08-01-2012 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, August 1, 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 - 8/1/2012 Page 1 / 80
Call to Order
Roll Call
A - SUBMITTAL OF REQUESTS FOR FUTURE ITEMS
Individuals who have appropriate items for City Council consideration should complete the Request for
Future Agenda Items form located at the Information Booth. If the issue can be handled administratively
without Council action, notification will be provided. If the item is scheduled for a meeting or study
session, notification of the date will be given.
B - RESERVE TIME TO SPEAK ON AGENDA ITEMS
This is an opportunity for individuals wishing to provide input on any of tonight's agenda items to reserve
time to speak. Please come forward, state your name and address, and the Agenda topic on which you will
be speaking.
DIRECTOR COMMUNICATION
This is an opportunity for the Director to comment on current events, activities, and issues of interest to
the commission.
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Hall County Regional Planning
Commission
Wednesday, August 1, 2012
Regular Meeting
Item A1
Agenda
Staff Contact: Chad Nabity
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REGIONAL PLANNING COMMISSION
AGENDA AND NOTICE OF MEETING
Wednesday, August 1, 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 July 11, 2012.
3.Request Time to Speak.
4.Public Hearing – Concerning an amendment to the redevelopment plan for
CRA, Area 6, for a Site Specific Redevelopment Plan for 125 & 131 Carey
Street, in Grand Island, Hall County, Nebraska. Resolution No. 2012-07. (C-
25-2012GI)
5.Public Hearing – Concerning an amendment to the redevelopment plan for
CRA, Area 9, for a Site Specific Redevelopment Plan for 2300 N Webb Road,
in Grand Island, Hall County, Nebraska. Resolution No. 2012-08. (C-26-
2012GI)
6.Public Hearing – Rezone - A request to rezone properties located west of
US Hwy 281 and south of Capital Avenue. From RO – Residential Office
Zone to RD Residential Development Zone, in the City of Grand Island. (C-
24-2012GI)
Preliminary Plat – Sterling Estates Second Subdivision – located west
of US Hwy 281 and south of Capital Avenue, in the City of Grand Island,
in Hall County, Nebraska. Consisting of (2 Lots) and 13.79 acres.
Final Plat – Sterling Estates Second Subdivision – located west
of US Hwy 281 and south of Capital Avenue, in the City of Grand
Island, in Hall County, Nebraska. Consisting of (2 Lots) and 13.79
acres.
7.Final Plat – Prickly Pear Subdivision – located south of Rosedale Road
and west north of Barrows Road, in Hall County, Nebraska. Consisting of (1
Lot) and 10 acres.
8. Planning Director’s Report
9. Next Meeting September 5, 2012
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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.
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Hall County Regional Planning
Commission
Wednesday, August 1, 2012
Regular Meeting
Item E1
Meeting Minutes July 11, 2012
Staff Contact: Chad Nabity
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THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
July 11, 2012
The meeting of the Regional Planning Commission was held Wednesday, July 11,
2012, in the Community Meeting Room - City Hall – Grand Island, Nebraska. Notice
of this meeting appeared in the "Grand Island Independent" June 30, 2012.
Present:Bill Hayes Leslie Ruge
Karen Bredthauer Pat O’Neill
Deb Reynolds Don Snodgrass
Mark Haskins Dennis McCarty
Absent: Julie Connelly, John Amick, Scott Eriksen, Jaye Monter
Other:
Staff:Chad Nabity, Rose Woods
Press:
1.Call to order.
Chairman O’Neill called the meeting to order at 6:04 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 June 6, 2012 meeting.
A motion was made by Bredthauer to approve the meeting minutes and
seconded by McCarty to approve the Minutes of the June 6, 2012 meeting as
mailed.
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The motion carried with 7 members present and 7 voting in favor (McCarty,
Haskins, Ruge, O’Neill, Bredthauer, Hayes) and one member present
abstaining (Snodgrass).
Reynolds joined the meeting at 6:06 p.m.
