 2,259 7,570 / 2,158
# = Total Households #CB-HP = Households with Cost Burden – Housing Problems
*Specified Data Used.
Source: 2000 CHAS Data.
Hanna:Keelan Associates, P.C., 2014.
Grand Island Regular Meeting - 1/14/2015 Page 153 / 173
APPENDIX II GRAND ISLAND TABLE PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 8
TABLE 13
ESTIMATED ELDERLY (62+) RENTER HOUSEHOLDS BY INCOME
COST BURDENED WITH HOUSING PROBLEMS
GRAND ISLAND, NEBRASKA
2000-2019
2000* 2010* 2014 2019
Income Range # / #CB-HP # / #CB-HP # / #CB-HP # / #CB-HP
0%-30% AMI 292 / 127 263 / 98 259 / 92 247 / 84
31%-50% AMI 354 / 225 349 / 204 346 / 196 341 / 189
51%-80% AMI 176 / 56 187 / 48 190 / 44 194 / 39
81%+ AMI 240 / 10 331 / 7 347 / 6 381 / 4
Totals 1,062 / 418 1,130 / 357 1,142 / 338 1,163 / 316
# = Total Households #CB-HP = Households with Cost Burden – Housing Problems
*Specified Data Used.
Source: 2000 CHAS Data.
Hanna:Keelan Associates, P.C., 2014.
Grand Island Regular Meeting - 1/14/2015 Page 154 / 173
APPENDIX II GRAND ISLAND TABLE PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 9
TABLE 14
EMPLOYMENT DATA TRENDS AND PROJECTIONS
GRAND ISLAND, NEBRASKA
2002-2019
Year
Number of
Employed Persons
Change
Percent
Unemployment
2002 21,966 -- 4.2%
2003 22,329 +363 4.7%
2004 22,656 +327 5.1%
2005 23,059 +403 4.2%
2006 23,355 +296 2.8%
2007 23,939 +584 2.8%
2008 24,520 +581 3.1%
2009 24,300 -220 4.2%
2010 24,411 +111 4.5%
2011 25,509 +98 3.3%
2012 25,796 +287 3.8%
2014* 26,671 +875 3.0%
2019 27,472 +801 3.0%
2000-2019 21,966-27,472 +5,506 4.2%-3.0%
*Estimate as of October, 2014.
Source: Nebraska Department of Labor, Labor Market Information, 2014.
Hanna:Keelan Associates, P.C., 2014.
TABLE 15
TRAVEL TIME TO WORK
GRAND ISLAND, NEBRASKA
2012 ESTIMATE*
9 Minutes
or Less
10-19
Minutes
20-29
Minutes
30-39
Minutes
40 Minutes
or More
6,999 12,961 2,012 1,226 921
2012 Estimate subject to margin of error.
Source: 2008-2012 American Community Survey.
Hanna:Keelan Associates, P.C., 2014.
Grand Island Regular Meeting - 1/14/2015 Page 155 / 173
APPENDIX II GRAND ISLAND TABLE PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 10
TABLE 16
WORKFORCE EMPLOYMENT BY TYPE
GRAND ISLAND, NEBRASKA
2011-2013
Workforce
2011
2012
2013
% Change
2011-2013
Non-Farm Employment
(Wage & Salary)
38,450 36,998 38,776 +0.8%
Goods-Producing 9,178 8,951 9,350 +1.9%
Manufacturing 7,306 7,174 7,675 +5.1%
Nat. Res. & Const.** 1,872 1,777 1,675 -10.5%
Service-Providing 29,272 28,046 29,426 +0.5%
Trade, Trans, Ware, Util*** 9,215 8,728 9,172 -0.5%
Total Trade 7,464 7,256 7,242 -3.0%
Wholesale Trade 1,891 1,873 1,799 -4.8%
Retail Trade 5,573 5,383 5,443 -2.3%
Trans, Ware, Util**** 1,751 1,472 1,930 +10.2%
Information 454 370 288 -36.5%
Financial Activities 1,713 1,682 1,728 +0.9%
Professional & Business 3,457 2,866 3,253 -5.9%
Education & Health 4,001 3,890 4,366 +9.1%
Leisure & Hospitality 2,890 3,102 3,495 +20.9%
Other Services 1,275 1,255 1,235 -3.1%
Total Government 6,267 6,154 5,889 -6.0%
Federal 716 717 718 +0.2%
State 794 795 814 +2.5%
Local 4,757 4,642 4,357 -8.4%
**Natural Resources & Construction.
*** Trade, Transportation, Warehousing & Utilities.
**** Transportation, Warehousing & Utilities.
Source: Nebraska Department of Labor, Labor Market Information, 2014.
