06-06-2012 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, June 6, 2012
Regular Meeting Packet
Commission Members:
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
Regional Planning Director: Chad Nabity
Technician:
Edwin Maslonka
Secretary:
Rose Woods
6:00 PM
Council Chambers - City Hall
100 East First Street
Grand Island Regular Meeting - 6/6/2012 Page 1 / 45
Call to Order
Roll Call
A - SUBMITTAL OF REQUESTS FOR FUTURE ITEMS
Individuals who have appropriate items for City Council consideration should complete the Request for
Future Agenda Items form located at the Information Booth. If the issue can be handled administratively
without Council action, notification will be provided. If the item is scheduled for a meeting or study
session, notification of the date will be given.
B - RESERVE TIME TO SPEAK ON AGENDA ITEMS
This is an opportunity for individuals wishing to provide input on any of tonight's agenda items to reserve
time to speak. Please come forward, state your name and address, and the Agenda topic on which you will
be speaking.
DIRECTOR COMMUNICATION
This is an opportunity for the Director to comment on current events, activities, and issues of interest to
the commission.
Grand Island Regular Meeting - 6/6/2012 Page 2 / 45
Hall County Regional Planning
Commission
Wednesday, June 6, 2012
Regular Meeting
Item A1
Planning Agenda
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 6/6/2012 Page 3 / 45
REGIONAL PLANNING COMMISSION
AGENDA AND NOTICE OF MEETING
Wednesday, June 6, 2012
6:00 p.m.
City Hall Council Chambers — Grand Island
1. Call to Order.
This is a public meeting subject to the open meetings laws of the State
of Nebraska. The requirements for an open meeting are posted on the
wall in this room and anyone who would like to find out what those are
is welcome to read through them.
2. Minutes of May 2, 2012.
3.Request Time to Speak
4.Public Hearing – Concerning the generalized redevelopment plan for CRA
area #9, located between State Street and Capital Avenue and US Highway
281 and Webb Road, in Grand Island, Hall County, Nebraska, Resolution #
2012-04. (C-18-2012GI)
5.Public Hearing – Concerning an amendment to the redevelopment plan for
CRA area #9, for a Site Specific Redevelopment Plan for 3420 W State
Street, in Grand Island, Hall County, Nebraska, Resolution # 2012-05. (C-19-
2012GI)
6.Public Hearing – Rezone - A request to rezone properties located west of
Independence Avenue and north of 13th Street. From LLR Large Lot
Residential to R1 Low Density Residential Zone, in the City of Grand Island.
(C-17-2012GI)
7.Final Plat – Western Heights 7th Subdivision – located west of
Independence Avenue and north of 13th Street, in Grand Island, Hall County,
Nebraska. Consisting of 2.885 acres and 4 lots.
8.Planning Director’s Report
9.Next Meeting July 11, 2012
10.Adjourn
PLEASE NOTE: This meeting is open to the public, and a current agenda is on file at the office of the Regional
Planning Commission, located on the second floor of City Hall in Grand Island, Nebraska.
Grand Island Regular Meeting - 6/6/2012 Page 4 / 45
Hall County Regional Planning
Commission
Wednesday, June 6, 2012
Regular Meeting
Item E1
May 2, 2012 Meeting Minutes
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 6/6/2012 Page 5 / 45
THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
May 2, 2012
The meeting of the Regional Planning Commission was held Wednesday, May 2,
2012, in the Community Meeting Room - City Hall – Grand Island, Nebraska. Notice
of this meeting appeared in the "Grand Island Independent" April 21, 2012.
Present:Bill Hayes Leslie Ruge
Karen Bredthauer Pat O’Neill
Deb Reynolds John Amick
Scott Eriksen Don Snodgrass
Absent: Julie Connelly, Dennis McCarty, Mark Haskins, Jaye Monter
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 April 4, 2012 meeting.
A motion was made by Bredthauer to approve the meeting minutes and
seconded by Reynolds to approve the Minutes of the April 4, 2012 meeting as
mailed.
The motion carried with 8 members present and 7 voting in favor (Ruge,
O’Neill, Bredthauer, Hayes, Eriksen, Reynolds and Snodgrass) and one
member present abstaining (Amick).
Grand Island Regular Meeting - 6/6/2012 Page 6 / 45
3. Request Time to Speak.
Brian Degan, 2511 Park Drive, Grand Island NE 68801
Chad Essex, 2827 Idaho Ave, Grand Island NE 68803
4. Public Hearing – Rezone - A request to rezone properties located west of Jay Street
and north of Capital Avenue. From R1 Suburban Residential Zone to R2 Low Density
Residential Zone, in the City of Grand Island.
