11-07-2012 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, November 7, 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 - 11/7/2012 Page 1 / 46
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 - 11/7/2012 Page 2 / 46
Hall County Regional Planning
Commission
Wednesday, November 7, 2012
Regular Meeting
Item A1
Agenda
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 11/7/2012 Page 3 / 46
REGIONAL PLANNING COMMISSION
AGENDA AND NOTICE OF MEETING
Wednesday, November 7, 2012
6:00 p.m.
City Hall Council Chambers — Grand Island
1. Call to Order.
2. 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.
3. Minutes of October 3, 2012.
4. Request Time to Speak.
5. Public Hearing - Concerning annexation of land, located north of Wildwood
Drive and west of Saturn Street. (C-03-2013 Alda)
6. Public Hearing - Concerning an amendment to the redevelopment plan for
CRA, Area 10, for a Site Specific Redevelopment Plan for 809-811 S Kimball
Ave., in Grand Island, Hall County, Nebraska. Resolution No. 2013-03. (C-04-
2013GI)
7. Final Plat – Dowd Second Subdivision – located east of South Locust and
north of Fonner Park Road, in Grand Island, in Hall County, Nebraska.
Consisting of .693 acres and (2 Lots).
8. Final Plat – Turek Acres Subdivision – located east of NE State Hwy 11
and south of Old Potash Hwy, in Hall County, Nebraska. Consisting of 3.4138
acres and (1Lot).
9. Final Plat – 3J Subdivision – located north of Abbott Road and west of
Burwick Road, in Hall County, Nebraska. Consisting of 8.224 acres and (1Lot).
10. Election of Officers
11. Planning Director’s Report.
12. Next Meeting December 5, 2012.
13. 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 - 11/7/2012 Page 4 / 46
Hall County Regional Planning
Commission
Wednesday, November 7, 2012
Regular Meeting
Item E1
Meeting Minutes
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 11/7/2012 Page 5 / 46
THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
October 3, 2012
The meeting of the Regional Planning Commission was held Wednesday, September 5, 2012,
in the Community Meeting Room - City Hall – Grand Island, Nebraska. Notice of this meeting
appeared in the "Grand Island Independent" September 22, 2012.
Present:Leslie Ruge Scott Eriksen
Karen Bredthauer Pat O’Neill
Deb Reynolds Bill Hayes
Mark Haskins Dennis McCarty
Julie Connelly
Absent: Don Snodgrass, John Amick and 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 September 5, 2012 meeting.
A motion was made by Bredthauer to approve the meeting minutes and
seconded by Hayes to approve the Minutes of the September 5, 2012 meeting as
mailed.
Grand Island Regular Meeting - 11/7/2012 Page 6 / 46
The motion carried with 8 members present and 8 voting in favor (McCarty,
Hayes, Haskins, Ruge, O’Neill, Bredthauer, Connelly and Eriksen) and no
members present abstaining.
3.Request Time to Speak.
4.Public Hearing – Concerning an amendment to the redevelopment plan for CRA, Area
2, for a Site Specific Redevelopment Plan for 1135 S Locust, in Grand Island, Hall
County, Nebraska. Resolution No. 2013-01. (C-01-2013GI)
O’Neill opened the Public Hearing.
Nabity spoke briefly Auto One is proposing to redevelop the property immediately
north of the Central Nebraska Health Department. They are proposing to renovate he
commercial building on Locust Street and build a tri-plex on Pine Street side. The
developer is seeking Tax Increment Financing to offset the cost of renovation of the
existing building, utility service extensions, necessary surveying and engineering and
site preparation. The structure on this property is currently vacant.
O’Neill closed the Public Hearing.
A motion was made by McCarty and seconded by Hayes to approve the
Redevelopment Plan Amendment and Resolution 2013-01 as presented.
A roll call vote was taken and the motion passed with 9 members present and voting in
favor (Eriksen, Connelly, McCarty, O’Neill, Hayes, Bredthauer, Ruge, Reynolds and
Haskins) and no one voting against.
5.Public Hearing – Concerning an amendment to the redevelopment plan for CRA, Area
1, for a Site Specific Redevelopment Plan for 1103 St Paul Road, in Grand Island, Hall
County, Nebraska. Resolution No. 2013-02. (C-02-2013GI)
O’Neill opened the Public Hearing.
Nabity explained The Grand Island Area Habitat for Humanity is proposing to acquire
property, demolish the existing house, extend services, prepare the site and build three
single family homes on property located at 1103 St. Paul Road. 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.
O’Neill closed the Public Hearing.
A motion was made by Ruge and seconded by McCarty to approve the
Redevelopment Plan Amendment and Resolution 2013-02.