Hanna:Keelan Associates, P.C., 2014.
Grand Island Regular Meeting - 1/14/2015 Page 156 / 173
APPENDIX II GRAND ISLAND TABLE PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 11
TABLE 17
HOUSING STOCK PROFILE / UNITS IN STRUCTURE
GRAND ISLAND, NEBRASKA
2000 & 2012 ESTIMATE
Number of Units
Year 1 Unit 2-9 Units 10+ Units Other* Total
2000 12,347 2,693 1,573 777 17,390
2012** 14,249 2,429 2,049 727 19,454
*Includes mobile home or trailer.
**Specified Data Used, subject to margin of error.
Source: 2000 Census, 2008-2012 American Community Survey.
Hanna:Keelan Associates, P.C., 2014.
TABLE 18
HOUSING STOCK PROFILE
DEFINING SUBSTANDARD HOUSING – HUD
GRAND ISLAND, NEBRASKA
2000 & 2012 ESTIMATE
Complete
Plumbing
Lack of Complete
Plumbing
Units with 1.01+
Persons per Room
Total
Number
% of
Total
Number
% of
Total
Number
% of
Total
2000 16,414 16,348 99.6% 66 0.4% 790 4.8%
2012* 18,312 18,174 99.2% 138 0.8% 638 3.5%
*Specified Data Used, subject to margin of error.
Source: 2000 Census, 2008-2012 American Community Survey.
Hanna:Keelan Associates, P.C., 2014.
Grand Island Regular Meeting - 1/14/2015 Page 157 / 173
APPENDIX II GRAND ISLAND TABLE PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 12
TABLE 19
ESTIMATED YEAR STRUCTURE BUILT
GRAND ISLAND, NEBRASKA
2014
Year Housing Units
2011 to Present 628
April, 2000 to 2010* 2,031
1999 to March, 2000 283
1995 to 1998 1,167
1990 to 1994 684
1980 to 1989 2,162
1970 to 1979 3,385
1960 to 1969 2,536
1940 to 1959 3,914
1939 or Before 3,264
Subtotal 20,054
Units Lost (2010 to Present) (42)
Total Est. Units – 2014 20,012
% 1939 or Before 16.1%
% 1959 or Before 48.3%
*Specified Data Used; subject to margin of error.
Source: City of Grand Island, 2014; 2000 Census,
2008-2012 American Community Survey.
Hanna:Keelan Associates, P.C., 2014.
Grand Island Regular Meeting - 1/14/2015 Page 158 / 173
APPENDIX II GRAND ISLAND TABLE PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 13
TABLE 20
HOUSING STOCK OCCUPANCY / VACANCY STATUS
GRAND ISLAND, NEBRASKA
2000, 2010 & 2014
2000 2010 2014
a) Housing Stock 17,421 19,426 20,012
(O=10,666; R=6,755) (O=11,718; R=7,708) (O=11,973, R=8,039)
b) Vacant Housing Stock 995 1,100 1,211
c) Occupied Housing Stock 16,426 18,326 18,801
Owner Occupied 10,307 11,186 11,394
Renter Occupied 6,119 7,140 7,407
d) Housing Vacancy Rate 5.7% (995) 5.7% (1,100) 6.0% (1,211)
Owner Vacancy 3.4% (359) 4.5% (532) 4.8% (579)
Renter Vacancy 9.4% (636) 7.3% (568) 7.8% (632)
e) Adjusted Vacancy Rate* 3.8% (670) 3.2% (629) 3.0% (602)
Adjusted Owner Vacancy* 2.0% (216) 1.8% (218) 2.0% (318)
Adjusted Renter Vacancy* 6.7% (454) 5.3% (411) 3.5% (284)
* Includes only year-round units available for rent or purchase, meeting current housing code and modern
amenities. Does not include units either not for sale or rent, seasonal units, or units not meeting current housing
code.
Source: 2000, 2010 Census; City of Grand Island, 2014.