O’Neill opened the Public Hearing.
Nabity explained this was a request to rezone approximately 2.86 acres of land
east of Independence Avenue along Idaho Avenue and south of Vermont
Avenue including lots 5 & 6 of Woodland Park 11th Subdivision, from R1
Suburban Density Residential to R2 Low Density Residential, in the City of
Grand Island. The purpose of this rezoning request is to allow the subdivision
of this property in a manner that is consistent with the current market
conditions.
Ruge commented he didn’t like the changing of lot sizes stating they would be
too small.
O’Neill closed the Public Hearing.
A motion was made by Reynolds and seconded by Bredthauer to approve the
rezone from R1 Suburban Residential Zone to R2 Low Density Residential.
A roll call vote was taken and the motion passed with 8 members present and voting in
favor (Amick, O’Neill, Hayes, Eriksen, Bredthauer, Ruge, Reynolds and Snodgrass)
and no one voting against.
5.Public Hearing – Rezone - A request to rezone properties located north of Texas Ave
and south of Arizona Avenue. From R1 Suburban Residential Zone to R2 Low Density
Residential Zone, in the City of Grand Island.
O’Neill opened the Public Hearing.
Nabity explained this was to rezone approximately 5.789 acres of land east of
Independence Avenue along New Mexico Avenue, from R1 Suburban Density
Residential TO R2 Low Density Residential, in the City of Grand Island. The purpose
of this rezoning request is to allow the subdivision of this property in a manner that is
consistent with the current market conditions.
Chad Essex, 2827 Idaho Avenue, Grand Island spoke of the smaller lots and would
this impact resale of his property.
Ruge again spoke against the closing of Idaho Ave to the north and the smaller lots.
Eriksen who used to live on Idaho Ave spoke in favor of the closing of Idaho Ave. to
help slow traffic would be a plus in the residential area.
Grand Island Regular Meeting - 6/6/2012 Page 7 / 45
O’Neill closed the Public Hearing.
A motion was made by Eriksen and seconded by Bredthauer to approve the
rezone from R1 Suburban Residential Zone to R2 Low Density Residential.
A roll call vote was taken and the motion passed with 8 members present and 6 voting
in favor (Amick, O’Neill, Hayes, Eriksen, Bredthauer and Snodgrass) and 2 voting
against (Ruge, Reynolds).
6.Final Plat - Woodland Park 12th, located north of Capital Ave., and west of Jay St., in
Grand Island, Hall County, Nebraska. Consisting of 8.63 acres and (32 Lots).
A motion was made by Amick and seconded by Hayes to approve the Final
Plat of Woodland Park 12th as presented.
A roll call vote was taken and the motion passed with 8 members present (Amick,
O’Neill, Hayes, Ruge, Reynolds, Eriksen, Bredthauer and Snodgrass) voting in favor.
7.Preliminary Plat – Woodland Park 13th, located north of Texas Ave., and south of
Arizona Ave., in Grand Island, Hall County, Nebraska. Consisting of 5.79 acres and
(20 Lots).
Final Plat – Woodland Park 13th, located north of Texas Ave., and south of
Arizona Ave., in Grand Island, Hall County, Nebraska. Consisting of 5.79 acres
and (20 Lots).
A motion was made by Amick and seconded by Eriksen to approve the
Preliminary Plat and Final Plat of Woodland Park 13th as presented.
A roll call vote was taken and the motion passed with 7 members present (Amick,
O’Neill, Hayes, Ruge, Reynolds, Eriksen, Bredthauer and Snodgrass) voting in favor
and 1 member voting against (Ruge).
8.Final Plat – Westwood Park 11th, located west of Sandalwood Drive and north of
Potash Hwy., in Grand Island, Hall County, Nebraska. Consisting of 8.765 acres and
(26 Lots).
A motion was made by Ruge and seconded by Amick to approve the Final Plat
of Westwood Park 11th as presented.
A roll call vote was taken and the motion passed with 8 members present (Amick,
O’Neill, Hayes, Ruge, Reynolds, Eriksen, Bredthauer and Snodgrass) voting in favor.
9.Vacate - Bellamy 2nd Subdivision. Request from the new property owners to vacate
the subdivision. They are using the property for agricultural and have no immediate
plans for development. Vacating this subdivision would help insure timely and
appropriate development of the property since the original plan will not be moving
forward.
A motion was made by Bredthauer and seconded by Reynolds to approve the
Vacate of Bellamy 2nd Subdivision.
Grand Island Regular Meeting - 6/6/2012 Page 8 / 45
A roll call vote was taken and the motion passed with 8 members present (Amick,
O’Neill, Hayes, Ruge, Reynolds, Eriksen, Bredthauer and Snodgrass) voting in favor.
