03-07-2012 Regional Planning Regular Meeting PacketHall County Regional
Planning Commission
Wednesday, March 07, 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
March Summary
Insert a narrative here
Wednesday, March 07, 2012
Regular Session
Hall County Regional Planning
Commission
Staff Contact:
Hall County Regional Planning Commission
Staff Recommendation Summary
For Regional Planning Commission Meeting
March 7, 2012
4. Public Hearing - Rezone - A request to rezone properties located east
of Alda Road, north of US Hwy 30. From R9 Single Family Residential to
BGC General Commercial District, in the Village of Alda. Lot 3 of Fetsch
Subdivision in the Village of Alda. (C-10-2012Alda)
5. Public Hearing - Concerning an amendment to redevelopment plan for
CRA area #1.This property is located in east Grand Island and all action
will take place at the existing Lincoln Park north of 7th Street and east of
Beal Street in the City of Grand Island. Resolution 2012-02. See Full
Recommendation. (C-11-2012GI)
6. Public Hearing - Concerning adoption of blight study and generalize
redevelopment plan for CRA Blight and Substandard Area #8. Resolution
2012-03. See Full Recommendation. (C-12-2012GI)
7. Final Plat - Chief Fab Second Subdivision – located north of Fonner
Park Road and east of Adams Street, in Grand Island, Hall County,
Nebraska. Consisting of 15.4448 (2 Lots).
Item E2
February 1, 2012 Meeting Minutes
Insert a narrative here
Wednesday, March 07, 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
February 1, 2012
The meeting of the Regional Planning Commission was held Wednesday, February 1 ,
2012, in the Community Meeting Room - City Hall – Grand Island, Nebraska. Notice
of this meeting appeared in the "Grand Island Independent" January 21, 2012.
Present: Bill Hayes Leslie Ruge
Karen Bredthauer Pat O’Neill
Deb Reynolds Mark Haskins
Don Snodgrass Dennis McCarty
Jaye Monter Julie Connelly
Absent: John Amick, Scott Ericksen
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 January 4, 2012 meeting.
A motion was made by McCarty to approve the meeting minutes and seconded
by Reynolds to approve the Minutes of the January 4, 2012 meeting as mailed.
The motion carried with 10 members present and 10 voting in favor (McCarty,
O’Neill, Ruge, Bredthauer, Monter, Hayes, Reynolds, Connelly, Snodgrass and
Haskins) and no member present abstaining.
3. Request Time to Speak.
4. Public Hearing – Rezone - A request to rezone properties located south of
13th Street, and west of Sagewood Avenue and east of US Hwy 281, RD -
Residential Development to R4 - High Density Residential, in the City of Grand
Island. (C-06-2012GI)
O’Neill opened the Public Hearing.
Nabity explained the request 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). The subject property is designated for higher density
residential uses. Nabity stated 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. This 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.
O’Neill closed the Public Hearing.
A motion was made by Hayes to recommend the Rezone request from RD –
Residential Development to R4 – High Density Residential and was seconded by
Ruge. The motion carried with 10 members present voting in favor of
recommending the Rezone request to City Council (McCarty, O’Neill, Monter,
Bredthauer, Ruge, Hayes, Reynolds, Haskins, Connelly and Snodgrass) and no
one voting against.
5. Public Hearing – Concerning adoption of the Grand Island 1 & 6 Year Street
Improvement Plan. (C-07-2012GI)
O’Neill opened the Public Hearing.
Terry Brown – Manager of Engineering Services, for the City of Grand Island
presented the one and six year street improvement plan for the City. Brown
explained to the board about the projects which consisted of street
construction, drainage and flood control as well as other projects around the
City of Grand Island.
O’Neill closed the Public Hearing.
A motion was made by McCarty to adopt the Grand Island 1 & 6 Year Street
Improvement Plan as presented and was seconded by Reynolds. The motion
carried with 10 members present voting in favor of to adopt the Grand Island 1 &
6 Year Street Improvement Plan and to forward the request to City Council
(McCarty, O’Neill, Monter, Bredthauer, Ruge, Hayes, Reynolds, Haskins,
Connelly and Snodgrass) and no one voting against.
6. Public Hearing – Concerning adoption of the 1 & 6 Year Hall County Road
Improvement Plan. (C-08-2012HC)
O’Neill opened the Public Hearing.
Casey Sherlock, Hall County Public Works Director/County Surveyor,
presented the Hall County one and six year plan for Hall County. Sherlock
explained to the board about the projects which consisted of highway and
street improvements and the replacement of bridges within Hall County.
O’Neill closed the Public Hearing.
A motion was made by Haskins to adopt the Hall County one and six year plan
Plan as presented and was seconded by Bredthauer. The motion carried with 10
members present voting in favor of to adopt the Hall County 1 & 6 Year Plan and
to forward the request to the Hall County board (McCarty, O’Neill, Monter,
Bredthauer, Ruge, Hayes, Reynolds, Haskins, Connelly and Snodgrass) and no
one voting against.
7. Public Hearing – Concerning an amendment to the redevelopment plan for
CRA area #2, 3333 Ramada Road, in Grand Island, Hall County, Nebraska.
Resolution # 2012- 01. (C-09-2012GI)
O’Neill opened the Public Hearing.
Nabity explained, 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.
O’Neill closed the Public Hearing.
A motion was made by Snodgrass to approve the amendment to the
redevelopment plan for CRA area #2 as presented and was seconded by
Connelly. The motion carried with 10 members present voting in favor of the
amendment to the redevelopment plan and to forward the request to City Council
(McCarty, O’Neill, Monter, Bredthauer, Ruge, Hayes, Reynolds, Haskins,
Connelly and Snodgrass) and no one voting against.
8. 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)
O’Neill opened the Public Hearing.
Nabity stated 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.
O’Neill closed the Public Hearing.
A motion was made by McCarty to approve the addition of §36-46 - Airport
Approach and Turning Zones to the Grand Island City Code and was seconded
by Hayes. The motion carried with 10 members present voting in favor of the
addition to Chapter 36 of the Grand Island City Code and to forward the request
to City Council (McCarty, O’Neill, Monter, Bredthauer, Ruge, Hayes, Reynolds,
Haskins, Connelly and Snodgrass) and no one voting against.
9. Planning Director’s Report
NPZA Conference will be March 28-30, 2012
10. Next Meeting March 7, 2012
11. Adjourn
Chairman O’Neill adjourned the meeting at 7:23 p.m.
___________________________________________
Leslie Ruge, Secretary
by Rose Woods
Item F3
Rezone
Insert a narrative here
Wednesday, March 07, 2012
Regular Session
Hall County Regional Planning
Commission
Staff Contact:
Hall County Regional Planning Commission
Agenda Item #4
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
February 27, 2012
SUBJECT: Zoning Change (C-10-2012Alda)
PROPOSAL: To rezone property at the northeast corner of the intersection of Alda Road
and Front Street (Highway 30) from R9-Single Family Residential District to BGC-
General Commercial District, in the Village of Alda.
OVERVIEW:
Site Analysis
Current zoning designation: R9-Single Family Residential
Permitted and conditional uses: R9 – Residential uses at a density of 1 unit per 9000
square feet. Parks, schools and churches are also
allowed in this district.
Comprehensive Plan Designation: Designated as a redevelopment area.
Existing land uses. Vacant property.
Adjacent Properties Analysis
Current zoning designations: North and East: R9-Single Family Residential
South : I2-Heavy Industrial
West: TA Transitional Agriculture
Permitted and conditional uses: R9-
Residential uses at a density of 1 unit per 9000
square feet. Parks, schools and churches are also
allowed in this district. I2-Houses are not allowed,
most other uses are allowed either by permitted or
conditional use. BGC-Commercial uses including
retail, used cars, and warehousing.
Comprehensive Plan Designation: North, West: Designated for residential
development.
East: Designated for redevelopment.
South: Designated for industrial use.
Existing land uses: North: Residential
West: Agricultural
East: Mobile Homes and Commercial
South: Rail Road ROW and Industrial
EVALUATION:
Positive Implications :
· Consistent with the City’s Comprehensive Land Use Plan: The subject property is
designated for redevelopment commercial development.
· Consistent with the existing roads: Highway 30 and Alda Road would both support
commercial uses.
· Consistent with Redevelopment: This proposal would begin the process of
redeveloping this corridor.
· Supported by existing Infrastructure: The location along Front Street lends itself to
commercial development.
Negative Implications :
· None foreseen.
Other Considerations
This proposal is consistent the 2004 comprehensive plan as adopted by the Alda Village
Board on December 2, 2003.
RECOMMENDATION:
That the Regional Planning Commission recommend that the Village of Alda change
the zoning on this site from R9-Single Family Residential to BGC-General
Commercial as shown on the attached map.
___________________ Chad Nabity AICP, Planning Director
Legal Description:
Fetsch Sub., Lot 3, Alda Village
February 21, 2012
Dear Members of the Board:
RE: Rezoning – Change of Zoning. Rezone request changing property from
R9 – Single Family Residential to BGC - General Commercial District located
in the Village of Alda.