Grand Island Regular Meeting - 11/7/2012 Page 7 / 46
A roll call vote was taken and the motion passed with 9 members present and voting in
favor (Eriksen, Connelly, McCarty, O’Neill, Hayes, Bredthauer, Ruge, Reynolds and
Haskins) and no one voting against.
6.Final Plat – DSK Second Subdivision – located north of Bismark Rd., and south of
Stoneridge Path, in the City of Grand Island, in Hall County, Nebraska. Consisting of
3.250 acres and (2 Lots).
A motion was made by Bredthauer and seconded by Reynolds to approve the
Final Plat for DSK Subdivision.
A roll call vote was taken and the motion passed with 9 members present and voting in
favor (Eriksen, Connelly, McCarty, Hayes, O’Neill, Bredthauer, Ruge, Reynolds and
Haskins) and no one voting against.
7.Vacate a part of Outlot A of Lake Heritage Second. The owners of this property are
proposing a subdivision that does not include the easterly 22 feet of the south east
corner of Outlot A. This property is covered with trees that adjoin their property to the
east. This small parcel will be added to the deed of the larger parcel to the east.
Final Plat - Lake Heritage Third Subdivision – located south of US Hwy 34 and east
of Blaine St., in the City of Grand Island, in Hall County, Nebraska. Consisting of 9.43
acres and (3 Lots).
A motion was made by Ruge and seconded by Connelly to approve the Vacate a
portion of Outlot A of Lake Heritage Second Subdivision and Final Plat for
Lake Heritage Third Subdivision.
A roll call vote was taken and the motion passed with 9 members present and voting in
favor (Eriksen, Connelly, McCarty, Hayes, O’Neill, Bredthauer, Ruge, Reynolds and
Haskins) and no one voting against.
8.Planning Director’s Report
9. Next Meeting November 7, 2012
10. Adjourn
Chairman Pat O’Neill adjourned the meeting at 6:35 p.m.
___________________________________________
Leslie Ruge, Secretary
by Rose Woods
Grand Island Regular Meeting - 11/7/2012 Page 8 / 46
Hall County Regional Planning
Commission
Wednesday, November 7, 2012
Regular Meeting
Item F1
Public Hearing - Alda Annexation Plan
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 11/7/2012 Page 9 / 46
ANNEXATION PLAN –Alda Nebraska
October 18, 2012
OVERVIEW
Section 17-405 of The Nebraska State Statute allows Villages to annex any contiguous or
adjacent lands, lots, tracts, streets, or highways that are urban or suburban in character
and in such direction as may be deemed proper.
Regulations governing municipal annexation were implemented in order to develop an
equitable system for adding to and increasing village boundaries as urban growth occurs.
Areas of the community that are urban in nature, and are contiguous to existing
boundaries, are appropriate for consideration of annexation.
Annexation of urban areas adjacent to existing village boundaries can be driven by many
factors. The following are reasons annexation should be considered:
1.Governing urban areas with the statutorily created urban form of
government, municipalities have historically been charged with meeting the
needs of the expanded community.
2.Provide municipal services. Municipalities are created to provide the
governmental services essential for sound urban development and for the
protection of health, safety and well being of residents in areas that are used
primarily for residential, industrial, and commercial purposes.
3.Ensure orderly growth pursuant to land use, building, street, sidewalk,
sanitary sewer, storm sewer, water, and electrical services.
4.Provide more equitable taxation to existing property owners for the urban
services and facilities that non-village residents in proposed annexation
areas use on a regular basis such as parks, streets, public infrastructure,
emergency services, retail businesses and associated support.
5.Ensure ability to impose and consistently enforce planning processes and
policies.
6.Address housing standards and code compliance to positively impact quality
of life for residents.
7.Enable residents of urban areas adjacent to village to participate in
municipal issues, including elections that either do or will have an impact on
their properties.
8.Anticipate and allocate resources for infrastructure improvements. This
would include extension of sewer, water and electrical infrastructure.
9.Provide long term visioning abilities as it relates to growth and provision of
services.
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Other Factors
The Village has caused to be prepared annexation plats of the parcels under consideration
and has forwarded a request to make a recommendation on annexation of these properties
to the Hall County Regional Planning Commission in the form of an Ordinance.
A comprehensive inventory of services and facilities has been developed, with the types
and level of services currently being provided as well as the types of level of services
anticipated as a result of annexation.
The inventory includes general information concerning:
Existing infrastructure in affected area(s)
Summary of expenditures to extend existing infrastructure
Emergency services
Summary of operating expenditures associated with increased services
The service plan incorporates detailed elements of the inventory. The inventory and
resulting service plan should be the basis for discussions concerning each specific area
identified for potential annexation. It should be noted that the capital improvements to
existing infrastructure and extending services if necessary will take place over a
reasonable period of time in order to ensure adequate time for planning, designing,
funding and constructing such a sizable number of projects while protecting the
financial integrity of the Village’s enterprise funds. Individual property owners will be
responsible for the cost of extending services through neighborhoods and for
connecting their properties to the public systems.