10.Final Plat - Bellamy 3rd Subdivision combines two existing lots into a single lot.
Located south of U.S. Hwy 2 and west of West Bella Vista in Hall County, Nebraska,
consisting of 3.74 acres and (1 Lot). This property is part of the Bellamy Subdivision
Planned Unit Development that did not move forward. Staff will suggest moving
forward with removing the PUD designation on this and the other properties in the
Bellamy Subdivisions with the readoption of the Hall County Zoning Map.
A motion was made by Amick and seconded by Eriksen to approve the Final
Plat of Bellamy 3rd as presented.
A roll call vote was taken and the motion passed with 8 members present (Amick,
O’Neill, Hayes, Ruge, Reynolds, Eriksen, Bredthauer and Snodgrass) voting in favor.
11. Planning Director’s Report
Budget time is near. Nabity said a Redevelopment plan from CRA would be coming
forward next month and Community Beautification Awards nominations would be
accepted.
12. Next Meeting June 6, 2012
13. Adjourn
Chairman Pat O’Neill adjourned the meeting at 6:33 p.m.
___________________________________________
Leslie Ruge, Secretary
by Rose Woods
Grand Island Regular Meeting - 6/6/2012 Page 9 / 45
Hall County Regional Planning
Commission
Wednesday, June 6, 2012
Regular Meeting
Item F1
Public Hearing - Concerning Redevelopment Plan Area #9
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 6/6/2012 Page 10 / 45
Agenda Item # 4
May 21, 2012
From: Chad Nabity, AICP Director
To:Regional Planning Commission
Re: Generalized Redevelopment Plan
Overview
Enclosed you will find a copy of a Generalized Redevelopment Plan for CRA Area #9.
The Grand Island City Council declared this area blighted and substandard at their
meeting on April 24, 2012. The Community Redevelopment Authority considered this
plan at their meeting on May 9, 2012 and forwarded it to the Regional Planning
Commission for review and recommendation.
The enclosed plan is based on the one prepared by Marvin Planning Consultants as part
of the blight study.
This study does not specifically approve any TIF projects but does outline the types of
activities that could be considered for Tax Increment Financing in this redevelopment
area. These activities focus on public improvements to utility, drainage and
transportation infrastructure. Any applications for TIF on these properties would be
subject to specific approval by the CRA and City Council and recommendation of the
Planning Commission.
As this is a Redevelopment Plan, the Planning Commission is examining the plan for
conformance to the Comprehensive Plan for the City. All of the property included within
the plan is currently zoned for commercial uses and the future land use shows that this
property is expected to develop with commercial uses.
The process for approval of the redevelopment plan is as follows:
CRA sends the plan to the Planning Commission for Review and
Recommendation
Planning Commission has 30 days to hold a public hearing and review the plan
for consistency with the City’s comprehensive plan and make a recommendation
back to the CRA
CRA Approves/adopts the plan by Resolution and forwards the plan to Council
for final approval
City Council holds a Public Hearing and approves the plan by resolution
Recommendation
Staff is recommending that the Hall County Regional Planning Commission recommend
approval of this redevelopment plan. Findings relative to conformance with the Grand
Grand Island Regular Meeting - 6/6/2012 Page 11 / 45
Island Comprehensive Plan should be included in the recommendation. A resolution
recommending the plan for approval is attached.
Grand Island Regular Meeting - 6/6/2012 Page 12 / 45
Resolution Number 2012 - 04
HALL COUNTY REGIONAL PLANNING COMMISSION
A RESOLUTION RECOMMENDING APPROVAL OF A REDEVELOPMENT
PLAN OF THE CITY OF GRAND ISLAND, NEBRASKA; AND APPROVAL OF
RELATED ACTIONS
WHEREAS, the Chairman and Board of the Community Redevelopment Authority of the City of
Grand Island, Nebraska (the “Authority”), referred that certain Redevelopment Plan to the Hall County
Regional Planning Commission, (the “Commission”) a copy of which is attached hereto as Exhibit “A”
for review and recommendation as to its conformity with the general plan for the development of
the City of Grand Island, Hall County, Nebraska, pursuant to Section 18-2112 of the Community
Development Law, Chapter 18, Article 21, Reissue Revised Statutes of Nebraska, as amended (the
“Act”); and
WHEREAS, the Commission has reviewed said Redevelopment Plan as to its conformity with
the general plan for the development of the City of Grand Island, Hall County;
NOW, THEREFORE, BE IT RESOLVED BY THE HALL COUNTY REGIONAL
PLANNING COMMISSION AS FOLLOWS:
Section 1. The Commission hereby recommends approval of the Redevelopment Plan.