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 R9
Single Family Residential to BGC General Commercial District, located east of Alda
Road and north of US Hwy 30. Described as: Fetsch Sub., Lot 3, Alda Village, in
the Village of Alda in Hall County, Nebraska. 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 March 7, 2012 in
the Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
cc: Alda Clerk
Alda Attorney
Hall County Public Works
Hall County Zoning
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
Lincoln Pool Area #1 - Redevelopment Plan
Insert a narrative here
Wednesday, March 07, 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 26, 2012
SUBJECT:
Redevelopment plan amendment for property located in Blight and Substandard Area #1 at
Lincoln Park in Grand Island Nebraska. (C-11-2012GI)
PROPOSAL:
The City of Grand Island is proposing to rebuild the existing swimming pool at Lincoln Park. They are
asking the Community Redevelopment Authority to finance this as a redevelopment project to improve
the neighborhood.
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. Redevelopment of the Lincoln Park
Swimming pool should help 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.
The Regional Planning Commission recommendation is limited to the appropriateness of the
proposed use at this location. The Grand Island Comprehensive Plan calls for public/recreation uses
at this location and the Zoning Map defines this area as residential. Parks are permitted use in the
residential zoning districts.
The Planning Commission is required to comment on these applications to confirm that expenditure
of public funds. This project will not be using TIF but will be using a portion of the tax levy authorized
for use by the CRA.
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
Plan Modification for CRA Area #1 (Lincoln Park Swimming Pool)
Overview
The Mayor and Council of the City of Grand Island (the “City”) have by resolutions adopted in
1995 and 2000 determined an area of the City to be both blighted and substandard and
designated such area as Redevelopment Area #1 (“Area #1). That the description of the
boundaries of Area #1 are set forth in Resolution 2000-388 passed and approved by the Mayor
and Council of the City on December 19, 2000 (the “Area Resolution”).
The Community Redevelopment Authority of the City of Grand Island (the “CRA”) on
November 21, 1995, with subsequent approval by the Mayor and Council of the City on
December 18, 1995, adopted a general Redevelopment Plan for Area #1 (the “Original Plan”).
This Plan Modification for CRA Area #1 (the “Plan/Modification”) is intended to carry out
certain of the purposes of set forth in the Original Plan and also to serve as a separate and
specific redevelopment plan for purposes of accomplishing the redevelopment project described
in this Plan/Modification in order to provide for the redevelopment of Area #1. This
Plan/Modification is being adopted pursuant to the provisions of the Sections 18-2101 to 18-
2144, R.R.S. Neb. 2007, as amended, the “Community Development Law”). Because of the
nature of the specific project, it is expected that it will also contribute to the benefit and
redevelopment of CRA Redevelopment Area #5 and certain other areas as well.
Among the redevelopment actions proposed in the Original Plan were encouraging the removal
of substandard and dilapidated structures within Area #1 and the extending of infrastructure to
areas lacking service.
The specific project to which this Plan/Modification relates is the construction of a replacement
swimming pool facility for Lincoln Park (the “Project”). Based upon neighborhood meetings
and surveys of residents of Area #1, the Lincoln Park swimming pool represents one of the
primary public assets drawing residents to the area. The Lincoln Park Pool is subject to an
administrative order from the Nebraska Department of Health and Human Services (“HHS”).
Under the administrative order the City has been able to keep the pool open by installing and
maintaining a temporary recirculation line. The City has received notification from HHS that the
City can continue to operate the pool with the temporary recirculation lines through the summer
of 2012. Construction of a replacement pool facility in 2012 as a redevelopment project will
allow the new pool to open for the 2013 swimming season and thus maintain quality recreational
service for the residents of Area #1 on a continuous basis.
Lincoln Park Pool is one of the few amenities Area #1 that are likely to draw people from other
parts of the City. Area #1 is geographically isolated from the rest of the City by rail lines and
there are few attractions that bring people from other parts of the City, other than the existing
pool facility, the auction house and the humane society.
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There are no registered neighborhood associations whose area of representation is located in
whole or in part within a one-mile radius of the area to be redeveloped as describe in this
Plan/Modification. This Plan/Modification does not provide for any use of funds autho rized by
Section 18-2147, R.R.S. Neb. 2007, as amended, and therefore does not directly affect any
county, school district, community college, educational service unit or natural resources district.
Property Description
This general area expected to be served by the Project includes a substantial portion of of Area
#1, part of Area #5 and certain property adjacent to Area #1 and Area #5 (portions of which are
not currently subject to any blight and substandard determinations), all as situated within the area
east of the Burlington Northern Santa Fe Tracks, north of the Union Pacific Tracks and south of
Capital Avenue all within the City of Grand Island. The attached map shows the area expected
to benefit and and those portions of such area that have been declared blighted and substandard.
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4
For purposes of this Plan/Modification and the exercise of the powers of the CRA, the area being
redeveloped is that area shown in the above map which is located within Area #1, with the other
areas shown in the map, including portions of Area #5, expected to receive incidental benefits.
All redevelopment actions of the CRA and the City under this Plan/Modification are to occur
only within Area #1.
Existing Land Use
The most common use in this neighborhood is residential. The most common residential use is
detached single family. Along both the Union Pacific Railroad and the Burlington Northern
Santa Fe tracks most of the development is industrial or commercial in nature. There are also
some significant undeveloped areas and areas used exclusively for agriculture as shown on the
attached map.
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Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. All varieties of land
uses are proposed and permitted in this neighborhood ranging from suburban density residential
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to heavy manufacturing. The planned uses in this neighborhood are not a barrier to developing
neighborhood services, including the Project.
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Changes to zoning, street layouts and grades or building codes or ordinances
The majority of the area is zoned R2- Low Density Residential zone. Portions of that R2 zone are
also designated and used for mobile homes. Areas west of St. Paul Road, along 4th Street and
west of Sky Park Road are zoned for commercial and manufacturing uses. All retail and office
uses are permitted in the M2 Heavy Manufacturing district. Depending on the location, size and
use of the property and surrounding properties some changes to the zoning map could be made to
accommodate other uses. Those areas that are zoned TA-Transitional Agriculture are not within
a declared blighted and substandard area. It is anticipated that a change of zone will be required
prior to any further development of those properties. No changes are anticipated in building
codes or ordinances to accommodate future development in this neighborhood. A copy of the
current zoning map for this neighborhood is attached.
8
9
Zoning changes that are consistent with the future land use map as approved by the Grand Island
City Council with the Comprehensive Development Plan require no further amendments to this
plan.
Site Coverage and Intensity of Use
The TA zoning district allows for 20 acre parcels with a minimum width of 100 feet, allowable
lot coverage of 20%, maximum building height of 35’ and a residential density of 1 dwelling unit
per 20 acres. The R2 zoning district allows for 6000 square foot lots with a minimum width of
50 feet, allowable lot coverage of 35%, maximum building height of 35’ and a residential density
of 1 dwelling unit per 6000 square feet of property. The R4 zoning district allows for 6000
square foot lots with a minimum width of 50 feet, allowable lot coverage of 60%, maximum
building height of 80’ and a residential density of 1 dwelling unit per 6000 square feet of
property. The B2 zoning district allows for 3000 square foot lots with a minimum width of 30
feet, allowable lot coverage of 100%, maximum building height of 55’ and a residential density
of 1 dwelling unit per 1000 square feet of property. The M2 zoning district allows for 6000
square foot lots with a minimum width of 50 feet, allowable lot coverage of 65%, no maximum
building height, and no residential units permitted.
Additional Public Facilities or Utilities
The Project is expected to provide significant benefit for all residential properties within Area #1
and strong incidental benefits for any other residential areas included within the other
neighborhood areas shown in the maps provided as a part of this Plan/Modification. The Project
is not expected to have any negative impacts due to increased use or activity. Loss of the
existing Lincoln Park swimming pool facilities due to regulatory requirements can be expected
to significantly reduce the desirability of residential properties within Area #1 and result in
neighborhood decay.
Sewer and Water are available as shown on the attached maps. Neighborhood sewer and water
lines are available across most of the developed areas in the neighborhood. The Project will be
built to the current standards for health and safety and accessibility.
Electricity is available to all of the developed area.
The attached maps show existing street, sewer and water facilities.
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Justification of Project
The City and CRA’s staff have conducted a neighborhood meeting and survey of needs and
requests. Key among those projects desired was the restoration/renovation of the Lincoln Park
pool facilities. Most people surveyed have identified Lincoln Park pool facility as their primary
recreation spot in the city.
Construction of Project
The Project is to be contracted for by the City. Costs incurred by the City are to be reimbursed
to the City from funds provided by the CRA from the proceeds of bonds to be issued by the
CRA.
Financing
The CRA is authorized to certify a levy of up to $0.026 per $100 of taxable valuation. The 2011
levy for CRA purposes as certified is $0.017742 per $100 of taxable valuation leaving $0.008258
of potential taxing authority unused. Based on the 2011 valuations the CRA will collect
$425,000 with a levy of $0.017742 and could collect an additional $198,000 if the levy were
certified at $0.026. The levy for the 2011-12 budget year was certified at $0.026 in anticipation
of and support for the Project. The current estimated cost of the Project is $1,550,000 plus
engineering and financing costs. By approving this Plan/Modification, the City will be
committing to make the additional levy required to pay debt service on bonds to be issued by the
CRA to pay costs of the Project in accordance with Sections 18-2124 to 18-2133 of the
Community Development Law. Amounts certified for such additional levy should not be subject
to the levy limitations upon the City’s tax levy as set forth under Section 77-3442(6)(a), R.S.
Supp. 2011, under the exception provided from such limitation under Section 3442(10)(c).