3. Request Time to Speak.
4. Public Hearing – Concerning an amendment to the redevelopment plan for
CRA, Area # 6, for a Site Specific Redevelopment Plan for 709 & 715 W 18th
Street, in Grand Island, Hall County, Nebraska. Resolution No. 2012-06. (C-
20-2012GI)
O’Neill opened the Public Hearing.
Nabity explained this was the redevelopment plan for CRA #6, located on 18th
Street between Eddy and Cleburn in Grand Island.
Baker Development Inc. is proposing to acquire property, extend services,
prepare the site and build a duplex on property located at 709 and 715 W 18th
Street. The developer is seeking Tax Increment Financing to offset the cost of
acquisition of the property, service extension and site preparation. The
property is currently vacant.
O’Neill closed the Public Hearing.
A motion was made by McCarty and seconded by Haskins to approve the
Redevelopment Plan Amendment and Resolution 2012-06.
A roll call vote was taken and the motion passed with 8 members present and voting in
favor (McCarty, Snodgrass, O’Neill, Hayes, Bredthauer, Ruge, Reynolds and Haskins)
and no one voting against.
5. Public Hearing - Concerning adoption of a blight and substandard Area 10. This
property is located between East Oklahoma Avenue and Phoenix Avenue and
Kimball Ave and Oak Street, in the City of Grand Island. (C-21-2012GI)
O’Neill opened the Public Hearing.
Nabity explained this Substandard and Blight Study was prepared for Larry Fowle by
Marvin Planning Consultants. This study is for approximately 7 acres of property in
south central Grand Island, east of Locust Street and south of Bismark Road. The
study as prepared and submitted indicates that this property could be considered
substandard and blighted.
O’Neill closed the Public Hearing.
A motion was made by McCarty and seconded by Reynolds to approve the Blight
Study as proposed for Area #10. A roll call vote was taken and the motion passed with
8 members present and voting in favor (McCarty, Snodgrass, O’Neill, Hayes,
Bredthauer, Ruge, Reynolds and Haskins) and no one voting against.
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6.Public Hearing - Concerning adoption of a blight and substandard Area 11. This
property is located south of Capital Avenue and between north Broadwell Ave and
north Wheeler Ave., in the City of Grand Island. (C-22-2012GI)
O’Neill opened the Public Hearing.
Nabity explained this was a Substandard and Blight Study as prepared for Pridon LLC,
by RDG Planning and Design. This study is for approximately 27 acres of property in
north central Grand Island south of Capital Avenue between Broadwell and Wheeler
encompassing the Veteran’s Hospital. The study as prepared and submitted indicates
that this property could be considered substandard and blighted.
O’Neill closed the Public Hearing.
A motion was made by Bredthauer to approve the Blight Study as proposed for Area
#11 and seconded by Ruge to approve the rezone as presented.
A roll call vote was taken and the motion passed with 8 members present and voting in
favor (McCarty, Snodgrass, O’Neill, Hayes, Bredthauer, Ruge, Reynolds and Haskins)
and no one voting against.
7.Referral – Concerning the formation of a new business improvement district along
South Locust Street, from Fonner Park Road to Stolley Park Road in Grand Island to
create South Locust Street BID 2012 (formally BID 4). (C-23-2012GI)
Nabity explained, this was to create a Business Improvement District for an area of
South Locust between south of Fonner Park Road and north of Stolley Park Road in
Grand Island. This South Locust 2012 BID would replace the existing BID 4 that is set
to expire later this year. They are requesting that the district be created for one year to
allow for the possible combination of the South Locust BID’s next year when BID 7
expires.
A motion was made by Reynolds to refer to City Council the formation of a new
business improvement district along South Locust Street, from Fonner Park Road to
Stolley Park Road in Grand Island to create South Locust BID 2012 and was seconded
by McCarty to approve the referral as presented.
A roll call vote was taken and the motion passed with 8 members present and voting in
favor (McCarty, Snodgrass, O’Neill, Hayes, Bredthauer, Ruge, Reynolds and Haskins)
and no one voting against.
8. Final Plat – Sheaffer Second Subdivision – located west of Claude Rd., and south
of Arch Ave., in the City of Grand Island, in Hall County, Nebraska. Consisting of (2
Lots) and 5.6046 acres.