Section 2. All prior resolutions of the Commission in conflict with the terms and provisions of
this resolution are hereby expressly repealed to the extent of such conflicts.
Section 3. This resolution shall be in full force and effect from and after its passage as provided
by law.
DATED: ____________________ 2012.
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST:By: ___________________________________
Chair
By: ___________________________________
Secretary
Grand Island Regular Meeting - 6/6/2012 Page 13 / 45
EXHIBIT A
FORM OF REDEVELOPMENT PLAN
Grand Island Regular Meeting - 6/6/2012 Page 14 / 45
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 #9 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 Community 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 1 (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 Redevelopment 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."
Grand Island Regular Meeting - 6/6/2012 Page 15 / 45
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
Grand Island Regular Meeting - 6/6/2012 Page 16 / 45
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 commercial 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:
potential relocation of drainage infrastructure
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, 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 two distinct land uses. The primary developed uses include commercial and
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 commercial uses within the area is
recommended within the Redevelopment Area.
Future Land Use Map
The future land use for Redevelopment Area is reflected in the existing Future Land Use
map contained in the Blight and Substandard Study. The map illustrates the future land use
classifications are in conformance with the City's Comprehensive Plan. However, as stated
above, expansion of the commercial uses within the area is recommended 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 privately owned and maintained
Grand Island Regular Meeting - 6/6/2012 Page 17 / 45
General Redevelopment Plan
City of Grand Island, Nebraska • February 2012 Page 4
circulation patterns within the study area. Actual streets in the area are along the perimeter
of the area.
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.
Commercial 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
available for such commercial redevelopment. Public streets, where appropriate, may be
vacated to encourage contiguous commercial redevelopment. Traffic patterns for
commercial truck traffic should be studied to minimize any impacts.
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 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.
Grand Island Regular Meeting - 6/6/2012 Page 18 / 45
General Redevelopment Plan
City of Grand Island, Nebraska • February 2012 Page 5
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 commercial buildings would prolong the life of the
structures, create safe and decent 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 Redevelopment Law.
Grand Island Regular Meeting - 6/6/2012 Page 19 / 45
General Redevelopment Plan
City of Grand Island, Nebraska • February 2012 Page 6
Figure 1
Existing Land Use Map
Source: Marvin Planning Consultants and Olsson Associates, 2012
Grand Island Regular Meeting - 6/6/2012 Page 20 / 45
General Redevelopment Plan
City of Grand Island, Nebraska • February 2012 Page 7
Figure 2
Future Land Use Map
Grand Island Regular Meeting - 6/6/2012 Page 21 / 45
Hall County Regional Planning
Commission
Wednesday, June 6, 2012
Regular Meeting
Item F2
Public Hearing - Concerning an Amendment to Redevelopment
Plan Area #9, Site Specific
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 6/6/2012 Page 22 / 45
Agenda Item #5
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
May 21, 2012
SUBJECT:
Redevelopment plan amendment for property located in Blight and Substandard Area #9 at
3420 W. State Street in Grand Island Nebraska. (C-19-2012GI)
PROPOSAL:
Equity Investment Group of Fort Wayne Indiana is proposing to remodel and rehabilitate the old
grocery/furniture store at 3420 W. State Street. 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 building to convert it from a single tenant big box into multiple tenant spaces. Several nationally
known retailers have signed letters of intent occupy this space once the remodeling is done.
OVERVIEW:
The purpose of the CRA and the designated blight and substandard areas is to provide incentives for
development in underdeveloped areas of the community. This project will provide commercial
development in a location that is intended for these uses. Development of this property should
prevent further decay of this neighborhood. This area has already been declared blighted and
substandard by the CRA, the Hall County Regional Planning Commission and the Grand Island City
Council.
This project is consistent with the existing zoning and the future land use plan for the City of
Grand Island. This is evidenced by the fact that the property is zoned B2 General Business. The B2
zone permits commercial retail space as a permitted principle use.
The Regional Planning Commission recommendation is limited to the appropriateness of the
proposed use at this location. The Grand Island Comprehensive Plan calls for highway commercial
at this location and the Zoning Map defines this area as commercial.
The Planning Commission is required to comment on these applications to confirm that expenditure
of public funds through TIF is not supporting uses that would be inconsistent with the
Comprehensive Plan.
RECOMMENDATION:
That the Regional Planning Commission recommend that City Council approve of the
redevelopment plan amendment as submitted. A resolution is attached for your consideration.