The receipts from the certified additional levy described above can be expected, based upon
current taxable valuations to be sufficient to retire the indebtedness of the CRA for the Project in
a period of from eight to ten years.
Item F5
CRA Area #8 Blight Study
Insert a narrative here
Wednesday, March 07, 2012
Regular Session
Hall County Regional Planning
Commission
Staff Contact:
Hall County Regional Planning Commission
1
Agenda Item # 6
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
March 7, 2012
SUBJECT: CRA Blight Study (Proposed CRA Area #8) C-12-2012GI
PROPOSAL: The Grand Island Area Community Redevelopment Authority
(CRA) commissioned a Blight/Substandard Study and Generalized
Redevelopment Plan for the proposed Redevelopment Area No. 8 to be prepared
by Olsson Associates along with Marvin Planning and Ken Bunger. The study
area includes approximately 92.77 acres referred to as CRA Area #8. The study
focused on an area south of Anna Street along Adams Street in south central
Grand Island. See Figure 2 in the attached Blight Study for a map of the area.
The CRA has referred the attached study to the Planning Commission and
Council for their review and recommendation and possible approval. If the
Planning Commission does not make a recommendation within 30 days Council
can proceed with a decision on the declaration without recommendation from
Planning Commission.
OVERVIEW
The Statutory authority and direction to the Planning Commission is referenced
below to explain the Planning Commission purpose in reviewing the study:
Section 18-2109
Redevelopment plan; preparation; requirements.
An authority shall not prepare a redevelopment plan for a redevelopment project area
unless the governing body of the city in which such area is located has, by resolution
adopted after a public hearing with notice provided as specified in section 18-2115,
declared such area to be a substandard and blighted area in need of redevelopment. The
governing body of the city shall submit the question of whether an area is substandard
and blighted to the planning commission or board of the city for its review and
recommendation prior to making its declaration. The planning commission or board
shall submit its written recommendations within thirty days after receipt of the request.
Upon receipt of the recommendations or after thirty days if no recommendation is
received, the governing body may make its declaration.
~Reissue Revised Statutes of Nebraska
A generalized redevelopment plan is also attached for planning commission
review. If Council approves the blighted and substandard designation they can
also approve the generalized redevelopment plan. This plan would allow the
CRA to participate in purchase and demolition of properties, it would also allow
the CRA to invest in façade improvement projects, the CRA could also make
grants for redevelopment in the area. Any Tax Increment Projects would require
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specific redevelopment plan amendments before the redevelopment contracts
could be signed.
It is appropriate for the planning commission in conducting its review and
considering its recommendation regarding the substandard and blighted
designation to:
1. review the study,
2. take testimony from interested parties,
3. make findings of fact, and
4. include those findings of fact as part of its recommendation to Council.
Blighted and Substandard Defined
The terms blighted and substandard have very specific meanings within the
context of the Community Redevelopment Statutes. Those terms as defined by
Statute are included below:
Section 18-2103
Terms, defined.
For purposes of the Community Development Law, unless the context otherwise requires:
(10) Substandard areas shall mean an area in which there is a predominance of buildings or
improvements, whether nonresidential or residential in character, which, by reason of
dilapidation, deterioration, age or obsolescence, inadequate provision for ventilation, light,
air, sanitation, or open spaces, high density of population and overcrowding, or the existence
of conditions which endanger life or property by fire and other causes, or any combination of
such factors, is conducive to ill health, transmission of disease, infant mortality, juvenile
delinquency, and crime, (which cannot be remedied through construction of prisons), and is
detrimental to the public health, safety, morals, or welfare;
(11) Blighted area shall mean an area, which (a) by reason of the presence of a substantial
number of deteriorated or deteriorating structures, existence of defective or inadequate street
layout, faulty lot layout in relation to size, adequacy, accessibility, or usefulness, insanitary
or unsafe conditions, deterioration of site or other improvements, diversity of ownership, tax
or special assessment delinquency exceeding the fair value of the land, defective or unusual
conditions of title, improper subdivision or obsolete platting, or the existence of conditions
which endanger life or property by fire and other causes, or any combination of such factors,
substantially impairs or arrests the sound growth of the community, retards the provision of
housing accommodations, or constitutes an economic or social liability and is detrimental to
the public health, safety, morals, or welfare in its present condition and use and (b) in which
there is at least one of the following conditions: (i) Unemployment in the designated area is
at least one hundred twenty percent of the state or national average; (ii) the average age of
the residential or commercial units in the area is at least forty years; (iii) more than half of
the plotted and subdivided property in an area is unimproved land that has been within the
city for forty years and has remained unimproved during th at time; (iv) the per capita income
of the area is lower than the average per capita income of the city or village in which the
area is designated; or (v) the area has had either stable or decreasing population based on
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the last two decennial censuses. In no event shall a city of the metropolitan, primary, or first
class designate more than thirty -five percent of the city as blighted, a city of the second class
shall not designate an area larger than fifty percent of the city as blighted, and a village shall
not designate an area larger than one hundred percent of the village as blighted;
~Reissue Revised Statutes of Nebraska
ANALYSIS-Blight and Substandard Study
The following findings are copied directly from the Study. The analysis of the
substandard and blighted factors is conducted on pages 7 to 21 of the study.
FINDINGS FOR GRAND ISLAND
Study Area #8 has several items contributing to the Blight and Substandard Conditions.
These conditions include:
Blighted Conditions
· Substantial number of deteriorating structures,
· Unsanitary / Unsafe conditions,
· Deterioration of site or other improvements,
· Dangerous conditions to life or property due to fire or other causes,
· Combination of factors which are impairing and/or arresting sound growth,
· Average age of structures is over 40 years of age.
Substandard Conditions
· Average age of the residential or commercial units in the area is at least forty years
Issues which were not researched due to a lack of data were:
· Tax/special assessment delinquency greater than fair value of land,
· Tax delinquency,
· Underemployment that equals 120% state or national average,
· Per capita income less than city wide average, and
· High Density or population and overcrowding.
· Unemployment in the designated area is at least one hundred twenty percent of the
state or national average;
· more than half of the plotted and subdivided property in an area is unimproved land
that has been within the city for forty years and has remained unimproved during that
time;
Based on the study these areas meet the thresholds to qualify as blighted and
substandard.
All of this property is located inside the Grand Island City Limits. Only those
properties that are in the City Limits at this time are included within the study. The
4
property within the County Industrial Tracts is specifically excluded from the study
area. Those county industrial tract properties are listed as a contributing factor to
the designation. Tax increment financing would potentially be available for
redevelopment projects on any of the property included in the study.
ANALYSIS-Generalized Redevelopment Plan
This plan does not promote substantial changes in the use of the property within the
redevelopment area. Some areas of concern for redevelopment include the acquisition
and demolition of substandard property; the use of the façade improvement program
with the area; and redevelopment of substandard infrastructure with the area.
The generalized redevelopment plan as presented would allow the CRA to:
· participate in purchase property within the area
· demolish or help pay for the demolition of substandard properties,
· invest in façade improvement projects,
· make grants for redevelopment in the area.
Any Tax Increment Financing projects would require specific redevelopment plan
amendments before the redevelopment contracts could be signed.
RECOMMENDATION:
Blight and Substandard Designation
Planning Commission staff is recommending consideration of the following questions as
a starting point in the analysis of this Study and in making a recommendation on the
question of whether the property in question is blighted and substandard.
Recommend Questions for Planning Commission
· Does this property meet the statutory requirements to be considered blighted and
substandard? (See Page 2 for requirements)
· Are the blighted and substandard factors distributed throughout the
Redevelopment Area, so basically good areas are not arbitrarily found to be
substandard and blighted simply because of proximity to areas which are
substandard and blighted?
· Is public intervention appropriate and/or necessary for the redevelopment of the
area?
Findings of fact must be based on the study and testimony presented including all
written material and staff reports. The recommendation must be based on the
declaration, not based on any proposed uses of the site. All of the testimony, a copy
5
of the study and this memo along with any other information presented at the
hearing should be entered into the record of the hearing.
If the Regional Planning Commission concludes that the area in question meets the
definition of blighted and substandard and supports such conclusion with findings of
fact they should move to recommend approval of the declaration as blighted and
substandard based on the facts presented and identified at this meeting.
If the Regional Planning Commission concludes that the area in question does not
meet the definition of blighted and substandard and supports such conclusions with
findings of fact, they should move to recommend denial of the declaration as
blighted and substandard based on the facts identified.
Redevelopment Plan
That the Regional Planning Commission recommend that City Council approve of
the redevelopment plan amendment as submitted if they recommend approval of the
blight and substandard designation. A resolution is attached for your consideration.
___________________ Chad Nabity AICP, Planning Director
City of Grand Island, NE
Blight and Substandard Study
Area #8
January 2012
Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 1
PPUURRPPOOSSEE OOFF TTHHEE BBLLIIGGHHTT AANNDD SSUUBBSSTTAANNDDAARRDD SSTTUUDDYY
The purpose of completing this Blight and Substandard study is to examine existing conditions
within and contiguous to the City of Grand Island. The City of Grand Island has identified a
targeted area for consideration of future redevelopment. Portions of the Study Area are
currently within the corporate limits of the city and remaining portion is part of a County
Industrial Park which is outside of the corporate limits. The area currently within the County
Industrial Park will be examined as to its influence on the adjacent areas.
