02-01-2012 Regional Planning Regular Meeting PacketHall County Regional
Planning Commission
Wednesday, February 01, 2012
Regular Session Packet
Commission Members:
Regional Planning Director:Chad Nabity
Technician:
Edwin Maslonka
Secretary:
Rose Woods
6:00:00 PM
Council Chambers - City Hall
100 East First Street
John Amick Hall County
Karen Bredthauer Grand Island Vice Chairperson
Julie Connelly Grand Island
Scott Eriksen Grand Island
Mark Haskins Hall County
Bill Hayes Doniphan
Dennis McCarty Grand Island
Jaye Monter Cairo
Pat O'Neill Hall County Chairperson
Deb Reynolds Hall County
Leslie Ruge Alda Secretary
Don Snodgrass Wood River
Hall County Regional Planning Commission
Call to Order
Roll Call
A - SUBMITTAL OF REQUESTS FOR FUTURE ITEMS
Individuals who have appropriate items for Commission consideration should complete the Request for Future Agenda
Items form located at the Regional Planning Office on the second floor of City Hall. If the issue can be handled
administratively without Commission action, notification will be provided. If the item is scheduled for a meeting,
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.
Hall County Regional Planning Commission
Item .A1
Summary
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Wednesday, February 01, 2012
Regular Session
Hall County Regional Planning
Commission
Staff Contact:
Hall County Regional Planning Commission
Staff Recommendation Summary
For Regional Planning Commission Meeting
February 1, 2012
5. Public Hearing – Rezone – A request to rezone properties located south
of 13th Street and east of Sagewood Ave and west of US Hwy 281 from
Residential Development (RD) to High Density Residential (R4) in the City of
Grand Island. See full recommendation. (C-06-2012GI)
6. Public Hearing – Concerning adoption of the Grand Island 1 & 6 Year
Street Improvement Plan. (C-07-2012GI)
7. Public Hearing – Concerning adoption of the 1 & 6 Year Hall County
Road Improvement Plan. (C-08-2012HC)
8. Public Hearing – Amendment to the redevelopment plan for CRA area
#2, 3333 Ramada Road, in Grand Island, Hall County, Nebraska. Resolution
2012-01. See Full Recommendation and Plan. (C-09-2012GI)
9. Public Hearing – Addition to Chapter 36 of the Grand Island City Code
(Zoning) in the following area: §36-46 – Airport Approach and Turning Zones.
(C-10-2012GI)
Item E2
January Meeting Minutes
Insert a narrative here
Wednesday, February 01, 2012
Regular Session
Hall County Regional Planning
Commission
Staff Contact:
Hall County Regional Planning Commission
THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
January 4, 2012
The meeting of the Regional Planning Commission was held Wednesday, January 4,
2012, in the Community Meeting Room - City Hall – Grand Island, Nebraska. Notice
of this meeting appeared in the "Grand Island Independent" December 24, 2011.
Present: Bill Hayes Leslie Ruge
Karen Bredthauer Pat O’Neill
Deb Reynolds Mark Haskins
Don Snodgrass Dennis McCarty
Jaye Monter Julie Connelly
Scott Eriksen
Absent: John Amick
Other:
Staff: Chad Nabity, Rose Woods
Press:
1. Call to order.
Chairman O’Neill called the meeting to order at 6:00 p.m. He stated that this
was a public meeting subject to the open meetings laws of the State of
Nebraska. He noted that the requirements for an open meeting were posted
on the wall in the room and easily accessible to anyone who may be interested
in reading them.
2. Minutes of December 7, 2011 meeting.
A motion was made by Bredthauer to approve the meeting minutes and
seconded by Ruge to approve the Minutes of the December 7, 2011 meeting
as mailed.
The motion carried with 11 members present and 8 voting in favor (O’Neill,
Ruge, Bredthauer, McCarty, Hayes, Reynolds, Snodgrass and Haskins) and 3
members present abstaining (Connelly, Eriksen, Monter).
3. Request Time to Speak. All who signed in wanted to speak on item #5.
(8a) Steve Johnson, 3418 S Blaine, Grand Island, Bill Hanssen, 6301
Oakridge, Lincoln, NE, (2548 Schimmer Dr., Grand Island), John Hanssen,
3715 S Blaine, Grand Island; Steve Lee, 3406 S Blaine, Grand Island, Dr.
Casey Iverson, 3604 S Blaine No.4, Grand Island, Tony Wald, 3604 S Blaine
No. 8, Grand Island, Mike Jakubowksi, 3510 S Blaine, Grand Island, Eric
Benson, 2727 W Husker Hwy 34, Grand Island, Tom Hartman, 2934 W
Schimmer, Grand Island, and Gordon Glade, 112 S Gunbarrel Rd., Grand
Island.
(8b) Vi Sheeks, 3623 S Blaine, Grand Island, John Niedfelt, 1515 W Husker
Hwy, Grand Island,
4. Public Hearing – Public Hearing – Annexation - (C-04-2012GI)
Annexation Area 8a- This property is located in the southwest part of the city.
It is south of US Hwy 34 and west of south Blaine Street. This property includes
Part of the NW ¼ of Section 28, Township 11 North, Range 9 and Part of the E
½ of Section 29, Township 11 North, Range 9 All of Section 32, Township 11
North, Range 9 West of the 6th P.M., and all of Hall County Park.
Annexation Area 8b - This property is located in the southwest part of the city.
It is south of US Hwy 34 and east of south Blaine Street. This property
includes the Rainbow Lake area. Part of the SW ¼ of Section 28, Township 11
North, Range 9 and Part of the NW ¼ of Section 33, Township 11 North,
Range 9 West of the 6th P.M.