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Inventory of Service and Service Plan
The parcels under consideration are located adjacent to the Alda Village limits. Parcels 1,
2, 3, 4, 5, and 7 are located south of the Union Pacific Rail Road tracks and Parcel 6
includes the UPRR right-of-way both south and north of U.S. Highway 30 on the eastern
edge of Alda.
INVENTORY OF SERVICES
1.Police Protection. The Hall County Sheriff’s Department under contract with the
Village of Alda will provide protection and law enforcement services in the annexation
area. These services include:
Normal patrols and responses
Handling of complaints and incident reports
Investigation of crimes
Standard speed and traffic enforcement
Special units such as traffic enforcement, criminal investigations, narcotics, and
gang suppression
These services are offered by contract for all properties within the municipal limits of
Alda.
2.Fire Protection. The Alda Rural Fire Department will provide emergency and fire
prevention services in the annexation area. These services include:
Fire suppression and rescue
Hazardous materials regulation
Periodic inspections of commercial properties
Public safety education
3.Wastewater (Sanitary Sewer). The Village of Alda currently maintains the
wastewater utilities services for the proposed annexation area. Wastewater services to
new development and subdivisions will be provided according to standard policies and
procedures of the Village. Wastewater service to this area is available through existing
lines.
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4.Maintenance of Roads and Streets. The Village of Alda will maintain public
streets over which the Village has jurisdiction. A section of 60th Road east of Parcel 6 and
Alda Road west of Parcel 1 are the only new roads to be included with the municipal
limits. These services include:
Snow and ice removal
Emergency pavement repair
Preventative street maintenance
Asphalt resurfacing
Ditch and drainage maintenance
Sign and signal maintenance
The Village of Alda will coordinate with the State of Nebraska for the necessary services
in regard to that portion of Alda Road being annexed West of Parcel 1 and will assume
responsibility or reimburse the State of Nebraska for those services to the extent
required. Likewise, in regard to that portion of 60th Road being annexed East of Parcel 6,
the Village of Alda will coordinate with Hall County for the necessary services and will
assume responsibility for those services or reimburse Hall County for those services to
the extent required.
5.Water Utilities. The Village of Alda currently maintains the water utilities
services for the proposed annexation area. Water service to this area is available through
existing water lines.
6.Maintenance of Parks, Playgrounds, and Swimming Pools. No impact on public
or private recreation facilities is anticipated as a result of annexation. Recreation facilities
and area amenities, including parks and pools, that are privately owned and operated, or
operated and maintained by another governmental entity, will be unaffected by the
annexation. This area did include a 9-hole private golf course that was open to the
public.
7.Zoning Regulations. The Village of Alda is not enforcing building regulations.
Zoning permits are issued through an agreement with Hall County by the Hall County
Building and Grounds Department. Hall County will continue to oversee services
associated with zoning regulations, including:
Zoning Permit Issuance
Investigation and Enforcement of Zoning Violations
Grand Island Regular Meeting - 11/7/2012 Page 13 / 46
8.Summary of Impacts
Summary of Impacts
Police Protection No Impact
Fire Protection No Change
Wastewater Available
Roads and Streets Possible Change of Maintenance
responsibilities along the perimeter of Alda
on South Alda Road and 60th Road
Water Service Available
Parks, Playgrounds and Swimming Pools No Impact
Zoning Regulations Already Subject to Alda Regulations
School District District 12 and 8 (Alda and Wood River)
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October 23, 2012
Dear Members of the Board:
RE: Annexation Area Concerning annexation of land proposed for annexation as
Parcels 1, 2, 3, 4, 5, 6, and 7 located wholly or partially within Section 5, Township 10 N,
Range 10, west of the 6th P.M. in Hall County, Nebraska and Parcel 6 located partially
within Section 21, Township 11 N, Range 10, West of the 6th P.M. in Hall County,
Nebraska. (C-03-2012Alda)
A map of the properties and legal descriptions are included. Upon final approval the
Alda City limits will be changed to include these parcels of land.
You are hereby notified that the Regional Planning Commission will consider this
annexation at the next meeting that will be held at 6:00 p.m. on November 7, 2012 in the
Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
cc:Alda Attorney
Alda Clerk
Hall County Zoning
Hall County Public Works
Manager of Postal Operations
This letter was sent to the following School Districts 1R, 2, 3, 8, 12, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 11/7/2012 Page 16 / 46
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Hall County Regional Planning
Commission
Wednesday, November 7, 2012
Regular Meeting
Item F2
Puplic Hearing - Redevelopment Plan
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 11/7/2012 Page 18 / 46
Site Specific Redevelopment Plan
Grand Island CRA Area #10
October 2012
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area #10 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 #10.