___________________ Chad Nabity AICP, Planning Director
Grand Island Regular Meeting - 6/6/2012 Page 23 / 45
Grand Island Regular Meeting - 6/6/2012 Page 24 / 45
Resolution Number 2012 - 05
HALL COUNTY REGIONAL PLANNING COMMISSION
A RESOLUTION RECOMMENDING APPROVAL OF A SITE SPECIFIC
REDEVELOPMENT PLAN OF THE CITY OF GRAND ISLAND, NEBRASKA;
AND APPROVAL OF RELATED ACTIONS
WHEREAS, the Chairman and Board of the Community Redevelopment Authority of the City of
Grand Island, Nebraska (the “Authority”), referred that certain Redevelopment Plan to the Hall County
Regional Planning Commission, (the “Commission”) a copy of which is attached hereto as Exhibit “A”
for review and recommendation as to its conformity with the general plan for the development of
the City of Grand Island, Hall County, Nebraska, pursuant to Section 18-2112 of the Community
Development Law, Chapter 18, Article 21, Reissue Revised Statutes of Nebraska, as amended (the
“Act”); and
WHEREAS, the Commission has reviewed said Redevelopment Plan as to its conformity with
the general plan for the development of the City of Grand Island, Hall County;
NOW, THEREFORE, BE IT RESOLVED BY THE HALL COUNTY REGIONAL
PLANNING COMMISSION AS FOLLOWS:
Section 1. The Commission hereby recommends approval of the Redevelopment Plan.
Section 2. All prior resolutions of the Commission in conflict with the terms and provisions of
this resolution are hereby expressly repealed to the extent of such conflicts.
Section 3. This resolution shall be in full force and effect from and after its passage as provided
by law.
DATED: ____________________ 2012.
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST:By: ___________________________________
Chair
By: ___________________________________
Secretary
Grand Island Regular Meeting - 6/6/2012 Page 25 / 45
EXHIBIT A
FORM OF REDEVELOPMENT PLAN
Grand Island Regular Meeting - 6/6/2012 Page 26 / 45
Site Specific Redevelopment Plan
Grand Island CRA Area #9
May 2012
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area #9 with in the city, pursuant to
the Nebraska Community Development Law (the “Act”) and provide for the
financing of a specific infrastructure related project in Area #9.
Executive Summary:
Project Description
THE RENOVATION OF THE FURNITURE SUPER STORE/FORMER GROCERY
STORE AT THE CORNER OF U.S. HIGHWAY 281 AND STATE STREET AT 3420
STATE STREET (AND OTHER ADRESSES) ALL LOCATED ON LOT 1 OF
GRAND ISLAND MALL TWELFTH SUBDIVSION AND THE SUBSEQUENT SITE
WORK, UTILITY, ENGINEERING, LANDSCAPING AND PARKING
IMPROVEMENTS NECESSARY FOR THE RENOVATION AT THIS LOCATION.
The developer intends to use Tax Increment Financing to aid in renovation of the existing
commercial space and conversion of the space from a single large user to tenant spaces.
The developer is trying to attract national retailers as an anchor to the shopping center.
This project would not be possible in an affordable manner without the use of TIF.
The site is owned by the developer. All site work, demolition and utilities will be paid
for by the developer. The developer is responsible for and has provided evidence that
they can secure adequate debt financing to cover the costs associated with the acquisition,
site work and remodeling. The Grand Island Community Redevelopment Authority
(CRA) intends to pledge the ad valorem taxes generated over the 15 year period
beginning January 1, 2013 towards the allowable costs and associated financing for the
remodeling and site work.
TAX INCREMENT FINANCING TO PAY FOR THE ACQUISTION OF THE
PROPERTY AND RELATED SITE WORK WILL COME FROM THE
FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
This property is located at the northwest corner of U.S. Highway 281 and State Street in
northwest Grand Island. The attached map identifies the subject property and the
surrounding land uses:
Legal Descriptions Lot 1 of Grand Island Mall Twelfth Subdivision in the
City of Grand Island, Hall County, Nebraska.
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Grand Island Regular Meeting - 6/6/2012 Page 28 / 45
The tax increment will be captured for the tax years the payments for which become
delinquent in years 2014 through 2028 inclusive.
The real property ad valorem taxes on the current valuation will continue to be paid
to the normal taxing entities. The increase will come from rehabilitation of the
vacant commercial space into smaller tenant spaces.
Statutory Pledge of Taxes.