O’Neill opened the Public Hearing.
Nabity explained to the Planning Commission and to the members of the audience that
annexation was first talked about back in January of 2011 at the City Council retreat.
Council then decided on potential area for Annexation and how this is part of the
Comprehensive Plan for Grand Island. The Comprehensive Plan was adopted in
2004. On March 22, 2011, Council gave the go ahead to Planning to state the
annexation process. Last fall there were five areas annexed into the City of Grand
Island.
The City provides police, EMS and Fire protection. This area is also within the city’s
two mile jurisdiction and is subject to the current City building codes. With the
annexation this would allow access to the City library without having to pay the Hall
County fee.
Nabity noted that privately owned lakes within the City limits would still be privately
owned lakes with no public access.
Annexation Area 8a
Steve Johnson, 3418 S Blaine, said the city has not yet provided estimated costs
on extending sewer line service to that area or what the costs may be to
homeowners. That made him uncomfortable. The city has proposed extending a
forced sewer main, which is a virtually untried system in this area, Johnson said.
Ninety-nine percent of Grand Island is on a gravity flow sewer system. The
forced main system requires grinder houses, electrical demands and is more
costly to install and maintain, thus driving up the cost for the homeowners, who
are unlikely to access it anyway because they have functioning septic systems
with adequate ground to relocate those septic systems.
Bill and John Hanssen, brothers representing their father and family homestead
land at 2548 Schimmer, said the annexation of Rainbow Lake and their family
farm ground wasn't necessary right now. John Hanssen said being brought into
city limits means he won't be able to shoot a skunk on the farm or take care of a
fox in the henhouse. He asked whether he would be required to put in city
sidewalk across 20 acres of pasture or crop ground. The answer was "possibly".
Steve Lee, 3406 S Blaine, said he received a bid a few years ago about the cost
of getting city water in that same area. Because his home is 1,400 feet off of
Blaine Street, where the water main is located, it would take in excess of $35,000
to extend water service to his home - not counting the cost of a booster pump
that would likely be needed to create adequate water pressure.
Dr. Casey Iverson, 3604 S Blaine #4, opposed the annexation he said this is a
private area. There will no further expansion here. They are covered by Hall
County Fire and the Hall County Sheriff. Iverson said they are covered by
“themselves” they pay their own road maintenance; they scoop their own roads
they test their own water. This is a safe and private area.
Tony Wald, 3604 S. Blaine, said with the city as cash-strapped as it is, it should
"spend money wisely elsewhere”.
Mike Jakubowski, 3510 S. Blaine, said he spent more than $20,000 getting a
private water well and septic system six years ago when he built his house. He
won't tap into a city line.
Eric Benson, 2727 W US Hwy 34, said he owns approximately 20 acres and this
is rurally used. He doesn’t need sewer and water. He had once looked into
connecting with the City and the price was outrageous. Asked Planning
Commission to take a point of leadership and vote no on the annexation.
Tom Hartman, 2934 W Schimmer, asked about livestock restrictions would be
once annexed into the City limits. Noted this was a rural setting.
Gordon Glade, who bought the farmground west of Blaine between Schimmer
Drive and the Wood River Flood Diversion channel, said the city's proposal
makes no sense mathematically.
Annexation Area 8b
Vi Sheeks, 3623 S Blaine spoke against the annexation, she commented a few
years ago when the Rainbow Lake area had issues with the sewer and came to
the City for help they were refused. Homeowners then gathered together and
paid to fix the issue themselves. She asked about Northwest High School and
how they would be affected? She noted that those wanting sewer and water
should be the ones to pay for this not the homeowner who already has
functioning service and like the way things are now.
John Niedfelt, 1515 W Husker Hwy., spoke against the annexation. His mother
owns 40+ acres and this would be an extreme expense to install sewer and water
to the house. Niedfelt said this property will not become a developed property.
He also questioned the upfront costs or future costs.
Nabity stated public works has formulated a plan to eliminate the lift station that
is currently serving Rainbow Lake. A gravity main could be extended from the
Knot subdivision northeast of Rainbow across the Robb property east of Catfish
Avenue. The cost to run a gravity sewer line to the Rainbow Lake area is
estimated at $410,000.
O’Neill closed the Public Hearing.
O’Neill suggested that votes be made separately for each area.
Annexation Area 8a
A motion was made by Ruge to not recommend Annexation of Area 8a to City
Council and was seconded by Hayes. The motion carried with 8 voting in favor
of not recommending Annexation of Area 8a to City Council (McCarty, Ruge,
Hayes, Reynolds, Haskins, Eriksen, Connelly, Snodgrass) and 3 voting against
(O’Neill, Monter and Bredthauer).
Annexation Area 8b
A motion was made by Ericksen to not recommend Annexation of Area 8b,
Rainbow Lakes to City Council and was seconded by Connelly. The motion
failed with 5 members present voting in favor of not recommending Annexation to
City Council (Hayes, Reynolds, Eriksen, Connelly and Snodgrass) and 6 voting
against (McCarty, O’Neill, Ruge, Monter, Haskins and Bredthauer).
O’Neill looked for a new motion.
A motion was made by Bredthauer to approve the Annexation of Area 8b,
Rainbow Lakes and recommend Annexation to City Council. Bredthauer noted
some findings of facts were the City will assume the sewer responsibility, city
sewer and water could be readily available and this area is surrounded by the
City Limits and this does meet the guidelines as set forth in the Grand Island
Comprehensive Plan. This was seconded by Haskins. The motion carried with 7
members present voting in favor of recommending the Annexation of Area 8b to
City Council (McCarty, O’Neill, Ruge, Monter, Haskins, Bredthauer, and
Snodgrass) and 4 voting no (Hayes, Reynolds, Eriksen and Connelly).