The City of Grand Island, when considering conditions of Blight and Substandard, will be looking
at those issues and definitions provided for in the Nebraska Community Redevelopment Law as
found in Chapter 18 of the Revised Nebraska State Statutes, as follows:
“The governing body of a , to the greatest extent it deems to be feasible in carrying
out the provisions of Sections 18-2101 to 18-2144, shall afford maximum
opportunity, consistent with sound needs of the as a whole, to the rehabilitation or
redevelopment of the community redevelopment area by private enterprises. The
governing body of a shall give consideration to this objective in exercising its
powers under sections 18-2101 to 18-2144, including the formulation of a workable
program, the approval of community redevelopment plans consistent with the
general plan for the development of the , the exercise of its zoning powers, the
enforcement of other laws, codes, and regulations relating to the use and occupancy
of buildings and improvements, the disposition of any property acquired, and
providing of necessary public improvements”.
The Nebraska Revised Statutes §18-2105 continues by granting authority to the governing body
for formulation of a workable program. The statute reads,
“The governing body of a or an authority at its direction for the purposes of the
Community Development Law may formulate for the entire municipality a
workable program for utilizing appropriate private and public resources to
eliminate or prevent the development or spread of urban blight, to encourage
needed urban rehabilitation, to provide for the redevelopment of substandard and
blighted areas, or to undertake such of the aforesaid activities or other feasible
municipal activities as may be suitably employed to achieve the objectives of
such workable program. Such workable program may include, without
limitation, provision for the prevention of the spread of blight into areas of the
municipality which are free from blight through diligent enforcement of housing,
zoning, and occupancy controls and standards; the rehabilitation or
conservation of substandard and blighted areas or portions thereof by
replanning, removing congestion, providing parks, playgrounds, and other public
improvements by encouraging voluntary rehabilitation and by compelling the
repair and rehabilitation of deteriorated or deteriorating structures; and the
clearance and redevelopment of substandard and blighted areas or portions
thereof.”
Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 2
Blight and Substandard are defined as the following:
“Substandard areas means an area in which there is a predominance of
buildings or improvements, whether nonresidential or residential in character,
which, by reason of dilapidation, deterioration, age or obsolescence, inadequate
provision for ventilation, light, air, sanitation, or open spaces, high density of
population and overcrowding, or the existence of conditions which endanger life
or property by fire and other causes, or any combination of such factors, is
conducive to ill health, transmission of disease, infant mortality, juvenile
delinquency, and crime, (which cannot be remedied through construction of
prisons), and is detrimental to the public health, safety, morals, or welfare;”
“Blighted area means an area, which (a) by reason of the presence of a
substantial number of deteriorated or deteriorating structures, existence of
defective or inadequate street layout, faulty lot layout in relation to size,
adequacy, accessibility, or usefulness, insanitary or unsafe conditions,
deterioration of site or other improvements, diversity of ownership, tax or special
assessment delinquency exceeding the fair value of the land, defective or
unusual conditions of title, improper subdivision or obsolete platting, or the
existence of conditions which endanger life or property by fire and other causes,
or any combination of such factors, substantially impairs or arrests the sound
growth of the community, retards the provision of housing accommodations, or
constitutes an economic or social liability and is detrimental to the public health,
safety, morals, or welfare in its present condition and use and (b) in which there
is at least one of the following conditions: (i) Unemployment in the designated
area is at least one hundred twenty percent of the state or national average; (ii)
the average age of the residential or commercial units in the area is at least
forty years; (iii) more than half of the plotted and subdivided property in an area
is unimproved land that has been within the city for forty years and has
remained unimproved during that time; (iv) the per capita income of the area is
lower than the average per capita income of the city or in which the area is
designated; or (v) the area has had either stable or decreasing population based
on the last two decennial censuses. In no event shall a city of the metropolitan,
primary, or first class designate more than thirty-five percent of the city as
blighted, a city of the second class shall not designate an area larger than fifty
percent of the city as blighted, and a shall not designate an area larger than
one hundred percent of the as blighted;”
This Blight and Substandard Study is intended to give the Grand Island Community
Redevelopment Authority and Grand Island City Council the basis for identifying and declaring
Blighted and Substandard conditions existing within the City’s jurisdiction. Through this process,
the City is attempting to address economic and/or social liabilities which are harmful to the
well-being of the entire community.
Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 3
The study area can be seen in Figure 1 of this report. The Redevelopment Plan portion of this
report will contain, in accordance with the law, definite local objectives regarding appropriate
land uses, improved traffic, public transportation, public utilities and other public
improvements, and the proposed land uses and building requirements in the redevelopment
area and shall include:
· The boundaries defining the blighted and substandard areas in question (including existing
uses and conditions of the property within the area), and
· A list of the conditions present which qualify the area as blighted and substandard.
EEXXIISSTTIINNGG LLAANNDD UUSSEESS
The term “Land Use” refers to the developed uses in place within a building or on a specific
parcel of land. The number and type of uses are constantly changing within a community, and
produce a number of impacts that either benefit or detract from the community. Because of this,
the short and long-term success and sustainability of the community is directly contingent upon
available resources utilized in the best manner given the constraints the City faces during the
course of the planning period. Existing patterns of land use are often fixed in older communities
and neighborhoods, while development in newer areas is often reflective of current
development practices.
Existing Land Use Analysis within Study Area
As part of the planning process, a survey was conducted through both in-field observations, as
well as data collection online using the Hall County Assessors website. This survey noted the
use of each parcel of land within the study area. These data from the survey are analyzed in the
following paragraphs.
Table 1 includes the existing land uses for the entire study area. The table contains the total
acres determined per land use from the survey; next is the percentage of those areas compared
to the total developed land; and finally, the third set of data compare the all land uses to the
total area within the Study Area.
Nearly 28% of the Study Area’s developed land is in Industrial uses and another 27% is in
Commercial uses. The next largest land area is the land used for streets and rights-of-way which
was approximately 20% of the total area. Overall, approximately 75% of the land area in this
Study area is non-residential in nature. Overall residential land uses total approximately 18%.
TABLE 1: EXISTING LAND USE, GRAND ISLAND - 2011
Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 4
Type of Use Acres Percent of
Developed
land within
the Study
Area
Percent of Study
Area
Residential 15.09 17.7%16.3%
Single-family 11.58 13.6%12.5%
Multi-family 3.51 4.1%3.8%
Manufactured Housing 0 0.0%0.0%
Commercial 22.67 26.6%24.4%
Industrial 23.29 27.3%25.1%
Quasi-Public/Public 2.6 3.0%2.8%
Parks/Recreation 5.1 6.0%5.5%
Transportation 16.63 19.5%17.9%
Total Developed Land 85.38 100.0%
Vacant/Agriculture 7.39 8.0%
Total Area 92.77 100.0% Source: 2011 Grand Island Blight Study, Olsson Associates and Marvin Planning Consultants
Figure 1
Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 5
Existing Land Use Map
Source: Olsson Associates and Marvin Planning Consultants, 2011
Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 6
BBLLIIGGHHTT AANNDD SSUUBBSSTTAANNDDAARRDD EELLIIGGIIBBIILLIITTYY SSTTUUDDYY
The City of Grand Island has selected a specific target area within an established part of the
community for evaluation. The area is indicated in Figure 2 of this report. The existing uses in
this area include single-family residential, multi-family residential, commercial,
parks/recreation, quasi-public, commercial, and industrial.
Through the redevelopment process the City of Grand Island can guide future development
throughout the area. The use of the Community Redevelopment Act by the City of Grand Island
is intended to redevelop and improve the area. Using the Community Redevelopment Act, the
City of Grand Island can assist in the elimination of negative conditions and implement different
programs/projects identified for the City.
The following is the description of the designated area within Grand Island.
Study Area
POINT OF BEGINNING IS THE INTERSECTION OF THE CENTERLINES OF ANNA STREET AND
LINCOLN AVENUE S; THENCE SOUTHEASTERLY ALONG SAID CENTERLINE OF LINCOLN AVENUE S
TO THE INTERSECTION OF THE CENTERLINES OF LINCOLN AVENUE S AND PHOENIX AVENUE W;
THENCE NORTHEASTERLY ALONG SAID CENTERLINE OF PHOENIX AVENUE W TO THE
INTERSECTION OF THE CENTERLINES OF PHOENIX AVENUE W AND CLARK STREET S; THENCE,
SOUTH EASTERLY ALONG SAID CENTERLINE OF CLARK STREET S TO THE INTERSECTION OF THE
CENTERLINES OF CLARK STREET S AND EDDY STREET S; THENCE, SOUTH ALONG THE
CENTERLINE OF EDDY STREET S TO THE INTERSECTION OF THE CENTERLINS OF EDDY STREET S
AND FONNER PARK ROAD W; THENCE, WEST ALONG THE CENTERLINE OF FONNER PARK ROAD
W TO THE INTERSECTION OF THE CENTERLINES OF FONNER PARK ROAD W AND ADAMS STREET
S; THENCE, SOUTH ALONG THE CENTERLINE OF ADAMS STREET S TO THE EXTENDED SOUTH
PROPERTY LINE OF THE TRACT DESCRIBED IN FILE: 07-2412 OF THE HALL COUNTY REGISTER
OF DEEDS; THENCE, WEST ALONG SAID SOUTH PROPERTY LINE TO THE WEST PROPERTY LINE
OF SAID PROPERTY; THENCE NORTH ALONG THE WEST PROPERTY LINE OF SAID PROPERTY TO
THE NORTHWEST CORNER OF A PORTION OF LOT 21 AS DESCRIBED IN ITEMS 1 AND 2 OF
INSTRUMENT NUMBER 200314398; THENCE NORTHEASTERLY TO THE SOUTHEAST CORNER OF
WASH TWP PT SE 1/4 NW 1/4 21-11-9 (ALSO KNOWN AS PARCEL NUMBER 400206935 ON
THE HALL COUNTY ASSESSORS SITE); THENCE, NORTHWESTERLY ALONG THE WESTERN
PROPERTY LINE OF SAID PROPERTY TO THE INTERSECTION OF THE EXTENDED WESTERN
PROPERTY LINE AND THE CENTERLIN OF ANNA STREET W; THENCE, NORTHEASTERLY ALONG
SAID CENTERLINE TO THE POINT OF BEGINNING.