2008-2012 American Community Survey Estimate.
Hanna:Keelan Associates, P.C., 2014.
Grand Island Regular Meeting - 1/14/2015 Page 159 / 173
APPENDIX II GRAND ISLAND TABLE PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 14
TABLE 21
OWNER OCCUPIED HOUSING VALUE
GRAND ISLAND, NEBRASKA
2000-2019
Less than
$50,000
$50,000
to $99,999
$100,000
to $149,999
$150,000
to $199,999
$200,000
or More
Totals
2000* 1,146 5,592 1,869 510 260 9,377
Median Value $82,500
2012* 1,107 3,791 3,596 1,681 1,247 11,422
Median Value $109,200
2014 $116,400
2019 $126,300
* Specified Data Used. 2012 Estimate subject to margin of error.
Source: 2000 Census, 2008-2012 American Community Survey.
Hanna:Keelan Associates, P.C., 2014.
TABLE 22
GROSS RENT
GRAND ISLAND, NEBRASKA
2000-2019
Less than
$300
$300 to
$499
$500 to
$699
$700 to
$899
$900 or
More
Total
2000* 1,125 2,679 1,850 313 170 6,135
Median Rent $455
2012* 813 1,166 2,624 1,431 856 6,890
Median Rent $632
2014 $697
2019 $780
* Specified Data Used. 2012 Estimate subject to margin of error.
Source: 2000 Census, 2008-2012 American Community Survey.
Hanna:Keelan Associates, P.C., 2014.
Grand Island Regular Meeting - 1/14/2015 Page 160 / 173
APPENDIX II GRAND ISLAND TABLE PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 15
TABLE 23
SELECTED AFFORDABLE RENTAL HOUSING PROGRAMS
GRAND ISLAND, NEBRASKA
2014
Name & Address Year Units Project Type Rent Range Occup./Wait List
1. Hall County Housing Auth. N/A 394 Total Units HUD 30% of Income 98%
911 Bauman Drive 481 Section 8 Elderly/Multifamily Yes (425)
308-385-5530 Vouchers Section 8 Sect. 8 Voucher (475)
2. Centennial Tower 1969 1-Bd: 122 HUD 30% of Income 93%
910 N. Boggs Elderly/Multifamily Yes (49) 308-385-5530
3. Silverwood Apartments 1995 4-Bd: 20 NIFA (LIHTC) $615 100%
W. Stolley Park Rd & Adams Multifamily Yes (50)
402-434-3344
4. Cherry Park I Apartments 1997 2-Bd: 36 NIFA (LIHTC) 2-Bd: $535-$545 98%
415 S. Cherry Street 3-Bd: 24 DED, HUD 3-Bd: $650 Yes (5)
308-382-5445 Section 8
5. Cherry Park II Apartments 1999 2-Bd: 36 NIFA (LIHTC) 2-Bd: $535-$545 96%
415 S. Cherry 3-Bd: 24 DED, HUD 3-Bd: $650 Yes (3)
308-382-5445 Section 8
6.* Southlawn Apartments 2000 2-Bd: 36 NIFA (LIHTC) $475 97%
1715 Ada Street Elderly Yes (95)
402-434-3344
7.* Southwood Apartments 2000 2-Bd: 16 NIFA (LIHTC) $455-$520 94%
1603-1609 Adams Elderly Yes (57)
703-725 Hedde Section 8
402-434-3344
8.* Southlawn Apartments II 2000 2-Bd: 16 NIFA (LIHTC) $475-$560 100%
1820 Ada Street Elderly Yes (60)
402-434-3344
9.* Southlawn Apartments III 2001 2-Bd: 20 NIFA (LIHTC) $460 100% 1756 Ada Street Elderly Yes (62)
402-434-3344
10. Windridge Townhomes 2008 2-Bd: 40 NIFA (LIHTC) $431-$494 100%
703-906 Windridge Avenue Elderly Yes (117) 308-946-3826
11.* Woodland Park Apartments 2008 2-Bd: 22 NIFA (LIHTC) 2-Bd: $480 100%
Pennsylvania & New York Ave. 3-Bd: 2 Elderly 3-Bd: $555 Yes (154)
402-434-3344