5. Public Hearing - Adoption of the Grand Island Zoning Map. Public Hearing to re-adopt
the City of Grand Island Zoning Map, with proposed changes as produced using the
Hall County Geographic Information System. This map will serve to give notice to all
parties that the zoning districts, Grand Island City limits, and 2 mile extraterritorial
jurisdiction are as shown on the map. (C-05-2012GI)
O’Neill opened the Public Hearing.
Nabity explained this is to update the Grand Island Zoning Map. The last adoption
was two years ago and there has been rezones and annexations that need to be
updated on the Grand Island Zoning Map.
O’Neill closed the Public Hearing.
A motion was made by McCarty to approve the Adoption of the Grand Island Zoning
Map as presented and was seconded by Bredthauer. The motion carried with 11
members present and 11 voting in favor (McCarty, Bredthauer, O’Neill, Ruge,
Reynolds, Hayes, Connelly, Eriksen, Monter, Haskins and Snodgrass) and no member
present abstaining.
9. Planning Director’s Report
NPZA Conference will be March 28-30, 2012
10. Next Meeting February 1, 2012
11. Adjourn
Chairman O’Neill adjourned the meeting at 7:38 p.m.
___________________________________________
Leslie Ruge, Secretary
by Rose Woods
Item F3
Rezone
Insert a narrative here
Wednesday, February 01, 2012
Regular Session
Hall County Regional Planning
Commission
Staff Contact:
Hall County Regional Planning Commission
Agenda Item # 5
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
February 1, 2012
SUBJECT: Zoning Change (C-06-2012GI)
PROPOSAL: To rezone properties located south of 13th Street, east of Sagewood Avenue and west of
US Hwy 281 from Residential Development (RD) to High Density Residential (R4)
OVERVIEW:
Site Analysis
Current zoning designation: RD– Residential Development Zone
Permitted and conditional uses: RD- The current development plan for this property would allow
the development of a 2 story 16 unit apartment building on the
each lot.
Comprehensive Plan Designation: Medium Density Residential to Office Use. This area is planned
for higher density residential development as it is west of the
Moores Creek Drain way
Existing land uses. Vacant Property
Proposed Zoning Designation R4– High Density Residential – Residential uses at a density of 43
dwelling units per acre with 60% coverage, recreational uses, non-
profit and institutional uses along with agricultural uses.
.
Adjacent Properties Analysis
Current zoning designations: R4- High Density Residential
RD- Residential Development Zone
B2- General Business Zone
Permitted and conditional uses: R4- High Density Residential – Residential uses at a density of 43
dwelling units per acre with 60% coverage, recreational uses, non-
profit and institutional uses along with agricultural uses.
RD- Residential Development. The current development plan for
this property allowed the development of two 2 story 16 unit
apartment buildings on the each lot. These lots currently have 32
units per lot.
B2 – General Business – A variety of warehousing, storage, light
manufacturing and office uses and no residential uses. Minimum
lot size of 5,000 square feet with 50% coverage.
Comprehensive Plan Designation: North, South and West: Designated for medium density
residential to office uses.
East: Designated for Commercial Uses.
Existing land uses: North: Apartments
South: Vacant Property and Townhouse Development
East: Moore’s Creek Drain way and Vacant Property
West: Single Family
EVALUATION:
Positive Implications:
· Consistent with the City’s Comprehensive Land Use Plan: The subject property is designated for
higher density residential uses.
· Compatible with the existing development and level of service. The R4 zoning district is compatible
with the existing and proposed development of this property. The plan has changed since the
original RD zone in ways that allow for the development of city streets to serve all of the lots. The
development of streets to City standards makes this change possible and desirable.
· Will encourage the development of additional housing units in Grand Island. This change will allow
the developer to build additional needed housing units in Grand Island.
Negative Implications:
· No negative implications foreseen.
Future Land Use Map of the Area as approved in the Grand Island Comprehensive Plan
RECOMMENDATION:
That the Regional Planning Commission recommend that the Grand Island City Council change the
zoning on this site from Residential Development (RD) to High Density Residential (R4) as
requested and shown on the attached map.
___________________ Chad Nabity AICP, Planning Director
January 17, 2012
Dear Members of the Board:
RE: Rezoning – Change of Zoning. Rezone request changing property from
RD - Residential Development to R4 - High Density Residential Zone in the
City of Grand Island (C-06-2012GI).
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a rezone request to the Grand Island Zoning Map from RD to
R4, located south of 13th Street and east of Sagewood Ave and west of US Hwy 281
in the City of Grand Island. As shown on the enclosed map.
You are hereby notified that the Regional Planning Commission will consider this
zoning change at the next meeting that will be held at 6:00 p.m. on February 1,
2012 in the Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
cc: City Clerk
City Attorney
Director of Public Works
Director of Utilities
Director of Building Inspections
Manager of Postal Operations
This letter was sent to the following School Districts 1R, 2, 3, 8, 12, 19, 82, 83, 100, 126.