Pursuant to Section 18-2147 of the Act, any ad valorem tax levied upon real property in
the Redevelopment Project Area shall be divided, for the period not to exceed 15 years
after the effective date of the provision, which effective date shall be January 1, 2013.
a. That portion of the ad valorem tax which is produced by levy at the rate
fixed each year by or for each public body upon the redevelopment project valuation shall
be paid into the funds, of each such public body in the same proportion as all other taxes
collected by or for the bodies; and
b. That portion of the ad valorem tax on real property in the
redevelopment project in excess of such amount, if any, shall be allocated to and, when
collected, paid into a special fund of the Authority to pay the principal of; the interest on,
and any premiums due in connection with the bonds, loans, notes, or advances on money
to, or indebtedness incurred by, whether funded, refunded, assumed, or otherwise, such
Authority for financing or refinancing, in whole or in part, a redevelopment project.
When such bonds, loans, notes, advances of money, or indebtedness including interest
and premium due have been paid, the Authority shall so notify the County Assessor and
County Treasurer and all ad valorem taxes upon real property in such redevelopment
project shall be paid into the funds of the respective public bodies.
Pursuant to Section 18-2150 of the Act, the ad valorem tax so divided is hereby pledged
to the repayment of loans or advances of money, or the incurring of any indebtedness,
whether funded, refunded, assumed, or otherwise, by the CRA to finance or refinance, in
whole or in part, the redevelopment project, including the payment of the principal of,
premium, if any, and interest on such bonds, loans, notes, advances, or indebtedness.
Grand Island Regular Meeting - 6/6/2012 Page 29 / 45
Redevelopment Plan Amendment Complies with the Act:
The Community Development Law requires that a Redevelopment Plan and Project
consider and comply with a number of requirements. This Plan Amendment meets the
statutory qualifications as set forth below.
1. The Redevelopment Project Area has been declared blighted and substandard by
action of the Grand Island City Council on April 24, 2012. [§18-2109] Such
declaration was made after a public hearing with full compliance with the public
notice requirements of §18-2115 of the Act.
2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (13)
(a) and §18-2110]
Grand Island adopted a Comprehensive Plan on July 13, 2004. This redevelopment plan
amendment and project are consistent with the Comprehensive Plan, in that no changes in
the Comprehensive Plan elements are intended. This plan merely provides funding for
the developer to rehabilitate an existing conforming use on this property.
3. The Redevelopment Plan must be sufficiently complete to address the following
items: [§18-2103(13) (b)]
a. Land Acquisition:
The Generalized Redevelopment Plan for Area #9 provides for real property acquisition
and this plan amendment does not prohibit such acquisition. There is no proposed
acquisition by the authority or the developer.
b. Demolition and Removal of Structures:
The project to be implemented with this plan amendment does not call for the demolition
and removal of any existing structures.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. The site is
planned for highway commercial development. [§18-2103(b) and §18-2111] The
attached map also is an accurate site plan of the area after redevelopment. [§18-2111(5)]
Grand Island Regular Meeting - 6/6/2012 Page 30 / 45
City of Grand Island Future Land Use Map
Grand Island Regular Meeting - 6/6/2012 Page 31 / 45
d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned B2 General Business zone. No zoning changes are anticipated with
this project. No changes are anticipated in street layouts or grades. No changes are
anticipated in building codes or ordinances. Nor are any other planning changes
contemplated. The proposed use for commercial retail space is permitted in the B2 zoning
district. [§18-2103(b) and §18-2111]
e. Site Coverage and Intensity of Use
The developer is proposing rehabilitate the existing structure a conforming structure and
use in the B2 zoning district. [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
This site has full service to municipal utilities. No utilities would be impacted by the
development.
The developer will be responsible for replacing any sidewalks damaged during
construction of the project.
No other utilities would be impacted by the development. [§18-2103(b) and §18-2111]
4. The Act requires a Redevelopment Plan provide for relocation of individuals and
families displaced as a result of plan implementation.
This property, owned by the developer is maintained as retail center. The proposed use
of this property would continue as a retail commercial space. No individuals or families
will be relocated as a result of this project.[§18-2103.02]
5. No member of the Authority, nor any employee thereof holds any interest in any
property in this Redevelopment Project Area. [§18-2106]
6. Section 18-2114 of the Act requires that the Authority consider:
a. Method and cost of acquisition and preparation for redevelopment and estimated
proceeds from disposal to redevelopers.
The developer has owned the property for since 2005. The cost of property acquisition is
not being included as a TIF eligible expense. Costs for rehabilitation of the existing
structure and parking improvements are estimated at $2,746,593 including all fees. The
direct cost to renovate the building is estimated at $2,290,533. Fees and reimbursement
to the City and the CRA of $6,500 are included as a TIF eligible expense.
Grand Island Regular Meeting - 6/6/2012 Page 32 / 45
No property will be transferred to redevelopers by the Authority. The developer will
provide and secure all necessary financing.
b. Statement of proposed method of financing the redevelopment project.