12. Windridge Townhomes II 2009 2-Bd: 18 NIFA (LIHTC) $431-$494 100%
835 Windridge Avenue Elderly Yes (117)
308-946-3826
CONTINUED:
Grand Island Regular Meeting - 1/14/2015 Page 161 / 173
APPENDIX II GRAND ISLAND TABLE PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 16
TABLE 23 (CONTINUED)
SELECTED AFFORDABLE RENTAL HOUSING OPTIONS
GRAND ISLAND, NEBRASKA
2014
Name & Address Year Units Project Type Rent Range Occup./Wait List
13.* Woodland Park II Apartments 2008 2-Bd: 18 NIFA (LIHTC) 2-Bd: $480 100%
Pennsylvania & New York Ave. 3-Bd: 8 Elderly 3-Bd: $555 Yes (127) 402-434-3344
14. Ridgewood CROWN 2009 3-Bd: 11 NIFA (LIHTC) 3-Bd: $570-$620 100%
711-927 Ridgewood Avenue 4-Bd: 2 Single Family 4-Bd: $650-$675 Yes (53)
308-946-3826
15. Westridge CROWN 2010 3-Bd: 10 NIFA (LIHTC) 3-Bd: $570-$650 100%
Ridgewood & Deerwood Ave. 4-Bd: 2 Single Family 4-Bd: $620-$675 Yes (53)
308-946-3826
16. Stonewood Townhomes 2011 2-Bd: 18 NIFA (LIHTC) 2-Bd: $430-$485 100%
Stonewood Avenue 3-Bd: 4 Elderly 3-Bd: $545 Yes (107)
308-946-3826
17. Stonewood Townhomes II 2013 2-Bd: 27 NIFA (LIHTC) 2-Bd: $435-$495 100%
Stonewood Avenue 3-Bd: 3 Elderly 3-Bd: $555 Yes (117)
308-946-3826
Nursing/Assisted Living Facilities
18. Edgewood Vista of Grand Island 1990s AL: 14 Private $4,300-$6,500 85%
214 Piper Street (Monthly) No
308-384-0717
19. Golden Living Center-Lakeview 1990s NF = 79 Private NF = $6,300 95%
1405 W US Highway 34 AL = 16 AL = $4,500 AL = Yes (8)
308-382-6397 (Monthly)
20. Golden Living Center-Park Place 1980s NF = 72 Private $5,000-$6,400 81%
610 N Darr Avenue (Monthly) No
308-382-2635
21. Good Samaritan Society- 2000s NF = 28 Non-Profit $2,300-$3,900 NF = 98%
Grand Island Village AL = 44 AL = 94%
4075 Timberline Street No
308-384-3535
*Program information as of January, 2012. As per conversation with Excel Development Group, most of these Programs are currently (2013) 100 percent
occupied with waiting lists.
AL = Assisted Living Units.
NF = Nursing Facility Beds.
N/A = Not Available. Source: Project Developers & Property Management Agencies, 2013.
Hanna:Keelan Associates, P.C., 2013.
Grand Island Regular Meeting - 1/14/2015 Page 162 / 173
APPENDIX II GRAND ISLAND TABLE PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 17
TABLE 24
SURVEY OF RENTAL PROPERTIES
GRAND ISLAND/HALL COUNTY, NEBRASKA
2002-2013
Year
Completed
Surveys
Total Units
Vacancy
Rate (%)
Absorption
Rate (Days)
2006 14 920 4.1 19.5
2007 27 2,811 3.1 19.5
Grand 2008 25 3,012 3.6 19.8
Island: 2009 33 3,398 2.2 21.0
2010 33 2,703 3.1 18.0
2011 49 3,448 3.2 21.6
2012 58 3,586 3.0 14.6
2013 70 4,200 3.6 33.8
2002 13 1,092 3.5 20.0
2003 16 2,084 5.1 41.1
2004 20 2,046 6.1 21.5
Hall 2005 17 1,598 6.0 46.3
County: 2006 17 958 4.3 20.4
2007 32 2,882 3.1 24.1
2008 32 3,105 3.6 21.7
2009 39 3,472 2.2 18.2
2010 36 2,588 3.1 17.8
2011 53 3,573 3.4 24.7
2012 62 3,644 3.0 15.9
2013 72 4,232 3.5 33.8
Source: Nebraska Investment Finance Authority, 2014.