Item F4
Adoption of Grand Island 1 & 6 Street Improvement Plan
Insert a narrative here
Wednesday, February 01, 2012
Regular Session
Hall County Regional Planning
Commission
Staff Contact:
Hall County Regional Planning Commission
PUBLICWORKS1 & 6 YEAR STREET 1 & 6 YEAR STREET IMPROVEMENT PLANPresented by: John Collins / Terry Brown
PUBLICWORKS2012 Construction (Year 1) = $3,166,000(All costs represent City portion in $1,000s) Street ConstructionCIPFUNDS BUDGETCapital Avenue Widening - Webb Road to Broadwell - PE$64 $15Husker Highway from US Highway 281 to Locust St $120 $20$320 $320US Hwy 30 Drainage Improvements$320 $320Quiet Zone - UPRR Corridor - Oak, Pine, Elm & Walnut $107 $226Realign Walnut Ent. @ Custer / 15th St w/ Signal $64 $86Highway 30 Concrete Repair (W of US Hwy 30 to Grant St) $424 $550Misc Federal Aid Resurfacing - Various Locations $77 $6Broadwell Avenue Shoulder Improvement @ BNSF$40 $0Street ResurfacingAnnual Asphalt Resurfacing Project$610 $610
PUBLICWORKS2012 Construction (Year 1) = $3,166,000 [cont.](All costs represent City portion in $1,000s)Drainage & Flood ControlCIP FUNDS BUDGETWood River/Blaine Bridge - Design$30 $30Southwest Drainage Project (CCC to Wood River) $500 $296Construction of NW GI Flood Control Project $375 $376$50 $50Concrete Lining of Drainage Ditches $50 $50Highway 281 Drainage Project - Phase I$125 $125Storm Cell Improvements $10 $10OtherTrail along Moores Creek Drain - State to Capital Connector $100 $150Annual Sidewalk Projects $25 $25Third & Wheeler Downtown Historical Lighting Project$0 $0Annual Handicap Ramp Installation Project $125 $125City’s Grand Total:$3,166 $3,020
PUBLICWORKS2012 Additional ProjectsPaving Assessment District on Stolley Park Road, west of US Highway 281 - $625,000Paving Assessment District in Westwood Park Subdivision *Should funds become available the PW Engineering staff would like to complete the following projects in the 2011/2012 budget yearPaving Assessment District in Westwood Park Subdivision (ideally would be completed in connection with the sanitary sewer district already approved for this area) - $295,000Intersection Improvements at Airport Road and Sky Park Road to aid in traffic flow to and from the Central Nebraska Regional Airport - $60,000Faidley Avenue extension from Diers Avenue west to North Road - $700,00
PUBLICWORKS2013 Construction (Year 2) = $4,475,000(All costs represent City portion in $1,000s) Street ConstructionUS Highway 30 Drainage Improvements $139Capital Ave Widening - Webb Road to Broadwell - PE/ROW$62 Blaine St bridges over Wood River$100 Airport Rd & Sky Park Rd Intersection Improvements$60 Misc Federal Aid Resurfacing - Various Locations$602 Street ResurfacingAnnual Paving Program (Assessment Districts)-W Stolley Park Rd & Westwood Park Sub $920 Sky Park Improvements - Airport Rd to Abbott Rd $700Annual Asphalt Resurfacing Project$750
PUBLICWORKS2013 Construction (Year 2) = $4,475,000 [cont.](All costs represent City portion in $1,000s)Drainage & Flood ControlConstruction of NW GI Flood Control Project$375 PVIP Drainage Project - Phase I (Design)$80 Independence Avenue Drainage -Design $80 Independence Avenue Drainage -Design $80 Independence - Construct Culverts & Fill in West Ditch$350 Concrete Lining of Drainage Ditches$50 Update Moores Creek Drainage Plan$39 Storm Cell Improvements$10 Highway 281 Drainage Project - Phase II$125 OtherAnnual Sidewalk Projects$25 Trail along Broadwell Ave - Capital Ave to Eagle Scout Park - PE$8 City’s Grand Total: $4,475
PUBLICWORKS2014 Construction (Year 3) = $6,221,000(All costs represent City portion in $1,000s)Street ConstructionCapital Ave Widening - Webb Rd to Broadwell Ave$759 Faidley Avenue - North Rd east to Irongate Ave (approx. 2,000')$700 Quiet Zone - UPRR Corridor - Lincoln, Broadwell & Blaine/Custer$430 Signal @ US Hwy 30 (2nd Street) and Lincoln Ave$55 Signal @ US Hwy 30 (2nd Street) and Lincoln Ave$55 Highway 281 Southbound Repair$100 US Highway 30 Resurfacing - West City Limits to Highway 281$200 Webb Rd & State St Intersection (Geometrics)$50 Diers Ave & State Street / US Hwy 281 - Design (Geometrics)$100 Locust St & Anna St (Geometrics)$75 Sky Park Road Improvements (Capital Ave to Airport Rd) $800Sycamore St Underpass - Complete Rebuild/Rehab (drainage/pavement) - Phase I$500
PUBLICWORKS2014 Construction (Year 3) = $6,221,000 [cont.](All costs represent City portion in $1,000s)Street ResurfacingAnnual Asphalt Resurfacing Project$750 Drainage & Flood ControlConstruction of NW GI Flood Control Project$375 Construction of NW GI Flood Control Project$375 Concrete Lining of Drainage Ditches$50 Highway 281 Drainage Project - Phase III$125 Storm Cell Improvements$10 Comprehensive Drainage Plan $125 PVIPDrainage Project - Phase II$750 OtherHighway 281 Safety Enhancement Improvement Project$200 Trail along Broadwell Ave - Capital Ave to Eagle Scout Lake$42 Annual Sidewalk Projects$25 City’s Grand Total:$6,221