The developer will provide all necessary financing for the project. The Authority will
assist the project by granting the sum of $898,350 from the proceeds of the TIF
Indebtedness issued by the Authority. This indebtedness will be repaid from the Tax
Increment Revenues generated from the project. TIF revenues shall be made available to
repay the original debt and associated interest after January 1, 2014 through December
31, 2027.
c. Statement of feasible method of relocating displaced families.
No families will be displaced as a result of this plan.
7. Section 18-2113 of the Act requires:
Prior to recommending a redevelopment plan to the governing body for approval, an
authority shall consider whether the proposed land uses and building requirements in the
redevelopment project area are designed with the general purpose of accomplishing, in
conformance with the general plan, a coordinated, adjusted, and harmonious development
of the city and its environs which will, in accordance with present and future needs,
promote health, safety, morals, order, convenience, prosperity, and the general welfare, as
well as efficiency and economy in the process of development, including, among other
things, adequate provision for traffic, vehicular parking, the promotion of safety from
fire, panic, and other dangers, adequate provision for light and air, the promotion of the
healthful and convenient distribution of population, the provision of adequate
transportation, water, sewerage, and other public utilities, schools, parks, recreational and
community facilities, and other public requirements, the promotion of sound design and
arrangement, the wise and efficient expenditure of public funds, and the prevention of the
recurrence of insanitary or unsafe dwelling accommodations or conditions of blight.
The Authority has considered these elements in proposing this Plan Amendment. This
amendment, in and of itself will promote consistency with the Comprehensive Plan, in
that it will allow for the utilization of and redevelopment of commercial lots. This will
not significantly impact traffic on at the intersection of State Street and U.S. Highway
281. Renovated commercial development will raise property values and provide a
stimulus to keep surrounding properties properly maintained. This will have the intended
result of preventing recurring elements of unsafe buildings and blighting conditions.
Grand Island Regular Meeting - 6/6/2012 Page 33 / 45
8. Time Frame for Development
Development of this project (including demolition, site preparation and new construction)
is anticipated to be completed between July 2012 and December of 2012. Excess
valuation should be available for this project for 15 years beginning with the 2013 tax
year.
9. Justification of Project
The U.S. Highway 281 Corridor is a major entrance for the City of Grand Island from the
north and from I-80. The majority of the new commercial development in Grand Island
in the past 10 years has occurred along this stretch of highway. The Grand Island Mall
area was one of the first pieces in this corridor to develop. The pattern that has been most
successful with buildings facing onto U.S. 281 was not as obvious a pattern for success as
it is today. The opportunity to partner with owners of key building along this corridor as
they redevelop and reinvest in their properties is important to making those favorable first
impressions.
10. Cost Benefit Analysis Section 18-2113 of the Act, further requires the Authority
conduct a cost benefit analysis of the plan amendment in the event that Tax Increment
Financing will be used. This analysis must address specific statutory issues.
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $4,126,165.
The proposed renovation of this facility will result in an estimated additional $2,746,593
of taxable valuation based on an analysis by the Hall County Assessor’s office. No tax
shifts are anticipated from the project. The project creates additional valuation that will
support taxing entities long after the project is paid off.
(b) Public infrastructure and community public service needs impacts and local tax
impacts arising from the approval of the redevelopment project;
No additional public service needs have been identified. Existing water and waste
water facilities will not be impacted by this development. The electric utility has
sufficient capacity to support the development. It is not anticipated that this will impact
schools. Fire and police protection are available and should not be impacted by this
development.
(c) Impacts on employers and employees of firms locating or expanding within the
boundaries of the area of the redevelopment project;
The proposed facility will provide jobs for persons employed by the contractors that
will be involved with the project. It could result in a new national retailers locating in
Grand Island. The new retail facilities will employ managerial and sales staff at these
locations.
Grand Island Regular Meeting - 6/6/2012 Page 34 / 45
(d) Impacts on other employers and employees within the city or village and the
immediate area that are located outside of the boundaries of the area of the
redevelopment project; and
This may create additional demand for retail service employees in the Grand Island
area and could impact other retailers. The proposed retailers represent businesses not
located in Grand Island but they will potentially create competition for businesses located
here.
(e) Any other impacts determined by the authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
This will improve the northern entrance into the City of Grand Island. The updates
and upgrades a portion of one of the oldest commercial areas along U.S. Highway 281.
Since these are proposed for retail commercial use and the proposed retailers are not
currently located in Grand Island this may give the City a greater opportunity to capture
more sales tax dollars.