A motion was made by Bredthauer and seconded by Hayes to approve the final plat as
presented.
A roll call vote was taken and the motion passed with 8 members present and voting in
favor (McCarty, Snodgrass, O’Neill, Hayes, Bredthauer, Ruge, Reynolds and Haskins)
and no one voting against.
Grand Island Regular Meeting - 8/1/2012 Page 9 / 80
9. Final Plat – White Tail Country Subdivision – located south of Platte River Drive
and west of S 110th Road, in Hall County, Nebraska. Consisting of (1 Lot) and 4.173
acres.
A motion was made by Reynolds and seconded by McCarty to approve the final plat
as presented.
A roll call vote was taken and the motion passed with 8 members present and voting in
favor (McCarty, Snodgrass, O’Neill, Hayes, Bredthauer, Ruge, Reynolds and Haskins)
and no one voting against.
10. 2012-2013 Budget and Fees.
Nabity reviewed the budget and fees for 2012-2013 fiscal year.
A motion was made by Ruge and seconded by Hayes to approve the budget and fees
as presented.
A roll call vote was taken and the motion passed with 8 members present and voting in
favor (McCarty, Snodgrass, O’Neill, Hayes, Bredthauer, Ruge, Reynolds and Haskins)
and no one voting against.
11. Planning Director’s Report
12. Next Meeting August 1, 2012
13. Adjourn
Chairman Pat O’Neill adjourned the meeting at 6:43 p.m.
___________________________________________
Leslie Ruge, Secretary
by Rose Woods
Grand Island Regular Meeting - 8/1/2012 Page 10 / 80
Hall County Regional Planning
Commission
Wednesday, August 1, 2012
Regular Meeting
Item F1
Public Hearing - Redevelopment Plan Area 6, Token Properties
Staff Contact: Chad Nabity
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Agenda Item #4
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
July 20, 2012
SUBJECT:
Redevelopment plan amendment for property located in Blight and Substandard Area #6 at
on Carey Street between Old Lincoln Highway and George Street in Grand Island Nebraska
to support this development. (C-25-2012GI)
PROPOSAL:
Token Properties LLC is proposing to acquire property, demolish the existing house, extend services,
prepare the site and build two duplexes on property located at 125 and 131 N. Carey Street. The
developer is seeking Tax Increment Financing to offset the cost of acquisition of the property, service
extension, and site preparation. The structure on this property is currently vacant.
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 this area within
the City of Grand Island. This is evidenced by the fact that the property is zoned M3 Mixed Use
Manufacturing. The M3 zone allows for the development of housing as a permitted use. There is a
residential property to the north of and west of this property. The M3 zoning district allows 1 dwelling
unit per 1000 square feet of property the size of each lot is 6720 square feet; enough to legally
accommodate a duplex housing unit on each lot. The property is zoned M3 and could accommodate
a building of up to 65% of the property area; allowable coverage would be about 4,368 square feet.
The proposed units including the attached garages will cover about 2,400 square feet, well within the
allowable coverage.
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/recreational
uses here with mixed use manufacturing using to the east and west and medium density residential
to the north. The Union Pacific main line is located ½ block to the south and the City of Grand Island
owns the property immediately to the east and uses it for roads equipment.
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. The proposed use for residential units at this location appears to be
supported by the plan.
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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.
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___________________ Chad Nabity AICP, Planning Director
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Redevelopment Plan Amendment
Grand Island CRA Area #6
July 2012
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area #6 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 #6.
Executive Summary:
Project Description
THE DEMOLITION OF THE EXISTING SINGLE FAMILY HOUSE AT 125 N
CAREY AND THE SUBSEQUENT ACQUISITION, SITE WORK, UTILITY
IMPROVEMENTS, ENGINEERING, LANDSCAPING AND PARKING
IMPROVEMENTS NECESSARY FOR REBUILDING TWO DUPLEXES AT THIS
LOCATION.
The use of Tax Increment Financing to aid in demolition of existing structures along with
costs associated with redevelopment of this site with two new duplexes. The use of Tax
Increment Finance makes it affordable to provide additional housing in Grand Island at
this location at a contract rent that is consistent with the neighborhood. This project
would not be possible in an affordable manner without the use of TIF.