PUBLICWORKS2015 Construction (Year 4) = $2,274,000(All costs represent City portion in $1,000s)Street ConstructionSycamore St Underpass -Complete Rebuild/Rehab (drainage/pavement) - Phase II$500 Signal @ US Highway 34/281 and Wildwood Rd$150 Street ResurfacingAnnual Asphalt Resurfacing Project$750 Annual Asphalt Resurfacing Project$750 Drainage & Flood ControlConstruction of NW GI Flood Control Project$375 Concrete Lining of Drainage Ditches$50 Storm Cell Improvements$10 OtherLighting on US Highway 281 from Stolley Park Rd to Old Potash Hwy$250 Trail along Broadwell Ave - Capital Ave to Eagle Scout Lake$164 Annual Sidewalk Projects$25 City’s Grand Total:$2,274
PUBLICWORKS2016 Construction (Year 5) = $2,210,000(All costs represent City portion in $1,000s)Street ConstructionSycamore St Underpass - Complete Rebuild/Rehab (drainage/pavement) Phase III$500 Eddy Street Underpass Complete Rebuild/Rehab (drainage/pavement) -Phase I$500 (drainage/pavement) -Phase I$500 Street ResurfacingAnnual Asphalt Resurfacing Project$750 Drainage & Flood ControlConstruction of NW GI Flood Control Project$375 Concrete Lining of Drainage Ditches$50 Storm Cell Improvements$10 OtherAnnual Sidewalk Projects$25 City’s Grand Total:$2,210
PUBLICWORKS2017 Construction (Year 6) = $41,644,000(All costs represent City portion in $1,000s)Street ConstructionEddy St Underpass Complete Rebuild/Rehab (drainage/pavement) - Phase II & III$1,000 Hwy 30 Relocation - US 281 West$9,000 Broadwell Ave/UPRR -Environmental Study/Preliminary Broadwell Ave/UPRR -Environmental Study/Preliminary Engineering$640 Broadwell Ave/UPRR - Final Design & ROW Appraisal$128 Broadwell Ave/UPRR - ROW$1,000 Broadwell Ave/UPRR - Construction$2,160 Shady Bend Rd @ UPRR -E Bypass$3,200 Capital Ave - Broadwell Ave to St Paul Rd$1,000 Swift Rd - WWTP to Stuhr Rd$450 State/Diers Intersection Improvements$390 Husker Hwy W of US Hwy 34/281 Intersection$1,200
PUBLICWORKSRealign Barr Entrance @ Stolley/Adams w/ Signal$360 Capital Ave & North Rd Intersection Improvement$360 3rd St Widening - Adams to Eddy$90 North Rd & 13th St Intersection Improvements$300 2017 Construction (Year 6) = $41,644,000 [cont.](All costs represent City portion in $1,000s)North Rd & 13th St Intersection Improvements$300 Signal @ US Hwy 34/281 and Rae Rd$67 Left Turn Lane - North Rd @ NWHS$56 Stolley Park Rd & North Rd Intersection$146 Left Turn Lane on Husker Hwy @ HLHS$62 Left Turn Lane on 13th @ Redwood/Mansfield$62 Resurface Wildwood from US Hwy 281 to Locust St$876 North Rd over UPRR$1,520 Stolley - Fonner/HEC/Fair Entrance to Stuhr Rd$920 Misc. Signals - TBD$112
PUBLICWORKS2017 Construction (Year 6) = $41,644,000 [cont.](All costs represent City portion in $1,000s)North Rd & Old Potash Intersection Improvements$300 Stolley Park Rd - Locust St to Webb Rd Safety Improvement$100 State Street - Webb Rd to Broadwell Ave Safety Improvement$150 Broadwell Ave -Capital to Airport Rd$6,000 Broadwell Ave -Capital to Airport Rd$6,000 Webb Rd - UPRR to south of Stolley Park Rd$7,500 Blaine St - Schimmer Dr to Wildwood Dr$1,000 Street ResurfacingAnnual Asphalt Resurfaincg Project$750 Drainage & Flood ControlMoores Creek - Old Potash to Edna$150 Misc. Major Drainage Development$250 Concrete Lining of Drainage Ditches$50
PUBLICWORKS2017 Construction (Year 6) = $41,644,000 [cont.](All costs represent City portion in $1,000s)OtherMisc. Safety Projects -TBD$150 Misc. Safety Projects -TBD$150 Trail along Locust from US Hwy 34 to Stagecoach$120 Annual Sidewalk Projects$25 City’s Grand Total:$ 41,644
Item F5
Adoption of the 1 & 6 Hall County Road Improvement Plan
Insert a narrative here
Wednesday, February 01, 2012
Regular Session
Hall County Regional Planning
Commission
Staff Contact:
Hall County Regional Planning Commission
Item F6
Amendment to the Redevelopment Plan
Insert a narrative here
Wednesday, February 01, 2012
Regular Session
Hall County Regional Planning
Commission
Staff Contact:
Hall County Regional Planning Commission
Agenda Item #8
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
February 1, 2012
SUBJECT:
Redevelopment plan amendment for property located in Blight and Substandard Area #2 at
3333 Ramada Road in Grand Island Nebraska. (C-09-2012GI)
PROPOSAL:
Stratford Plaza LLC is proposing to remodel and rehabilitate the Howard Johnson’s Convention Center
at 3333 Ramada Road. The developer is seeking Tax Increment Financing to offset the cost of
remodeling and rehabilitation of the property. Improvements will be made to the existing hotel and to the
restaurant and lounge area to accommodate the development of a Denny’s restaurant.
OVERVIEW:
The purpose of the CRA and the designated blight and substandard areas is to provide incentives for
development in underdeveloped areas of the community. This project will provide commercial
development in a location that is intended for these uses. Development of this property should
prevent further decay of this neighborhood. This area has already been declared blighted and
substandard by the CRA, the Hall County Regional Planning Commission and the Grand Island City
Council.