Grand Island Regular Meeting - 1/14/2015 Page 163 / 173
APPENDIX II GRAND ISLAND TABLE PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 18
TABLE 25A
VACANCY RATES BY UNIT TYPE
HALL COUNTY, NEBRASKA
2013
Type of Units Units Managed Available Units Vacancy Rate (%)
Single Family Units 274 7 2.6
Apartments 3,149 121 3.8
Mobile Homes 68 0 0.0
Not Sure of Type 741 22 3.0
Total Units 4,232 150 3.5
Source: Nebraska Investment Finance Authority, 2014.
TABLE 25B
VACANCY RATES BY UNIT TYPE
GRAND ISLAND, NEBRASKA
2013
Type of Units Units Managed Available Units Vacancy Rate (%)
Single Family Units 274 7 2.6
Apartments 3,317 121 3.9
Mobile Homes 68 0 0.0
Not Sure of Type 741 22 3.0
Total Units 4,200 150 3.6
Source: Nebraska Investment Finance Authority, 2014.
Grand Island Regular Meeting - 1/14/2015 Page 164 / 173
APPENDIX II GRAND ISLAND TABLE PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 19
TABLE 26A
RENTAL PROPERTY ATTRIBUTES
HALL COUNTY, NEBRASKA
2012
Attributes of Completed Surveys Responses
Units with Rental Assistance 929
Have Wait List 78
Wait List Size 763
Source: Nebraska Investment Finance Authority, 2013.
TABLE 26B
RENTAL PROPERTY ATTRIBUTES
GRAND ISLAND, NEBRASKA
2012
Attributes of Completed Surveys Responses
Units with Rental Assistance 880
Have Wait List 24
Wait List Size 752
Average Rent (Apartment) 558
Source: Nebraska Investment Finance Authority, 2013.
Grand Island Regular Meeting - 1/14/2015 Page 165 / 173
APPENDIX II GRAND ISLAND TABLE PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 20
TABLE 27
ESTIMATED HOUSING DEMAND -
TARGET DEMAND & REQUIRED BUDGET - REVISED
GRAND ISLAND/EFFECTIVE MARKET AREA, NEBRASKA
2019
Target Demand*
Total
Est.
Required
Owner Rental Demand Budget
Grand Island: 1,010 724 1,734** $331 Million
Effective Market Area: 1,932 1,242 3,174 $606 Million
*Based upon new households, providing affordable housing for 5% of cost burdened households, with
housing problems, replacement of 10% substandard (HUD) housing stock, absorb housing vacancy
deficiency by creating 6% vacancy rate consisting of structurally sound housing units, build for Pent-Up
demand at 2%. Includes both new construction and purchase/rehab/resale or re-rent (an estimated
15% to 18% of the total target housing demand).
**Includes Downtown Housing Target: 138 Units - 48 Owner, 90 Rental.
Source: Hanna:Keelan Associates, P.C., 2014.
Grand Island Regular Meeting - 1/14/2015 Page 166 / 173
APPENDIX II GRAND ISLAND TABLE PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 21
TABLE 28
AREA HOUSEHOLD INCOME (AMI)
HALL COUNTY, NEBRASKA
2014
1PHH 2PHH 3PHH 4PHH 5PHH 6PHH 7PHH 8PHH
30% AMI $12,150 $13,900 $15,650 $17,350 $18,750 $20,150 $21,550 $22,950
50% AMI $20,300 $23,200 $26,100 $28,950 $31,300 $33,600 $35,900 $38,200
60% AMI $24,360 $27,840 $31,320 $34,740 $37,560 $40,320 $43,080 $45,900
80% AMI $32,450 $37,050 $41,700 $46,300 $50,050 $53,750 $57,450 $61,150 100%AMI $40,600 $46,400 $52,200 $57,900
$
$62,600 $67,200 $71,800 $76,400
125%AMI $50,750 $58,000 $65,250 $72,375 $78,250 $84,000 $89,750 $95,500
Source: Hanna:Keelan Associates, P.C., 2014.
TABLE 29
ESTIMATED YEAR-ROUND HOUSING DEMAND BY INCOME SECTOR
GRAND ISLAND, NEBRASKA
2019
Income Range
Tenure
0%-30%
AMI
31%-60%
AMI
61%-80%
AMI
81%-125%
AMI
126%+
AMI
Totals
Owner 30 54 110 344 472 1,010
Rental 44 112 146 306 116 724
Source: Hanna:Keelan Associates, P.C., 2014.