Corporate Limits
The Corporate Limits is the entire study area excepting:
1. THE PARCEL REFERRED TO WASH TWP PT SE 1/4 NW 1/4 21-11-9 (ALSO REFERRED
AS PARCEL NUMBER 400206935 ON THE HALL COUNTY ASSESSORS SITE) 10.92 AC
2. WASH TWP PT SW 1/4 NE 1/4 21-11-9 (ALSO REFERRED AS PARCEL NUMBER
400206811 ON THE HALL COUNTY ASSESSORS SITE) 10.33 AC
3. WASHINGTON TWP B. & Y. SUB LT 1 (ALSO REFERRED AS PARCEL NUMBER 400209616
ON THE HALL COUNTY ASSESSORS SITE) 132,422 SF
Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 7
4. WASH TWP S OF RR PT NE 1/4 21-11-9 (ALSO REFERRED AS PARCEL NUMBER
400206862 ON THE HALL COUNTY ASSESSORS SITE) .44 AC
5. WASH TWP PT NE 1/4 PT FORMER BLKS 7-8-9-10 SOUTH PARK 21-11-9 PT VAC
WASHINGTON ST (ALSO REFERRED AS PARCEL NUMBER 400206846 ON THE HALL
COUNTY ASSESSORS SITE) 5.69 AC
6. A PIECE OF LAND REFERRED TO AS PARCEL 64
7. WASH TWP 21-11-9 W 1/2 OF VACATED WASHINGTON STREET (ALSO REFERRED AS
PARCEL NUMBER 400371391 ON THE HALL COUNTY ASSESSORS SITE) .076 AC
8. WASH TWP PT SW 1/4 NE 1/4 21-11-9 (ALSO REFERRED AS PARCEL NUMBER
400289172 ON THE HALL COUNTY ASSESSORS SITE) .15 AC
Figure 2
Study Area Map
Source: Olsson Associates and Marvin Planning Consultants, 2011
Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 8
FFIINNDDIINNGGSS OOFF BBLLIIGGHHTT AANNDD SSUUBBSSTTAANNDDAARRDD CCOONNDDIITTIIOONNSS EELLIIGGIIBBIILLIITTYY SSTTUUDDYY
This section of the Eligibility Report examines the conditions found in the study area. The
Findings Section will review the conditions based upon the Statutory definitions and then will
explain the reasons contributing to the findings.
CONTRIBUTING FACTORS
There are a number of conditions that were examined and evaluated in the field and online.
There are a number of these conditions that will be reviewed in detail, through the next several
pages, while some of the Statutory conditions are present, other are not.
Specifics will be discussed from two angles, within the corporate limits and outside the
corporate limits and contributing.
Structural Conditions
Where structural conditions were evaluated, structures were either rated as: No problems,
Adequate, Deteriorating, or Dilapidated. The following are the definitions of these terms:
No Problem/ Adequate Conditions
No structural or aesthetic problems were visible, or
Slight damage to porches, steps, roofs etc. is present on the structure,
Slight wearing away of mortar between bricks, stones, or concrete blocks,
Small cracks in walls or chimneys,
Cracked windows,
Lack of paint, and
Slight wear on steps, doors, and door and window sills and frames.
Deteriorating Conditions
Holes, open cracks, rotted, loose, or missing materials in parts of the foundation, walls,
or roof (up to 1/4 of wall or roof),
Shaky, broken, or missing steps or railings,
Numerous missing and cracked window panes,
Some rotted or loose windows or doors (no longer wind- or water-proof), and
Missing bricks, or cracks, in chimney or makeshift (uninsulated) chimney.
Dilapidated Conditions
Holes, open cracks, or rotted, loose or missing material (siding, shingles, brick, concrete,
tiles, plaster, floorboards) over large areas of foundation,
Substantial sagging of roof, floors, or walls,
Extensive damage by fire, flood or storm, and
Inadequate original construction such as makeshift walls, roofs made of scrap materials,
foundations or floors lacking, or converted barns, sheds, and other structures not
adequate for housing.
These are criteria used to determine the quality of each structure in the Study Area.
Corporate Limits
Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 9
In a recent conditions survey, the structures within the corporate limits were rated. Within the
corporate limits portion of the study area there are a total of 106 primary structures. Accessory
structures were not rated due to the limited number of them visible from the City rights-of-way
(the field survey process does not include venturing onto private property). From the limited
number of visible accessory structures, the overall conditions typically matched the primary
structures.
After reviewing the overall conditions of the structures in the corporate limits portion include:
· 64 (63.4%) structures rated as adequate
· 24 (23.7%) structures rated as deteriorating
· 13 (12.9%) structures rated as dilapidated
Overall, 36.6% of the structures in this portion of the area are in a state of disrepair. One
specific site within the corporate limits contains 8 dilapidated structures and is immediately
across the street from an older residential neighborhood. Even though there is not a majority of
the structures considered deteriorated or dilapidated, it is felt this represents a substantial
number, considering that they are concentrated in two primary areas of the neighborhood. The
data are available for inspection; however, for purposes of this study, Figure 3 only shows the
data on a block level as opposed to structure. However, if there were several structures deemed
to be deteriorating or dilapidated then the entire block was downgraded.
For purposes of this study there is approximately 36.8% of the block area within the corporate
limits of the Study Area that has deteriorating or dilapidated structures. The remaining 63.2%
was considered as “Adequate”.
Due to the state of disrepair of a number of properties in the area, the conditions represent
conditions which are Dangerous to conditions of life or property due to fire or other causes.
County Industrial Park area
The conditions survey identified 18 structures within
the county industrial park limits. Within this area the
overall conditions of the structures include:
· 7 (38.8%) structures rated as adequate
· 4 (22.4%) structures rated as deteriorating
· 7 (38.8%) structures rated as dilapidated
Overall, 60.2% of the structures in this portion of the
study area are in a state of disrepair. Even though
these structures are not currently within the corporate
limits of Grand Island; they are in close enough proximity to be a contributing factor to those
located within the city limits. One major part of this area contains 7 of the 18 structures that
are considered to be deteriorating or dilapidated.
For purposes of this study 52.3% of the area within the county industrial tracts of the Study
Area is considered to contain deteriorating or dilapidated structures.
Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 10
Due to the state of disrepair of a number of properties in the area, the conditions represent
conditions which are Dangerous to conditions of life or property due to fire or other causes
and are a major contributing factor to the entire study area.
Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 11
Figure 3
Structural Conditions
Source: Olsson Associates and Marvin Planning Consultants, 2011
Age of Structure
Besides structural conditions of the buildings in the Study Area, age of these structures is
another contributing factor to the blighted and substandard conditions in the area. Statutes
allow for a predominance of structures that are 40 years of age or older to be a contributing
factor regardless of their condition. The following paragraphs document the structural age of
the Study Area and again it is broke down into the corporate limits and the county industrial
park areas.
Corporate Limits
Within the corporate limits portion of the study area there is a total of 101 primary structures.
After research structural age on the Hall County Assessor’s and Treasurer’s websites, the
following breakdown was determined:
· 5 ( 5.0%) structures were determined to be less than 40 years of age
· 96 (95.0%) structures were determined to be 40 years of age or older
Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 12
Overall, 95.0% of the structures in this portion of the area are 40 years old or older thus
qualifying it as substantial. See Figure 4 for the locations of the structures.
Due to the age of the structures in the corporate limits, age of structures would be a direct
contributing factor.
Figure 4
Structural Age Map
Source: Olsson Associates and Marvin Planning Consultants, 2011
County Industrial Park area
The conditions survey identified 18 structures within the county industrial park limits. Within
this area the overall structural ages include:
· 1 ( 0.8%) structures were determined to be less than 40 years of age
· 17 (99.2%) structures were determined to be 40 years of age or older
Overall, over 99% of the structures in this portion of the area are 40 years old or older thus
qualifying it as substantial. Even though this area is not within the corporate limits of Grand
Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 13
Island, the structural age of this area does have an impact on the adjacent properties. See
Figure 4 for the locations of the structures.
Due to the age of the structures within the county industrial park, age of structures would be a
direct contributing factor.
Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 14
Sidewalk Conditions
The sidewalk conditions were analyzed in the Study Area
including both the incorporated areas and the
unincorporated portions of the area. The sidewalks were
rated on four categories; adequate, deteriorating,
dilapidating, and missing completely. The following is the
breakdown by corporate limits and county industrial park.