This project is consistent with the existing zoning and the future land use plan for the City of
Grand Island. This is evidenced by the fact that the property is zoned B2 AC General Business with
an Arterial Commercial Overlay. The B2 AC zone permits restaurants and hotels as permitted
principle uses.
The Regional Planning Commission recommendation is limited to the appropriateness of the
proposed use at this location. The Grand Island Comprehensive Plan calls for highway commercial
at this location and the Zoning Map defines this area as commercial.
The Planning Commission is required to comment on these applications to confirm that expenditure
of public funds through TIF is not supporting uses that would be inconsistent with the
Comprehensive Plan.
RECOMMENDATION:
That the Regional Planning Commission recommend that City Council approve of the
redevelopment plan amendment as submitted. A resolution is attached for your consideration.
___________________ Chad Nabity AICP, Planning Director
Redevelopment Plan Amendment
Grand Island CRA Area #2
December 2011
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area #2 with in the city, pursuant to
the Nebraska Community Development Law (the “Act”) and provide for the
financing of a specific infrastructure related project in Area #2.
Executive Summary:
Project Description
THE RENOVATION OF THE HOWARD JOHNSONS CONVENTION CENTER,
HOTEL AND RESTAURANT AT 3333 RAMADA ROAD AND THE SUBSEQUENT
SITE WORK, UTILITY, ENGINEERING, LANDSCAPING AND PARKING
IMPROVEMENTS NECESSARY FOR THE RENOVATION AT THIS LOCATION.
The developer intends to use Tax Increment Financing to aid in renovation of the
convention center, hotel and restaurant at this site. The developer is trying to attract a
national chain restaurant as an anchor to the convention center and hotel. This is Grand
Island’s largest convention space and in need of substantial renovation. This project
would not be possible in an affordable manner without the use of TIF.
The site is owned by the developer. All site work, demolition and utilities will be paid
for by the developer. The developer is responsible for and has provided evidence that
they can secure adequate debt financing to cover the costs associated with the acquisition,
site work and remodeling. The Grand Island Community Redevelopment Authority
(CRA) intends to pledge the ad valorem taxes generated over the 15 year period
beginning January 1, 2014 towards the allowable costs and associated financing for the
acquisition and site work.
TAX INCREMENT FINANCING TO PAY FOR THE ACQUISTION OF THE
PROPERTY AND RELATED SITE WORK WILL COME FROM THE
FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
This property is located at the northwest corner of South Locust Avenue and U.S.
Highway 34 (Husker Highway) in southern Grand Island. The attached map identifies the
subject property and the surrounding land uses:
· Legal Descriptions Lot 11 of Woodland Second Subdivision, An Addition
to the City of Grand Island, Hall County Nebraska excepting a therefrom a tract
of land more particularly described in Deed recorded as Document No.
200007531.
The tax increment will be captured for the tax years the payments for which become
delinquent in years 2014 through 2028 inclusive.
The real property ad valorem taxes on the current valuation will continue to be paid
to the normal taxing entities. The increase will come from rehabilitation of the hotel
convention center property and development of a national chain restaurant at this
location.
Statutory Pledge of Taxes.
Pursuant to Section 18-2147 of the Act, any ad valorem tax levied upon real property in
the Redevelopment Project Area shall be divided, for the period not to exceed 15 years
after the effective date of the provision, which effective date shall be January 1, 2014.
a. That portion of the ad valorem tax which is produced by levy at the rate
fixed each year by or for each public body upon the redevelopment project valuation shall
be paid into the funds, of each such public body in the same proportion as all other taxes
collected by or for the bodies; and
b. That portion of the ad valorem tax on real property in the
redevelopment project in excess of such amount, if any, shall be allocated to and, when
collected, paid into a special fund of the Authority to pay the principal of; the interest on,
and any premiums due in connection with the bonds, loans, notes, or advances on money
to, or indebtedness incurred by, whether funded, refunded, assumed, or otherwise, such
Authority for financing or refinancing, in whole or in part, a redevelopment project.
When such bonds, loans, notes, advances of money, or indebtedness including interest
and premium due have been paid, the Authority shall so notify the County Assessor and
County Treasurer and all ad valorem taxes upon real property in such redevelopment
project shall be paid into the funds of the respective public bodies.
Pursuant to Section 18-2150 of the Act, the ad valorem tax so divided is hereby pledged
to the repayment of loans or advances of money, or the incurring of any indebtedness,
whether funded, refunded, assumed, or otherwise, by the CRA to finance or refinance, in
whole or in part, the redevelopment project, including the payment of the principal of,
premium, if any, and interest on such bonds, loans, notes, advances, or indebtedness.
Redevelopment Plan Amendment Complies with the Act:
The Community Development Law requires that a Redevelopment Plan and Project
consider and comply with a number of requirements. This Plan Amendment meets the
statutory qualifications as set forth below.
1. The Redevelopment Project Area has been declared blighted and substandard by
action of the Grand Island City Council on September 13, 1999. [§18-2109] Such
declaration was made after a public hearing with full compliance with the public
notice requirements of §18-2115 of the Act.
2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (13)
(a) and §18-2110]
Grand Island adopted a Comprehensive Plan on July 13, 2004. This redevelopment plan
amendment and project are consistent with the Comprehensive Plan, in that no changes in
the Comprehensive Plan elements are intended. This plan merely provides funding for
the developer to rehabilitate an existing conforming use on this property.