Grand Island Regular Meeting - 1/14/2015 Page 167 / 173
APPENDIX II GRAND ISLAND TABLE PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 22
TABLE 30
HOUSING LAND USE PROJECTIONS/ PER HOUSING TYPE/AGE SECTOR
GRAND ISLAND, NEBRASKA
2019
Age Sector Type of Unit #Owner /
#Rental
Land Requirements
(Acres)
18 to 54 Years** Single Family Unit 544 / 34* 275
Patio Home Unit 36 / 10 12
Town Home Unit 74 / 46* 29
Duplex/Triplex Units 20 / 148 42
Apartment - 4+ Units*** 48 / 200 36
Totals 722 / 438 394 Acres
55+ Years Single Family Unit 108 / 20 61
Patio Home Unit 40 / 26 17
Town Home Unit 64 / 44 27
Duplex/Triplex Units 30 / 120 38
Apartment - 4+ Units*** 46 / 66 17
Totals 288 / 286 160 Acres
TOTAL UNITS / ACRES 1,010 / 724 554 Acres
*Includes Lease- or Credit-To-Own Units. **Includes housing for special populations.
***Includes Downtown Housing Units.
Source: Hanna:Keelan Associates, P.C., 2014.
Grand Island Regular Meeting - 1/14/2015 Page 168 / 173
APPENDIX II GRAND ISLAND TABLE PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 23
TABLE 31
HOUSING DEMAND – TARGET SECTORS
GRAND ISLAND, NEBRASKA
2019
Owner Units
HOUSEHOLD AREA MEDIAN INCOME (AMI)
0%-30% 31%-60% 61%-80% 81%-125% 126%+ Totals
Workforce
Sector (45%)
Elderly (55+) 6 12 20 86 164 288 72
Family 10 30 82 254 308 684 548
Special
Populations1 14 12 8 0 0 38 6
Subtotals 30 54 110 344 472 1,010 626
Rental Units*
Elderly (55+) 10 48 54 100 74 286 48
Family 14 52 84 204 42 396 336
Special
Populations1 20 12 8 2 0 42 6
Subtotals 44 112 146 306 116 724 390
Totals 74 166 256 650 588 1,734 1,016
* Includes lease- or credit-to-own units.
1 Any person with a special housing need due to a cognitive and/or mobility and/or other physical disability.
Note: Housing demand includes both new construction & purchase/rehab/resale or re-rent.
Source: Hanna:Keelan Associates, P.C., 2014.
Grand Island Regular Meeting - 1/14/2015 Page 169 / 173
APPENDIX II GRAND ISLAND TABLE PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 24
TABLE 32
HOUSING DEMAND – TARGET PRICE PRODUCTS (POINTS)
GRAND ISLAND, NEBRASKA
2019
PRICE – PURCHASE COST (Area Median Income)
Owner
Units*
(0%-30%)
$99,000*
(31%-60%)
$125,000*
(61%-80%)
$148,000*
(81%-125%)
$185,000*
(126%+)
$230,000*+
Totals
Work Force
$166,500*
1 Bedroom1 0 8 24 28 12 72 22
2 Bedroom1 10 10 26 56 66 168 67
3+ Bedroom 20 36 60 260 394 770 537
Totals 30 54 110 344 472 1,010 626
PRICE – PURCHASE COST (Area Median Income)
Rental
Units**
(0%-30%)
$335**
(31%-60%)
$545**
(61%-80%)
$605**
(81%125%)
$795**
(126%+)
$895**+
Totals
Work Force
$685**
1 Bedroom1 12 14 10 12 16 64 18
2 Bedroom1 14 58 80 186 62 400 212
3+ Bedroom 18 40 56 108 38 260 160
Totals 44 112 146 306 116 724 390
1 Includes Downtown Housing Units.
*Average Affordable Purchase Price.
**Average Affordable Monthly Rent.
Note: Housing demand includes both new construction & purchase/rehab/resale or re-rent.
Source: Hanna:Keelan Associates, P.C., 2014.