Corporate Limits
Within the corporate limits portion of the study area there
is approximately 12,633 lineal feet of sidewalk. After
reviewing the conditions in the field, the following is how the sidewalk conditions breakdown
within the corporate limits:
· 4,369 (34.6%) lineal feet of adequate sidewalk
· 2,537 (20.1%) lineal feet of deteriorating sidewalk
· 5,727 (45.3%) lineal feet of no sidewalk.
· There was no sidewalk deemed to be dilapidated.
Overall, 65% of the sidewalks are in either a deteriorating state or completely missing. Missing
sidewalk is as bad as dilapidated or deteriorating sidewalk since there is no safe place to walk
other than across someone else’s property or in the street. See Figure 5 for the locations of
these sidewalks.
Due to the large amount of deteriorating and missing sidewalk, the sidewalk conditions
would be a direct contributing factor.
County Industrial Park area
The conditions survey identified approximately 4,744
lineal feet of sidewalk or sidewalk potential within the
county industrial park limits. Within this area the
sidewalk conditions were as follows:
· 416 (8.8%) lineal feet were determined to be
adequate
· 1,484 (31.3%) lineal feet were determined to be in a
deteriorating condition
· 2,844 (59.9%) lineal feet had no sidewalk at all
· Again, no dilapidated sidewalk was identified in the
field work.
Overall, 90% of the lineal feet in this area were either missing sidewalk or the sidewalk was in
a deteriorated state. Again, the most critical portion of this review is the amount of missing
sidewalk. Within the county industrial park there are several large tracts of land with heavily
traveled streets. Some of these parcels are adjacent to a city trail which has limited connectivity
to it from these areas. See Figure 5 for the locations of these conditions.
Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 15
Due to the large amount of missing or deteriorating sidewalk within the county industrial park,
sidewalk conditions would be a direct contributing factor and is a contributing factor to adjacent
areas within the corporate limits.
Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 16
Street Conditions
The street conditions were analyzed in the Study Area
including both the incorporated areas and the
unincorporated portions of the area. The streets were also
rated on four categories; adequate, deteriorating,
dilapidating, and missing completely. The following is the
breakdown by corporate limits and county industrial park.
Based upon a state statute that requires anytime a city
annexes part of a street or road they are required to annex
the entire street or road, the analysis assumes that unless a street or road is entirely within the
county industrial park it is in the corporate limits. Due to this assumption, of the total 13,139
lineal feet of streets in the study area, all but 270 lineal feet are within the corporate limits.
Corporate Limits
Within the corporate limits portion of the study area there
is approximately 12,899 lineal feet of street. After
reviewing the conditions in the field, the following is how
the street conditions breakdown within the corporate
limits:
· 1,929 (15.0%) lineal feet of adequate street
· 10,608 (82.2%) lineal feet of deteriorating street
· 362 (2.8%) lineal feet of gravel streets.
· There was no street deemed to be dilapidated.
Overall, 85% of the streets are in either a deteriorating state or was paved with gravel, thus an
obsolete material for an urban area. See Figure 6 for the locations of these streets.
Due to the large amount of deteriorating and missing sidewalk, the sidewalk conditions would
be a direct contributing factor.
County Industrial Park area
The conditions survey identified approximately 270 lineal
feet of street within the county industrial park limits.
Within this area the sidewalk conditions were as follows:
· 270 (100.0%) lineal feet was gravel.
· There were no other conditions.
Overall, 100% of the lineal feet in this area were
constructed of gravel. In addition, as shown in the
photograph at the right, this portion of street had
considerable pot holes throughout. See Figure 5 for the locations of these conditions.
Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 17
Due to the fact that there is one street section that is all gravel within the county industrial park
and the condition of that street is in poor condition, street conditions would be a direct
contributing factor and is a contributing factor to adjacent areas within the corporate limits.
Drainage Conditions
Grand Island has a long history of drainage issue due to
the extreme flatness of the area, as well as the high
water table. Topography and soils can have a major
impact on how a given portion of the city drains. The area
designated in this Study Area is nearly flat or has an
extremely small slope.
The field survey examined the entire area for potential
drainage problems. One field survey was completed a
couple of days after a rain event and the second trip was
the day after a rain event. During both field visits there
was standing water throughout the entire area. Water
was standing in large potholes, in drainage ditches,
along areas that were supposed to drain the water away.
Standing water from poor drainage can be a catalyst for
Health issues like West Nile due to the potential
mosquito breeding that can occur.
Drainage also can be tied directly to the next issue that
was analyzed during the field investigations, curb and gutter conditions.
Curb and Gutter
Curb and Gutters have a number of direct and indirect
roles in neighborhoods. Their primary functions is to be a
barrier that collects and directs water, drainage. On a
secondary level, they can help define where the streets
start and stop, and they act as a physical barrier between
pedestrian and vehicular traffic.
Curb and gutter for the Study Area will be examined
similarily to streets and sidewalks. The curb and gutter
will be graded as either adequate, deteriorating,
dilapidated, or missing. In addition, curb and gutter will
be examined based upon their location, within the
incorporated area or within the county industrial park.
Corporate Limits
Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 18
Within the corporate limits portion of the study area there is approximately 11,357 lineal feet of
curb and gutter possible. After reviewing the conditions in the field, the following is how the
curb and gutter conditions breakdown within the corporate limits:
· 6,432 (56.6%) lineal feet of adequate curb and gutter
· 2,756 (24.3%) lineal feet of deteriorating curb and gutter
· 2,169 (19.1%) lineal feet of no curb and gutter or rural section.
· There was no street deemed to be dilapidated.
Nearly, 45% of the curb and gutters are in either a
deteriorating state or are missing. See Figure 7 for the
locations of these streets.
Due to the large amount of deteriorating and missing
curb and gutter, the curb and gutter conditions would be
a direct contributing factor.
County Industrial Park area
The conditions survey identified approximately 6,200
lineal feet of curb and gutter or possible locations within
the county industrial park limits. Within this area the
curb and gutter conditions were as follows:
· 416 (6.7%) lineal feet was adequate curb and
gutter.
· 1,484 (23.9%) lineal feet was in a deteriorating
condition.
· 4,299 (69.3%) had no curb and gutter or was rural
section drainage.
· There was no curb and gutter deemed to be in a
dilapidated condition.
Overall, 92% of the lineal feet in this area were either
deteriorating curb and gutter or there was no curb and
gutter. See Figure 7 for the locations of these
conditions.
Due to the fact that there is a great deal of deteriorating
curb and gutter, as well as the fact there is a large
portion of this area that does not have any curb and
gutter this area would be contributing negatively to
adjacent areas within the corporate limits.
Unsanitary / Unsafe conditions
The primary issue surrounding Unsanitary/Unsafe
conditions is centered on issues within the county
industrial park portion of the Study Area. Even though
these conditions are not completely present within the
Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 19
corporate limits, they are a major contributing factor on the properties within the corporate
limits.
The first contributing factor is the standing water and drainage issues that are found throughout
the entire Study Area. This water has the potential to be the breeding grounds for insects,
especially mosquitoes and their potential to carry the West Nile Virus.
Secondly, the old Aurora COOP site contains several building that has limited use at present. It
appears that a number of these structures may not be secure and the potential for individuals to
sneak into the structures and injure themselves is an extreme possibility.
The final contributing factor found within the Study Area
is the property along the south side of Oklahoma Avenue.
The property not only contains run down structures but it
also contains a large area of old machinery and other
items. The property is also very weedy. The property is
fenced off with a larger chain link fence; however, the
fence itself is in disrepair and a potential unsafe
condition. All of these conditions are along the Oklahoma
Avenue side of the property.
Based upon the field analysis, there are sufficient elements present for there to be unsanitary
and unsafe conditions in the Study Area. These conditions are predominately found as being a
contributing factor from properties in the county industrial
park.
Deterioration of site or other improvements
Throughout the corporate limits of this Study Area, there
is a large portion of sidewalk that is either deteriorating
or missing. In addition, a large portion of the curb and
gutter has been determined to be either deteriorating or
missing.
Finally, the corporate limits also have a large amount of deteriorating streets. The streets have
been patched over and over due to large amounts of cracking that has been occurring in the
pavement.
These are major considerations in determining if the area has deteriorated sites or
improvements.
There are a number of properties in the county industrial park that lend themselves to this
category. Again the old Aurora COOP site contains several structures that have a negative
impact on adjacent properties within the corporate limits. In addition, several of the larger
ponding locations are located on this property.
Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 20
The site along the south side of Oklahoma Avenue has a security fence that is in disrepair. In
addition there are a large number of overgrown weeds and volunteer trees growing along the
Oklahoma Avenue property line.
Based upon the field analysis, there are sufficient elements present to meet the definition of
deterioration of site and other improvements in the Study Area. These conditions include
conditions found to be contributing from properties in the county industrial park.
Dangerous conditions to life or property due to fire or other causes
A number of the structures within the Study Area deteriorating and appear to be getting worse.
The continued deterioration from this point forward will place some of these properties at risk
for fire.
In addition, there are a couple of properties that if they go untouched in the future could present
a danger to life if someone were to sneak onto the property. This property needs to have a
repaired security fence put into place in order to minimize the threat.
Based upon the field analysis, there are sufficient elements present to meet the definition of
dangerous conditions within the Study Area. These conditions are predominately found as being
a contributing factor from properties in the county industrial park.
Combination of factors which are impairing and/or arresting sound growth
There is one critical element within this Study Area that is presently impairing and/or arresting
sound growth, the remaining parcels that are located within the county industrial park.