3. The Redevelopment Plan must be sufficiently complete to address the following
items: [§18-2103(13) (b)]
a. Land Acquisition:
The Redevelopment Plan for Area #2 provides for real property acquisition and this plan
amendment does not prohibit such acquisition. There is no proposed acquisition by the
authority or the developer.
b. Demolition and Removal of Structures:
The project to be implemented with this plan amendment does not call for the demolition
and removal of any existing structures.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. The site is
planned for highway commercial development. [§18-2103(b) and §18-2111] The
attached map also is an accurate site plan of the area after redevelopment. [§18-2111(5)]
City of 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 B2-AC General Business zone with an Arterial Commercial Overlay.
No zoning changes are anticipated with this project. No changes are anticipated in street
layouts or grades. No changes are anticipated in building codes or ordinances. Nor are
any other planning changes contemplated. The proposed uses as a convention center,
hotel and restaurant are permitted in the B2-AC zoning district. [§18-2103(b) and §18-
2111]
e. Site Coverage and Intensity of Use
The developer is proposing rehabilitate the existing structure a conforming structure and
use in the B2-AC zoning district. [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
This site has full service to municipal utilities. No utilities would be impacted by the
development.
The developer will be responsible for replacing any sidewalks damaged during
construction of the project.
No other utilities would be impacted by the development. [§18-2103(b) and §18-2111]
4. The Act requires a Redevelopment Plan provide for relocation of individuals and
families displaced as a result of plan implementation.
This property, owned by the developer is maintained as a convention center, hotel and
restaurant. The proposed use of this property would continue as a convention center,
hotel and restaurant. No individuals or families will be relocated as a result of this
project.[§18-2103.02]
5. No member of the Authority, nor any employee thereof holds any interest in any
property in this Redevelopment Project Area. [§18-2106]
6. Section 18-2114 of the Act requires that the Authority consider:
a. Method and cost of acquisition and preparation for redevelopment and estimated
proceeds from disposal to redevelopers.
The developer has owned the property for since 2001. The cost of property acquisition is
not being included as a TIF eligible expense. Costs for rehabilitation of the existing
structure and parking improvements are estimated at $1,077,000. Fees and
reimbursement to the City and the CRA of $6,500 are included as a TIF eligible expense.
No property will be transferred to redevelopers by the Authority. The developer will
provide and secure all necessary financing.
b. Statement of proposed method of financing the redevelopment project.
The developer will provide all necessary financing for the project. The Authority will
assist the project by granting the sum of $524,520 from the proceeds of the TIF
Indebtedness issued by the Authority. This indebtedness will be repaid from the Tax
Increment Revenues generated from the project. TIF revenues shall be made available to
repay the original debt and associated interest after January 1, 2014 through December
31, 2028.
c. Statement of feasible method of relocating displaced families.
No families will be displaced as a result of this plan.
7. Section 18-2113 of the Act requires:
Prior to recommending a redevelopment plan to the governing body for approval, an
authority shall consider whether the proposed land uses and building requirements in the
redeve lopment project area are designed with the general purpose of accomplishing, in
conformance with the general plan, a coordinated, adjusted, and harmonious development
of the city and its environs which will, in accordance with present and future needs,
promote health, safety, morals, order, convenience, prosperity, and the general welfare, as
well as efficiency and economy in the process of development, including, among other
things, adequate provision for traffic, vehicular parking, the promotion of safety from
fire, panic, and other dangers, adequate provision for light and air, the promotion of the
healthful and convenient distribution of population, the provision of adequate
transportation, water, sewerage, and other public utilities, schools, parks, recreational and
community facilities, and other public requirements, the promotion of sound design and
arrangement, the wise and efficient expenditure of public funds, and the prevention of the
recurrence of insanitary or unsafe dwelling accommodations or conditions of blight.
The Authority has considered these elements in proposing this Plan Amendment. This
amendment, in and of itself will promote consistency with the Comprehensive Plan, in
that it will allow for the utilization of and redevelopment of commercial lots. This will
not significantly impact traffic on at the intersection of South Locust and U.S. Highway
34. Renovated commercial development will raise property values and provide a
stimulus to keep surrounding properties properly maintained. This will have the intended
result of preventing recurring elements of unsafe buildings and blighting conditions.
8. Time Frame for Development
Development of this project (including demolition, site preparation and new construction)
is anticipated to be completed between March 2012 and March of 2013. Excess
valuation should be available for this project for 15 years beginning with the 2014 tax
year.
9. Justification of Project
The South Locust Corridor is a major entrance for the City of Grand Island from
Interstate 80. The Heartland Events Center, the State Fair Park and associated buildings
and other attractions are all located along South Locust. The South Locust Business
Improvement District and City of Grand Island have spent a considerable amount of
money on landscaping and aesthetic treatments along this corridor. The City has codified
those improvements as development occurs south of the U.S. 34 and Locust. The Grand
Island CRA has invested more than $500,000 in the property located on the east side of
South Locust across from this project. This is a gateway to the community and for many
people from outside the area is what they will use to judge our City. The opportunity to
partner with owners of key building along this corridor as they redevelop and reinvest in
their properties is important to making those favorable first impressions.
10. Cost Benefit Analysis Section 18-2113 of the Act, further requires the Authority
conduct a cost benefit analysis of the plan amendment in the event that Tax Increment
Financing will be used. This analysis must address specific statutory issues.
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $2,095,733.
The proposed renovation of this facility will result in an estimated additional $1,595,050
of taxable valuation based on an analysis by the Hall County Assessor’s office. No tax
shifts are anticipated from the project. The project creates additional valuation that will
support taxing entities long after the project is paid off.
(b) Public infrastructure and community public service needs impacts and local tax
impacts arising from the approval of the redevelopment project;
No additional public service needs have been identified. Existing water and waste
water facilities will not be impacted by this development. The electric utility has
sufficient capacity to support the development. It is not anticipated that this will impact
schools. Fire and police protection are available and should not be impacted by this
development.