The site is owned by the developer and will be acquired for actual purchase price by a
Limited Liability Corporation owned and controlled 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 acquisition and site work.
TAX INCREMENT FINANCING TO PAY FOR THE ACQUISTION OF THE
PROPERTY AND RELATED SITE WORK WILL COME FROM THE
FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
This property is located at the northeast corner of 125 N Carey in northeast Grand Island.
The attached map identifies the subject property and the surrounding land uses:
Legal Descriptions Lots 7 and 8 Block 37 of Packer and Barr’s Second
Addition to the City of Grand Island.
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The tax increment will be captured for the tax years the payments for which become
delinquent in years 2014 through 2028 inclusive.
The real property ad valorem taxes on the current valuation will continue to be paid
to the normal taxing entities. The increase will come from development of a duplex
housing unit at this location.
Statutory Pledge of Taxes.
Pursuant to Section 18-2147 of the Act, any ad valorem tax levied upon real property in
the Redevelopment Project Area shall be divided, for the period not to exceed 15 years
after the effective date of the provision, which effective date shall be January 1, 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.
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Redevelopment Plan Amendment Complies with the Act:
The Community Development Law requires that a Redevelopment Plan and Project
consider and comply with a number of requirements. This Plan Amendment meets the
statutory qualifications as set forth below.
1. The Redevelopment Project Area has been declared blighted and substandard by
action of the Grand Island City Council on October 9, 2007.[§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 acquire the necessary property and provide the necessary site work for
the construction of a permitted use on this property.
3. The Redevelopment Plan must be sufficiently complete to address the following
items: [§18-2103(13) (b)]
a. Land Acquisition:
The Redevelopment Plan for Area #6 provides for real property acquisition and this plan
amendment does not prohibit such acquisition. There is no proposed acquisition by the
authority.
b. Demolition and Removal of Structures:
The project to be implemented with this plan does for the demolition and removal of an
existing substandard housing unit at this location. The structure to be demolished is a
vacant substandard residential structure owned by the applicant.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. All of the area
around the site in private ownership is planned for mixed-used manufacturing
development, this includes both small scale manufacturing and housing. This property is
in private ownership. [§18-2103(b) and §18-2111] The attached map also is an accurate
site plan of the area after redevelopment. [§18-2111(5)]
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City of Grand Island Future Land Use Map
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d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned M3-Mixed Use Manufacturing 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. [§18-2103(b) and §18-2111]
e. Site Coverage and Intensity of Use
The developer is proposing remove the existing structures from the property. The M3
zoning district allows 1 dwelling unit per 1000 square feet of property the size of each lot
is 6720 square feet; enough to legally accommodate a duplex housing unit on each lot.
The property is zoned M3 and could accommodate a building of up to 65% of the
property area; allowable coverage would be about 4,368 square feet. The proposed units
including the attached garages will cover about 2,400 square feet, well within the
allowable coverage. [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Sewer and water are available to support this development. New water and sewer
services may be required for this building.
No other utilities would be impacted by the development.
The developer will be responsible for replacing any sidewalks damaged during
construction of the project.
No other utilities would be impacted by the development. [§18-2103(b) and §18-2111]
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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 currently vacant, no relocation is contemplated or necessary. [§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 purchased the property in 2006. The cost of property acquisition
$42,000 is included as a TIF eligible expense. The property will be transferred to Token
Properties, LLC for the original purchase price. Costs for demolition, site preparation,
landscaping, concrete and contingencies of $28,662 are included as a TIF eligible
expense. Engineering and design fees are estimated at $1,400 and are included as a TIF
eligible expense. Fees and reimbursement to the City and the CRA of $2750 are included
as a TIF eligible expense. Finance, interest and closing costs of $2000 are included as a
TIF eligible expense. The total of eligible expenses for this project is $76,812.
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 $76,812 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
2028.
c. Statement of feasible method of relocating displaced families.
No families will be displaced as a result of this plan.