Currently, there is so few properties left within the county industrial park that the benefits that
this economic development tool offers is extremely minimized. Therefore, any future
development within this portion of the Study Area will likely be minimal thus slowing the ability
of the entire area to redevelop.
Based upon the field analysis, there are sufficient elements present to meet the definition of
impairing/arresting sound growth within the Study Area. These conditions are predominately
found as being a contributing factor from properties in the county industrial park.
BBlliigghhttiinngg SSuummmmaarryy
These conditions are contributing to the blighted conditions of the study area.
· Substantial number of deteriorating structures
o 30.8% of the structures identified within the corporate limits, of the Study Area, were
deemed to be in a state of deterioration or dilapidation
o 63.6% of the structures in the adjacent county industrial park where deemed to be in a
state of deterioration or dilapidation.
o The deteriorating and dilapidated structures within the county industrial park are a
contributing factor on the properties within the corporate limits.
· Unsanitary / Unsafe conditions
Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 21
o The presence of standing water through the corporate limits and the county industrial
park is a contributing factor due to the potential breeding grounds for insects such as
mosquitoes.
o In addition one property within the county industrial park has a large amount of junk and
debris. In addition the facility also has a chain link fence that is falling apart.
· Deterioration of site or other improvements
o A large amount of sidewalk either in a deteriorated state or missing from properties in
the corporate limits
o A large amount of sidewalk either in a deteriorated state or missing within the county
industrial park area
o The existence of two gravel streets within the study area
o The condition of the streets within the corporate limits and the county industrial park
o Deteriorating curb and gutter and missing curb and gutter in both the corporate limits
and county industrial park.
· Dangerous conditions to life or property due to fire or other causes
o The number of deteriorating structures, especially within the county industrial park
portion of the Study Area.
o The condition of the property on the south side of Oklahoma Avenue
o The condition of the security fence along the south side of Oklahoma Avenue
· Combination of factors which are impairing and/or arresting sound growth
o The continued existence of the county industrial park
· Average age of structures is over 40 years of age
o Within the corporate limits of the Study Area 97.8% of the structures meet the criteria of
40 years of age or older.
o Within the county industrial park portion of the Study Area. 90.9% of the structures meet
the criteria of 40 years of age or older.
The other criteria for Blight were not present in the area, these included:
· Defective/Inadequate street layouts,
· Faulty lot layout,
· Defective or unusual condition of title,
· Economic or social liability detrimental to health, safety and welfare,
· Conditions provision of housing accommodations,
· One-half of unimproved property is over 40 years old,
· Inadequate provisions for ventilation, light, air, open spaces or sanitation, and
· Diversity of ownership.
· Improper Subdivision or obsolete platting
These issues were either not present or were limited enough as to have little impact on the
overall condition of the study area.
SSuubbssttaannddaarrdd CCoonnddiittiioonnss
Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 22
Average age of the residential or commercial units in the area is at least forty
years
Besides structural conditions of the buildings in the Study Area, age of these structures is
another contributing factor to the substandard conditions in the area. Statutes allow for a
predominance of structures that are 40 years of age or older to be a contributing factor
regardless of their condition. The following paragraphs document the structural age of the Study
Area and again it is broke down into the corporate limits and the county industrial park areas.
Corporate Limits
Within the corporate limits portion of the study area there is a total of 91 primary structures.
After research structural age on the Hall County Assessor’s and Treasurer’s websites, the
following breakdown was determined:
· 2 (2.2%) structures were determined to be less than 40 years of age
· 89 (97.8%) structures were determined to be 40 years of age or older
Overall, 97.8% of the structures in this portion of the area are 40 years old or older thus
qualifying it as substantial. See Figure 4 for the locations of the structures.
Due to the age of the structures in the corporate limits, age of structures would be a direct
contributing factor.
County Industrial Park area
The conditions survey identified 22 structures within the county industrial park limits. Within
this area the overall structural ages include:
· 2 (9.1%) structures were determined to be less than 40 years of age
· 20 (90.9%) structures were determined to be 40 years of age or older
Overall, 90% of the structures in this portion of the area are 40 years old or older thus
qualifying it as substantial. Even though this area is not within the corporate limits of Grand
Island, the structural age of this area does have an impact on the adjacent properties. See
Figure 4 for the locations of the structures.
Due to the age of the structures within the county industrial park, age of structures would be a
direct contributing factor.
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Nebraska State Statute requires that at least one of five substandard factors be present in a
community. This Study Area in Grand Island has one of the five. The other criteria for
Substandard were not present or the data was not readily accessible in the area, these included:
· Unemployment in the designated area is at least one hundred twenty percent of the state or
national average;
· more than half of the plotted and subdivided property in an area is unimproved land that has
been within the city for forty years and has remained unimproved during that time;
· the per capita income of the area is lower than the average per capita income of the city or
in which the area is designated
Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 23
· the area has had either stable or decreasing population based on the last two decennial
censuses.
FINDINGS FOR GRAND ISLAND
Study Area #8 has several items contributing to the Blight and Substandard Conditions. These
conditions include:
Blighted Conditions
· Substantial number of deteriorating structures,
· Unsanitary / Unsafe conditions,
· Deterioration of site or other improvements,
· Dangerous conditions to life or property due to fire or other causes,
· Combination of factors which are impairing and/or arresting sound growth,
· Average age of structures is over 40 years of age.
Substandard Conditions
· Average age of the residential or commercial units in the area is at least forty years
Issues which were not researched due to a lack of data were:
· Tax/special assessment delinquency greater than fair value of land,
· Tax delinquency,
· Underemployment that equals 120% state or national average,
· Per capita income less than city wide average, and
· High Density or population and overcrowding.
· Unemployment in the designated area is at least one hundred twenty percent of the state or
national average;
· more than half of the plotted and subdivided property in an area is unimproved land that has
been within the city for forty years and has re mained unimproved during that time;
· the per capita income of the area is lower than the average per capita income of the city or
in which the area is designated
Figure 5:
Sidewalk Conditions
Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 24
Source: Olsson Associates and Marvin Planning Consultants, 2011
Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 25
Figure 6:
Street Conditions
Source: Olsson Associates and Marvin Planning Consultants, 2011
Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 26
Figure 7:
Curb and Gutter Conditions
Source: Olsson Associates and Marvin Planning Consultants, 2011
CCOONNCCLLUUSSIIOONN
Based upon the issues and conditions indicated from the survey of this area, there are
sufficient criteria present to declare Area #8 of Grand Island as Blighted and Substandard
as provided for in the Nebraska Revised Statutes. The conditions found throughout the
entire area constitute a designation of blighted and substandard.
In addition, the area within the county industrial park is not only a contributing factor to the
area within the corporate limits but if this area had its industrial park designation removed,
the area would be able to stand on its own as Blighted and Substandard.
The eventual use of Tax Increment Financing would be of great benefit to the entire area;
provided the entire area is brought into the corporate limits of the community.
Blight and Substandard Study
City of Grand Island, Nebraska • January 2012 Page 27
General Redevelopment Plan
City of Grand Island, Nebraska • February 2012 Page 1
EXECUTIVE SUMMARY
This Redevelopment Plan (the “Redevelopment Plan” or the “Plan”) is intended to provide a
guide for the implementation of redevelopment activities within the previously examined
Redevelopment Area #8 in Grand Island, Nebraska (the “City”), pursuant to the provisions of
the Nebraska Community Development Law and sections 18-2145 to 18-2154 (together,
the “Act”).
The Grand Island Redevelopment Authority (the “CRA”), acting as a redevelopment
authority pursuant to the Act, intends to undertake or provide for the redevelopment
within the study area, legally described and shown on Figure 2 (the “Redevelopment
Plan Area”) in the Blight and Substandard Study. Redevelopment activities shall be
utilized to promote the general welfare, the enhancement of the tax base, the economic and social well-being, the development of any public activities and
promotion of public events in the Area, along with any and all other purposes, as
outlined in the Act.
A Community Development Authority Redevelopment Plan must contain the general
planning elements set out by section 18-2111 of the Act as items (1) through (6), as
follows:
“(1) the boundaries of the redevelopment area with a map showing the
existing uses and condition of the real property therein; (2) a land-use plan
showing proposed uses of the area; (3) information showing the standards
of population densities, land coverage and building intensities in the area
after redevelopment; (4) a statement of the proposed changes, if any, in
zoning ordinances or maps, street layouts, street levels or grades, or
building codes and ordinances; (5) a site plan of the area; and (6) a
statement as to the kind and number of additional public facilities or
utilities which will be required to support the new land uses in the area
after redevelopment.
Section 18-2113 of the Act, provides that a Community Redevelopment Authority must
consider certain planning matters prior to recommending a redevelopment plan to the City
Council for adoption. These considerations are defined therein, as follows:
"...whether the proposed land uses and building requirements in the
redevelopment project area are designed with the general purpose of
accomplishing, in conformance with the general plan, a coordinated, adjusted
and harmonious development of the City and its environs which will, in
accordance with present and future needs, promote health, safety, morals,
order, convenience, prosperity, and the general welfare, as well as efficiency
and economy in the process of development; including, among other things,
adequate provision for traffic, vehicular parking, the promotion of safety from
fire, panic, and other dangers, adequate provision for light and air, the
promotion of the healthful and convenient distribution of population, the
provision of adequate transportation, water, sewage, and other public utilities,
schools, parks, recreational and 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."