(c) Impacts on employers and employees of firms locating or expanding within the
boundaries of the area of the redevelopment project;
The proposed facility will provide jobs for persons employed by the contractors that
will be involved with the project. It will result in a new national family restaurant along
the South Locust corridor.
(d) Impacts on other employers and employees within the city or village and the
immediate area that are located outside of the boundaries of the area of the
redevelopment project; and
This may create additional demand for service employees in the Grand Island area
and could impact other hotels and restaurants.
(e) Any other impacts determined by the authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
This will improve the southern entrance into the City of Grand Island. The updates
and upgrades to Grand Island’s largest convention space will make Grand Island more
competitive for meetings and conferences.
Time Frame for Development
Development of this project is anticipated to be completed during between March 1, 2012
and March 1 of 2013. The base tax year should be calculated on the value of the property
as of January 1, 2012. Excess valuation should be available for this project for 15 years
beginning in 2013. Excess valuation will be used to pay the TIF Indebtedness issued by
the CRA per the contract between the CRA and the developer for a period not to exceed
15 years or an amount not to exceed $524,520 the projected amount of increment based
upon the anticipated value of the project and current tax rate. Based on the estimates of
the expenses of the cost of renovation, site preparation, engineering, expenses and fees
reimbursed to the City and CRA, and financing fees the developer will spend over
$1,000,000 of TIF eligible activities.
See Attached Building Plans
Resolution Number 2012 - 01
HALL COUNTY REGIONAL PLANNING COMMISSION
A RESOLUTION RECOMMENDING APPROVAL OF A REDEVELOPMENT
PLAN OF THE CITY OF GRAND ISLAND, NEBRASKA; AND APPROVAL OF
RELATED ACTIONS
WHEREAS, the Chairman and Board of the Community Redevelopment Authority of the City
of Grand Island, Nebraska (the “Authority”), referred that certain Redevelopment Plan to the Hall
County Regional Planning Commission, (the “Commission”) a copy of which is attached hereto as
Exhib it “A” for review and recommendation as to its conformity with the general plan for the
development of the City of Grand Island, Hall County, Nebraska, pursuant to Section 18-2112 of the
Community Development Law, Chapter 18, Article 21, Reissue Revised Statutes of Nebraska, as
amended (the “Act”); and
WHEREAS, the Commission has reviewed said Redevelopment Plan as to its conformity with
the general plan for the development of the City of Grand Island, Hall County;
NOW, THEREFORE, BE IT RESOLVED BY THE HALL COUNTY REGIONAL
PLANNING COMMISSION AS FOLLOWS:
Section 1. The Commission hereby recommends approval of the Redevelopment Plan.
Section 2. All prior resolutions of the Commission in conflict with the terms and provisions of
this resolution are hereby expressly repealed to the extent of such conflicts.
Section 3. This resolution shall be in full force and effect from and after its passage as provided
by law.
DATED: ____________________ 2012.
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST: By: ___________________________________
Chair
By: ___________________________________
Secretary
EXHIBIT A
FORM OF REDEVELOPMENT PLAN
Item F7
Text Addition to Chapter 36
Insert a narrative here
Wednesday, February 01, 2012
Regular Session
Hall County Regional Planning
Commission
Staff Contact:
Hall County Regional Planning Commission
Agenda Item #9
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
January 16, 2012
SUBJECT: Concerning proposed amendments to Chapter 36 of the Grand Island City
Code (Zoning) in the following area: §36-46 – Airport Approach and Turning Zones. (C-
10-2012GI)
PROPOSAL:
When the Grand Island Zoning regulations were updated and reconfigured in 2004 a
section on airport zoning appears to have been left out. This section is the specific
authority for the City to regulate the height of structures based on their proximity to the
airport and the turning radii of plane and flight paths based on the runway location.
The regulations apply to the entire zoning map as an overlay created using maps provided
to the airport and the City by the Nebraska Department of Aeronautics. City Staff is
suggesting that the following language be added back into the zoning regulation as §36-
46 – Airport Approach and Turning Zones.
§36-46 Airport Approach and Turning Zones
(A) Height Restrictions: Notwithstanding height restrictions specified for any specific
zone set forth herein, no building, vegetation, or use of land shall be constructed, moved
in, or permitted to grow to a height exceeding the limits indicated on the zoning map
entitled “Airport Approach and Turning Zone” as shown on a zoning map prepared by
the Nebraska Department of Aeronautics, Engineering Division, dated November 12,
1974, revised January 17, 1985 and as amended July 17, 2002, by the Nebraska
Department of Aeronautics Engineering Division for the Central Nebraska Regional
Airport, Grand Island, Nebraska, and on file with the city clerk, which is part of this
ordinance.
The July 17, 2002 map is the most current map provided by the Nebraska Department of
Aeronautics.
OVERVIEW:
This overlay zone is in place to protect the airport and the economic benefit of having an
airport in the City. Contrary to popular belief the Federal Aviation Administration does
not regulate the height of structures around airports. They do regulate the type of aircraft
that can land at various airports and whether the airport is rated for instrument landings.
They make the decisions about the type of planes and instrumentation based in part on
what obstructions exist in the air space around the airport.
Readopting these regulations will enable to the City to protect the airport.
The Nebraska Department of Aeronautics is currently working on new model regulations
for Airport Zoning. They will be holding hearings on those proposed regulations this
spring and it is likely that we will be considering additional changes to this section in the
coming months.
RECOMMENDATION:
That the Planning Commission recommend approval of the proposed changes to the
Grand Island City Council.
___________________ Chad Nabity AICP, Planning Director