7. Section 18-2113 of the Act requires:
Prior to recommending a redevelopment plan to the governing body for approval, an
authority shall consider whether the proposed land uses and building requirements in the
redevelopment project area are designed with the general purpose of accomplishing, in
conformance with the general plan, a coordinated, adjusted, and harmonious development
of the city and its environs which will, in accordance with present and future needs,
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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 Five Points intersection. Renovated commercial
development will raise property values and provide a stimulus to keep surrounding
properties properly maintained. This will have the intended result of preventing recurring
elements of unsafe buildings and blighting conditions.
8. Time Frame for Development
Development of this project (including demolition, site preparation and new construction)
is anticipated to be completed between October 2012 and September of 2013. Excess
valuation should be available for this project for 15 years beginning with the 2014 tax
year.
9. Justification of Project
This is a residential neighborhood characterized by single family dwellings on smaller
lots. The existing structure is considered badly worn by the Hall County Assessor and
has a number of safety issues that cannot be fixed without the cost of the repairs
exceeding the value of the building. The City of Grand Island is in need of additional
housing units and this development will remove one very poor housing unit and replace it
with 4 brand new units. This is infill development in an area with all city services
available. This project does not propose to tear down any buildings with historic value.
10. Cost Benefit Analysis 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 $41,244. The
proposed demolition and subsequent construction of duplexes at this location will result
in an additional $259,750 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.
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(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 with T.C. Enck
Construction. It will have no impact on other firms locating or expanding in the area.
(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 project will not have a negative impact on other employers and will result in
additional housing choices for employees within the city.
(e) Any other impacts determined by the authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
This project will increase the available quality housing in Grand Island by a net of
four (4) units. The existing structure is worn out and not acceptable as a housing unit.
These types of smaller projects spread throughout the city will have a less drastic impact
on neighborhoods and schools than a centralized larger housing project.
This neighborhood has not had a great deal of new development in many years and
some newer buildings, especially ones that replace worn out buildings are likely to raise
all of the property values.
Time Frame for Development
Development of this project is anticipated to be completed during between October 1,
2012 and September 1 of 2013. The base tax year should be calculated on the value of
the property as of January 1, 2013. Excess valuation should be available for this project
for 15 years beginning in 2013 with taxes due 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 $76,812 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 demolition, site
preparation, engineering, expenses and fees reimbursed to the City and CRA, and
financing fees the developer will spend at least $76,812 on TIF eligible activities.
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See Attached Building Plans
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Resolution Number 2012 - 07
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 - 8/1/2012 Page 34 / 80
EXHIBIT A
FORM OF REDEVELOPMENT PLAN
Grand Island Regular Meeting - 8/1/2012 Page 35 / 80
Hall County Regional Planning
Commission
Wednesday, August 1, 2012
Regular Meeting
Item F2
Public Hearing - Site Specific Redevelopment Plan Area 9
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 8/1/2012 Page 36 / 80
Agenda Item #5
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
July 20, 2012
SUBJECT:
Redevelopment plan amendment for property located in Blight and Substandard Area #9 at
2300 Webb Road in Grand Island Nebraska. (C-26-2012GI)
PROPOSAL:
Gordman Grand Island LLC of Omaha, Nebraska is proposing to remodel and rehabilitate the
Gordman’s/Half Price Store at 2300 Webb 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 building to reconfigure the space within the building to better facilitate tenant needs and
maximize the space available for retail use.
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 B1 Light Business. The B1
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
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Site Specific Redevelopment Plan
Grand Island CRA Area #9
July 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 89,438 SQUARE FEET OF RETAIL SPACE AT THE
FORMER GORDMANS STORE ON THE CORNER OF U.S. HIGHWAY 281 AND
CAPITAL AVENUE AT 2300 N WEBB RD AND 2408 PLAZA DRIVE LOCATED
ON LOTS 1 AND 2 OF GRAND ISLAND PLAZA SECOND 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 renovate the existing
tenant spaces and update and improve the façade of the building on the north, east and
west sides of the building as well as improving access to the property from Capital
Avenue, renovating the existing parking and adding more parking. 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 Lots 1 and 2 of Grand Island Plaza Second
Subdivision in the City of Grand Island, Hall County, Nebraska.