Grand Island Regular Meeting - 1/14/2015 Page 170 / 173
APPENDIX II GRAND ISLAND TABLE PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 25
TABLE 34
TARGET REHABILITATION &
DEMOLITION DEMAND & BUDGET
GRAND ISLAND, NEBRASKA
2019
- Moderate Rehabilitation 2,250 / $72,000,000
- Substantial Rehabilitation 437* / $19,228,000
- Demolition 228 / $5,050,000**
$18,958,000***
*Pending Appraisal Qualification.
**Estimated Cost without Acquisition.
***Estimated Cost with Acquisition.
Source: Hanna:Keelan Associates, P.C., 2014.
TABLE 33
HOUSING STRUCTURAL
CONDITIONS SURVEY*
GRAND ISLAND, NEBRASKA
2014
Excellent 5
Very Good 171
Good 3,703
Average 10,358
Fair 582
Badly Worn 83
Total 14,902
*Single family, duplex/triplex, apartment and
commercial structures within the City of Grand
Island and Two-Mile Planning Jurisdiction.
Source: Grand Island Regional Planning/
Community Development.
Hanna:Keelan Associates, P.C., 2014.
Grand Island Regular Meeting - 1/14/2015 Page 171 / 173
APPENDIX II GRAND ISLAND TABLE PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 26
COMMUNITY OF GRAND ISLAND, NEBRASKA
DOWNTOWN HOUSING & REDEVELOPMENT INITIATIVE.
A. Housing Units - 2014:
City-Wide:
20,012 Total Housing Units:
(Owner = 11,973; Rental = 8,039)
18,801 Total Occupied Units (Households); (1,211 Total Vacant Units):
(Owner = 11,394; Renter = 7,407)
2014 Housing Vacancy Rate = 6.0%, Adjusted = 3.0%.
Downtown:
256 Total Housing Units:
(Owner =47; Rental = 209)
215 Total Occupied Units (Households); (41 Total Vacant Units):
(Owner = 38; Renter = 177)
2014 Vacancy Rate = 16.0%, Adjusted = 7.8%.
B. Housing Target Demand - 2019:
City-Wide – 1,734 Units (Owner = 1,010; Rental = 724).
Downtown – 138 Units (Owner = 48; Rental = 90) (8% of City Demand).
C. Downtown Housing Target Demand = 138 Units:
Estimated Square Feet = 166,700.
Estimated Development Cost = $35,000,000.
Estimated Additional Real Estate Tax Requirement, or Increment = $842,000 (Mid 15yr Term).
Housing Tax Increment Financing Opportunity:
$9,040,000 ($842,000 @ 15yrs @ 4.5%).
D. Economic Impact of Housing, i.e. Retail, Services, Food,
Entertainment, etc.:
Estimated Square Feet = 52,500.
Estimated Development Cost = $10,400,000.
Estimated Added Real Estate Tax Requirement, or Increment = $242,000 (Mid 15yr Term).
Economic Impact Tax Increment Financing Opportunity:
$2,600,000 ($242,000 @ 15yrs @ 4.5%).
E. Total Estimated Costs & Funds Required for the Grand Island Downtown Housing &
Redevelopment Initiative = $45,400,000.
$11,640,000 (TIF/Assessment Loan 25.6%).
$17,980,000 (Other Local, State, Federal Funding* 39.6%) &
$15,780,000 (Private Financing 34.8%).
*Additional TIF; Area Bucket, CRA Assessment; CDBG, HOME, LIHTC, etc.
COMPREHENSIVE PLANS & ZONING * HOUSING STUDIES * DOWNTOWN, NEIGHBORHOOD & REDEVELOPMENT PLANNING *
CONSULTANTS FOR AFFORDABLE HOUSING DEVELOPMENTS*
------------ *Lincoln, Nebraska* 402.464.5383 * ------------ * Becky Hanna, Tim Keelan, Lonnie Dickson, AICP, Keith Carl *
Grand Island Regular Meeting - 1/14/2015 Page 172 / 173
APPENDIX II GRAND ISLAND TABLE PROFILE.
Grand Island, Nebraska
Community Housing Study with Strategies for Affordable Housing - 2019 27
DOWNTOWN HOUSING & REDEVELOPMENT AREA
GRAND ISLAND, NEBRASKA
*Lincoln, Nebraska* 402.464.5383*
Grand Island Regular Meeting - 1/14/2015 Page 173 / 173