General Redevelopment Plan
City of Grand Island, Nebraska • February 2012 Page 2
CONCLUSION
While this Redevelopment Plan establishes overall policies and intentions toward the
comprehensive redevelopment of the Area, additional phases may require subsequent
project plans and redevelopment agreements consistent with this Redevelopment Plan
General Redevelopment Plan
City of Grand Island, Nebraska • February 2012 Page 3
REDEVELOPMENT PLAN
The planning process for the Redevelopment Area has resulted in a listing of general planning
and implementation recommendations. As previously discussed in the Blight and
Substandard Determination Study, there are several structural and substandard conditions
which are detrimental to the health, safety and general welfare of the community and
generally obsolete in respect to the development and living environment expectations of
Nebraska communities, including the City of Grand Island. To eliminate these conditions and
enhance private development activities within the Redevelopment Area, the City of Grand
Island will need to consider the following planning and redevelopment actions:
· rehabilitation of residential, commercial, industrial and public/quasi-
public properties;
· maintain and/or replace, as necessary, the current infrastructure in the Area;
· code enforcement program for the clean-up of areas in violation and
detrimental to health, safety and general welfare of the community:
· screening and/or buffering of adjacent industrial areas (beyond the
Redevelopment Area) from residential uses, including the use of
berms and, or, landscaping to partially screen parking or storage
areas and enhance vehicular and pedestrian right-of-ways; and,
· condemnation of un-safe structures, acquisition where necessary and
demolition of substantially deteriorated structures, and replacement with
appropriate residential, commercial or industrial development.
Both a timeline and budget should be developed for the Redevelopment Plan. Each of
these processes should be designed in conformance with the resources and time available
to the CRA and the City. A reasonable timeline to complete the redevelopment activities
identified in the Redevelopment Plan would be 10 to 15 years.
Various funding sources exist for the preparation and implementation of a capital improvement
budget designed to meet the funding needs of proposed redevelopment activities. These
include, in addition to city and federal funds commonly utilized, Community Development Block
Grant funding, HOME funding, special assessments, general obligation bonds, redevelopment
bonds, occupation taxes and tax increment financing.
Future Land Use Pattern
The existing land use patterns within Redevelopment Area were described in the Blight and
Substandard Determination Study portion of this document. In general, the Redevelopment
Area contains six distinct land uses. The primary developed uses include single and
multifamily residential, commercial, industrial, parks/recreational and quasi-public use.
There is also an under-utilized tract south of the existing commercial area that would be
available for commercial or industrial development.
Future land uses recommended for Redevelopment Area are planned to be in general
conformance with the current zoning pattern depicted in the Blight and Substandard
Determination Study. However, expansion of the industrial and commercial uses within the
area is recommended, including the expansion of current industrial uses into other non-
residential districts within the Redevelopment Area.
General Redevelopment Plan
City of Grand Island, Nebraska • February 2012 Page 4
Infill development in conformance with the associated future land use and zoning criteria are
advocated throughout Redevelopment Area for vacant parcels. These lots, or parcels, are cost
effective to develop as all required infrastructure is present.
Future Zoning Districts
A future zoning plan for Redevelopment Area is reflected in the existing zoning map
contained in the Blight and Substandard Study. The map illustrates the future zoning
classifications are in conformance with the City's Comprehensive Plan and current zoning
classifications. However, as stated above, expansion of the industrial and commercial uses
within the area is recommended, including the expansion of current industrial uses into other
non-residential districts within the Redevelopment Area.
Recommended Public Improvements Streets: Although sufficient infrastructure generally exists in the Redevelopment Area the
installation and upgrading of streets and sidewalks is ongoing by the City through its
various programs. The Blight and Substandard Study identified deteriorating, dilapidated
and rural section curb and gutter, as well as sidewalks, as a major contributing substandard
condition. An upgrade of these improvements is a primary and first step in the
redevelopment of the Area. Gravel streets, which are to remain public streets, in the area should be improved to City standards.
Storm Water: Although sufficient infrastructure generally exists in the Redevelopment Area
the installation and upgrading of storm sewer lines and facilities is ongoing by the City
through its various programs. .
Potable Water and Gas: Although sufficient infrastructure generally exists in the
Redevelopment Area the installation and upgrading of water and gas lines is ongoing.
Sanitary Sewer: Although sufficient infrastructure generally exists in the Redevelopment
Area the installation and upgrading of sanitary sewer lines and facilities is ongoing by the
City through its various programs.
Electrical Power: Although sufficient infrastructure generally exists in the Redevelopment
Area the installation and upgrading of electrical power lines and facilities is ongoing by the
City through its various programs.
Recreation: The current recreational facilities will be upgraded from time to time in
accordance with the City Comprehensive Plan.
Residential District
Primary redevelopment focus should concentrate on housing rehabilitation and overall site
condition improvements. Additionally, the City or CRA may improve certain lots by
demolishing deteriorated structures on those lots. The City or CRA will market the acquired
and improved lots to allow for the private construction of the replacement residential units.
The lots selected to be acquired as part of an initial project, and each future project, need
not be contiguous, but shall be selected on availability, funding and likelihood of successful
development. The CRA may also develop a residential revolving fund to provide funding to
owners to upgrade their property. Initial and on-going funding is discussed below.
Commercial/Industrial District
Overall upgrade of site conditions and structures are a primary focus. Expansion of such
uses as well as a combination of properties is necessary for the redevelopment of the Area.
Various public financing tools, as described in this Redevelopment Plan, may be made
General Redevelopment Plan
City of Grand Island, Nebraska • February 2012 Page 5
available for such commercial and industrial redevelopment. Public streets, where appropriate, may be vacated to encourage contiguous commercial or industrial
redevelopment. Traffic patterns for commercial/industrial truck traffic should be studied to
minimize the effect on the adjacent residential area.
Financing
Redevelopment Bonds
The Plan proposes that the CRA issue a series of redevelopment bonds (the “Bonds”) to be
repaid from several sources as set out in the each particular issuance. These sources
include all or a portion of the excess ad valorem real estate taxes generated by a series of
redevelopment projects pursuant to §18-2147 of the Nebraska Revised Statutes (“Tax
Increment Financing” or “TIF”) for a period of 15 years from the respective project effective dates, special assessments, ad valorem real estate taxes from the special redevelopment
levy, grants and other income from the Redevelopment Area. The proceeds of the Bonds to
assist in payment of project costs, as further defined in a subsequent redevelopment
contract or contracts. The costs of adequate redevelopment of the Area is too great to be
absorbed by either the Developer or public without the assistance of Tax Increment
Financing, as further described in the cost benefit analysis to be provided with each project.
The Bonds issued for the commercial/industrial redevelopment would generally be
purchased by the developer using such funds granted to it by the CRA. In addition to
necessary public improvements, the Bond proceeds would be used to provide funding for
allowable expenses incurred by the Developer.
Each of these subsequent redevelopment project plans may contain a provision for the
division of ad valorem taxes for each respective project, thereby allowing the excess ad
valorem taxes that are collected from each project to be available and pledged to the
outstanding Bonds for the full statutory period. The effective date of each pledge, as
described above, shall be the date determined either by contract or by modification of the
outstanding Bond terms.
Loan/Grant Programs
The CRA and the City of Grand Island should seek funding sources to create a revolving loan
and/or grant program for the rehabilitation and improvement of buildings and public uses in
Redevelopment Area. The rehabilitation of residential, commercial and industrial buildings
would prolong the life of the structures, create safe and decent living and shopping
environments and enhance the pride of the community. As discussed above, funding may be
available through the CRA levy or from the excess ad valorem taxes from each project as it
develops.
Façade Improvement Program
This citywide program used in blighted and substandard areas is appropriate for this Area. The
program provides funding assistance to commercial properties to rehabilitate building
frontages.
SUMMARY
The recommendations listed above are to grant authority to the City of Grand Island and the
CRA in creating a viable and sustainable living environment in Grand Island, through the full
use of the Community Development Law.
General Redevelopment Plan
City of Grand Island, Nebraska • February 2012 Page 6
Item M6
Chief Fab Second Subdivision
Insert a narrative here
Wednesday, March 07, 2012
Regular Session
Hall County Regional Planning
Commission
Staff Contact:
Hall County Regional Planning Commission
February 21, 2012
Dear Members of the Board:
RE: Final Plat – Chief Fab Second Subdivision
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is herewith
submitted a final plat of Chief Fab Second, located in the City of Grand Island, in Hall
County Nebraska.
This final plat proposes to create 2 lots on a tract of land consisting of all of Lot 1 and Lot 2,
Chief Fab Subdivision and a tract of land located in part of the South Half of the Northeast
Quarter (S1/2, NE1/4) of Section Twenty-One (21), Township Eleven (11) North, Range
Nine (9) West of the 6th P.M., in the City of Grand Island, Hall County Nebraska, and said
tract containing 15.448 acres.
You are hereby notified that the Regional Planning Commission will consider this final plat at
the next meeting that will be held at 6:00 p.m. on March 7, 2012 in the Council Chambers
located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
Cc: City Clerk
City Attorney
City Public Works
City Building Department
City Utilities
Manager of Postal Operations
Olsson and Associates
This letter was sent to the following School Districts 1R, 2, 3, 8, 12, 19, 82, 83, 100, 126.