Grand Island Regular Meeting - 8/1/2012 Page 56 / 80
Grand Island Existing Land Use July 2012
Grand Island Regular Meeting - 8/1/2012 Page 57 / 80
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 - 8/1/2012 Page 58 / 80
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 - 8/1/2012 Page 59 / 80
City of Grand Island Future Land Use Map
Grand Island Regular Meeting - 8/1/2012 Page 60 / 80
d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned B1 Light 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 B1 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 B1 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 19??. 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 $4,041,744 including all fees. The
direct cost to renovate the building is estimated at $2,609,744. Fees and reimbursement
Grand Island Regular Meeting - 8/1/2012 Page 61 / 80
to the City and the CRA of $6,500, the cost of the original blight study and generalized
redevelopment plan of $6,000 are included as a TIF eligible expense.
No property will be transferred to redevelopers by the Authority. The developer will
provide and secure all necessary financing.
b. Statement of proposed method of financing the redevelopment project.
The developer will provide all necessary financing for the project. The Authority will
assist the project by granting the sum of $1,072,785 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 - 8/1/2012 Page 62 / 80
8. Time Frame for Development
Development of this project (including demolition, site preparation and new construction)
is anticipated to be completed between September 2012 and April of 2013. 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. This property in particular at the corner of the largest intersection in the City
has a unique opportunity to set the tone for a visitor’s entire experience in Grand Island.
10. Cost Benefit Analysis Section 18-2113 of the Act, further requires the Authority
conduct a cost benefit analysis of the plan amendment in the event that Tax Increment
Financing will be used. This analysis must address specific statutory issues.
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $2,187,305.
The proposed renovation of this facility will result in an estimated additional $3,262,365
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 local and/or national retailers
Grand Island Regular Meeting - 8/1/2012 Page 63 / 80
locating in Grand Island. The new retail facilities will employ managerial and sales staff
at these locations.
(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.
(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 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 September
2012 and April of 2013. 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 $1,072,785 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 $4,000,000 on TIF eligible activities over
$2,600,000 of which are directly related to remodeling and rehabilitating the existing
building.
See Attached Building Plans
Grand Island Regular Meeting - 8/1/2012 Page 64 / 80
Resolution Number 2012 - 08
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 - 8/1/2012 Page 65 / 80
EXHIBIT A
FORM OF REDEVELOPMENT PLAN
Grand Island Regular Meeting - 8/1/2012 Page 66 / 80
Hall County Regional Planning
Commission
Wednesday, August 1, 2012
Regular Meeting
Item F3
Public Hearing - Rezone
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 8/1/2012 Page 67 / 80
Agenda Item #6
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
July 20, 2012
SUBJECT:Zoning Change (C-24-2012GI)
PROPOSAL:An application has been made to rezone 13.79 acres south of Capital
Avenue and west of the Moore’s Creek Drainway from RO Residential Office to RD
Residential Development Zone. The developers are proposing to building ten, 30 unit
three story apartment buildings as shown on the attached plans, along with a club house
and pool area.
OVERVIEW:
Site Analysis
Current zoning designation:RO- Residential Office
Permitted and conditional uses:RO: Residential uses allowed with no density
restrictions, professional office uses, retail uses
limited to prescription services.
Comprehensive Plan Designation:Medium Density Residential to Office
Existing land uses.Vacant Undeveloped Property
Adjacent Properties Analysis
Current zoning designations:West: R1- Suburban Density Residential
East: B2 General Business
South and North: R4-High Density Residential
Permitted and conditional uses:R1- Agricultural uses, recreational uses and
residential uses at a density of 4 dwelling units per
acre B2-General Commercial including outdoor
display and sales, Office, Residential at a density of
up to 43 units per acre, Fabrication incidental to
permitted uses. R4- Residential uses at a density of
43 dwelling units per acre with 60% coverage,
recreational uses, non-profit and institutional uses
along with agricultural uses.