Time Frame for Development
Development of this project is anticipated to be completed during between July 2012 and
December of 2012. The base tax year should be calculated on the value of the property
as of January 1, 2012. The tax increment on excess valuation should be available for this
project for 15 years beginning in 2014. Excess valuation will be used to pay the TIF
Indebtedness issued by the CRA per the contract between the CRA and the developer for
a period not to exceed 15 years or an amount not to exceed $898,350 the projected
amount of increment based upon the anticipated value of the project and current tax rate.
Based on the estimates of the expenses of the cost of renovation, site preparation,
engineering, expenses and fees reimbursed to the City and CRA, and financing fees the
developer will spend over $2,700,000 of TIF eligible activities over $2,200,000 of which
are directly related to remodeling and rehabilitating the existing building.
See Attached Building Plans
Grand Island Regular Meeting - 6/6/2012 Page 35 / 45
Hall County Regional Planning
Commission
Wednesday, June 6, 2012
Regular Meeting
Item F3
Public Hearing - Rezone
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 6/6/2012 Page 36 / 45
Agenda Item #6
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
May 18, 2012
SUBJECT:Zoning Change (C-17-2012GI)
PROPOSAL:To rezone approximately 2.885 acres of land west of Independence
Avenue and north of 13th Street, from LLR Large Lot Residential to R1 Suburban Density
Residential, in the City of Grand Island. The purpose of this rezoning request is to aid in
the development of property.
OVERVIEW:
Site Analysis
Current zoning designation:LLR-Large Lot Residential.
Permitted and conditional uses:LLR- Agricultural uses, recreational uses and
residential uses at a density of 2 dwelling units per
acre.
Comprehensive Plan Designation:Designated for future low to medium residential
development.
Existing land uses.Vacant
Adjacent Properties Analysis
Current zoning designations:North, South, West: LLR-Large Lot Residential,
East: R1-Suburban Density Residential.
Permitted and conditional uses:LLR- Agricultural uses, recreational uses and
residential uses at a density of 2 dwelling units per
acre. R1- Agricultural uses, recreational uses and
residential uses at a density of 4 dwelling units per
acre.
Comprehensive Plan Designation:North, South, East and West: Designated for
future low to medium density residential
development.
Existing land uses:North, South, West: Residential subdivision (1/2
acre lots)
East: Residential subdivision suburban density
residential lots (Same R1 Zoning)
Grand Island Regular Meeting - 6/6/2012 Page 37 / 45
EVALUATION:
Positive Implications:
Consistent with the City’s Comprehensive Land Use Plan: The subject property is
designated for low to medium density residential redevelopment (typically R1 to R3).
Accessible to Existing Municipal Infrastructure: City water and sewer services are
available to service the rezoning area.
Infill Development: This subdivision will fill in a hole within the existing development
along Shanna Street.
Monetary Benefit to Applicant: Would allow the applicant to develop and sell this
property.
Negative Implications:
None Foreseen
Other Considerations
This proposal is consistent with the 2004 comprehensive plan.
RECOMMENDATION:
That the Regional Planning Commission recommend that the Grand Island City
Council change the zoning on the this site from LLR Large Lot Residential to R1
Suburban Density Residential as requested and shown on the attached map.
___________________ Chad Nabity AICP, Planning Director
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May 22, 2012
Dear Members of the Board:
RE: Rezoning – Change of Zoning. Rezone request changing property from
LLR Large Lot Residential to R1 Suburban Residential Zone, located in the
City of Grand Island.
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 LLR
Large Lot Residential to R1 Suburban Residential Zone, located on a tract of Lot
One (1), Western Heights Sixth Subdivision, in the City of Grand Island, 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 June 6, 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
This letter was sent to the following School Districts 1R, 2, 3, 8, 12, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 6/6/2012 Page 41 / 45
Grand Island Regular Meeting - 6/6/2012 Page 42 / 45
Hall County Regional Planning
Commission
Wednesday, June 6, 2012
Regular Meeting
Item M1
Final Plat - Western Heights 7th Sub.
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 6/6/2012 Page 43 / 45
May 22, 2012
Dear Members of the Board:
RE: Final Plat – Western Heights Seventh Subdivision
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Western Heights Seventh Subdivision, located in
the City of Grand Island, in Hall County Nebraska.
This final plat proposes to create 4 lots on a tract of land comprising all of Lot One
(1), Western Heights Sixth Subdivision, in the City of Grand Island Hall County,
Nebraska, said tract containing 2.885 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 June 6, 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
Rockwell and Associates LLC
This letter was sent to the following School Districts 1R, 2, 3, 8, 12, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 6/6/2012 Page 44 / 45
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