Comprehensive Plan Designation:East: Commercial
South and North: Medium Density Residential to
Office Uses
West: Low to Medium Density Residential
Existing land uses:North: Farm Ground
East: Utility Substation, Moore’s Creek Drainway
and Commercial Development,
West: Farm house and farm ground
South: Farm ground and proposed City Park
Grand Island Regular Meeting - 8/1/2012 Page 68 / 80
EVALUATION:
Positive Implications:
In general conformance with the City’s Comprehensive Land Use Plan: This
particular site is designated Medium Density Residential to Office uses within the
plan.
Uses would be consistent with the level of service intended for Capital Avenue:
Capital Avenue is an arterial street. Apartments using Capital as a primary street
would be appropriate.
Monetary Benefit to Applicant: As always this change has the potential to benefit the
applicant monetarily.
New Market Rate Rental Housing: This is a proposal for up to 300 new market rate
apartments in Grand Island. One of the factors constraining growth within the
community is the availability of housing. This would help relieve at least one section
of that need. The proposal to develop this in 2 phases helps by spreading allowing
time for the market to absorb the new units.
Negative Implications:
None foreseen
Other
The developer is proposing to build ten apartment buildings with thirty dwelling units in
each building on this site (300 units total). At the proposed density, this development
would be 21.75 units per acre or 1 unit for every 2002 square feet. This is significantly
less development than could be allowed in the current RO zoning district and less that
can occur in the adjunct B2 or R4 zoning districts. The initial floor plans, as submitted,
show a combination of 10 2-bedroom units and 20 1-bedroom units in each building.
This development provides for public utilities within the development. Road access from
Capital Avenue into the development splits to provide a circular access pattern to the
apartments. The access to the apartments south of Capital would be a private drive not
a public street.
The original preliminary plat for this property proposed a single cul-de-sac with office or
apartment development around the cul-de-sac. The proposed development specifies
the use as apartments and provides a duel access from Capital Avenue and good
access to each building.
Grand Island Regular Meeting - 8/1/2012 Page 69 / 80
Figure 1 Future Land Use Map from the Grand Island Comprehensive Plan
Grand Island Regular Meeting - 8/1/2012 Page 70 / 80
RECOMMENDATION:
That the Regional Planning Commission recommend that the Grand Island City
Council change the zoning on this site from RO- Residential Office Zone to RD-
Residential Development Zone.
___________________ Chad Nabity AICP, Planning Director
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A2.01Grand IslandRegular Meeting - 8/1/2012Page 73 / 80
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Grand Island Regular Meeting - 8/1/2012 Page 76 / 80
Hall County Regional Planning
Commission
Wednesday, August 1, 2012
Regular Meeting
Item M1
Sterling Estates Second Sub
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 8/1/2012 Page 77 / 80
July 19, 2012
Dear Members of the Board:
RE: Final Plat – Sterling Estates Second Subdivision – Preliminary Plat and
Final Plat.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Sterling Estates Second Subdivision, 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 part of the
Northwest Quarter (NW ¼) of Section 12, Township 11 North, Range 10, in the City
of Grand Island Hall County, Nebraska, said tract containing 13.79 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 August 1, 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 & Associates
This letter was sent to the following School Districts 1R, 2, 3, 8, 12, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 8/1/2012 Page 78 / 80
Hall County Regional Planning
Commission
Wednesday, August 1, 2012
Regular Meeting
Item M2
Prickly Pear Sub
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 8/1/2012 Page 79 / 80
July 19, 2012
Dear Members of the Board:
RE: Final Plat – Prickly Pear Subdivision
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is herewith
submitted a final plat of Prickly Pear Subdivision, in Hall County Nebraska.
This final plat proposes to create 1 lot on a parcel of land located in the Northwest Quarter of
Section 32, Township 9 North, Range 11 West of the 6th P.M., in Hall County, Nebraska,
said tract containing 10 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 August 1, 2012 in the Council Chambers
located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
Cc: Hall County Clerk
Hall County Attorney
Hall County Public Works
Hall County Zoning Department
Manager of Postal Operations
JEO Consulting Group INC
This letter was sent to the following School Districts 1R, 2, 3, 8, 12, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 8/1/2012 Page 80 / 80