Executive Summary:
Project Description
THE DEMOLITION OF THE EXISTING SINGLE FAMILY HOUSE AT 809 AND
811 S KIMBALL AND THE SUBSEQUENT ACQUISITION, SITE WORK, UTILITY
IMPROVEMENTS, ENGINEERING, LANDSCAPING AND PARKING
IMPROVEMENTS NECESSARY FOR REBUILDING A DUPLEX 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, 2014 towards the allowable costs
and associated financing for the acquisition and site work.
TAX INCREMENT FINANCING TO PAY FOR THE ACQUISTION OF THE
PROPERTY AND RELATED SITE WORK WILL COME FROM THE
FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
This property is located at 809 and 811 S Kimball Avenue in south central Grand Island.
The attached map identifies the subject property and the surrounding land uses:
Legal Descriptions Lots 65 and 66 of Hawthorne Place in the City of
Grand Island, Hall County, Nebraska.
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The tax increment will be captured for the tax years the payments for which become
delinquent in years 2015 through 2029 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, 2014.
a. That portion of the ad valorem tax which is produced by levy at the rate
fixed each year by or for each public body upon the redevelopment project valuation shall
be paid into the funds, of each such public body in the same proportion as all other taxes
collected by or for the bodies; and
b. That portion of the ad valorem tax on real property in the
redevelopment project in excess of such amount, if any, shall be allocated to and, when
collected, paid into a special fund of the Authority to pay the principal of; the interest on,
and any premiums due in connection with the bonds, loans, notes, or advances on money
to, or indebtedness incurred by, whether funded, refunded, assumed, or otherwise, such
Authority for financing or refinancing, in whole or in part, a redevelopment project.
When such bonds, loans, notes, advances of money, or indebtedness including interest
and premium due have been paid, the Authority shall so notify the County Assessor and
County Treasurer and all ad valorem taxes upon real property in such redevelopment
project shall be paid into the funds of the respective public bodies.
Pursuant to Section 18-2150 of the Act, the ad valorem tax so divided is hereby pledged
to the repayment of loans or advances of money, or the incurring of any indebtedness,
whether funded, refunded, assumed, or otherwise, by the CRA to finance or refinance, in
whole or in part, the redevelopment project, including the payment of the principal of,
premium, if any, and interest on such bonds, loans, notes, advances, or indebtedness.
Grand Island Regular Meeting - 11/7/2012 Page 21 / 46
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 August 14, 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 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:
This Site Specific Redevelopment Plan for Area #10 provides for real property
acquisition. There is no proposed acquisition by the authority. It is expected that the
developer will or has recently acquired the property.
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 is planned for low to medium density residential uses. [§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 - 11/7/2012 Page 22 / 46
City of Grand Island Future Land Use Map
Grand Island Regular Meeting - 11/7/2012 Page 23 / 46
d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned R2-Low Density Residential Use. 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. There are
two lots of record at this site and a residential dwelling can be built on each lot. 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 after making an application for tax increment
financing. The cost of property acquisition $16,500 is included as a TIF eligible expense.
Costs for demolition, site preparation, landscaping, concrete and contingencies of
$17,422 are included as a TIF eligible expense. Engineering and design fees are
estimated at $700 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 $1000 are included as a TIF eligible expense. The total of eligible
expenses for this project is $38,372.
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 $38,372 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, 2015 through December
2029.
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,
Grand Island Regular Meeting - 11/7/2012 Page 25 / 46
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 December of 2013. Excess
valuation should be available for this project for 15 years beginning with the 2015 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 $18,574. The
proposed demolition and subsequent construction of duplexes at this location will result
in an additional $141,426 of taxable valuation based on the valuation of similar structures
building by Token Properties, LLC. No tax shifts are anticipated from the project. The
Grand Island Regular Meeting - 11/7/2012 Page 26 / 46
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 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
two (2) 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 2015 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 $38,372 the
projected amount of increment based upon the anticipated value of the project and current
Grand Island Regular Meeting - 11/7/2012 Page 27 / 46
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 $38,372 on TIF eligible activities.
See Attached Building Plans
Grand Island Regular Meeting - 11/7/2012 Page 28 / 46
Resolution Number 2013-03
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 - 11/7/2012 Page 29 / 46
EXHIBIT A
FORM OF REDEVELOPMENT PLAN
Grand Island Regular Meeting - 11/7/2012 Page 30 / 46
Hall County Regional Planning
Commission
Wednesday, November 7, 2012
Regular Meeting
Item M1
Final Plats
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 11/7/2012 Page 31 / 46
October 22, 2012
Grand Island Regular Meeting - 11/7/2012 Page 32 / 46
Dear Members of the Board:
RE: Final Plat – Dowd Second Subdivision – Final Plat
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted final plat of Dowd 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 comprising all of Lot One,
Dowd Subdivision, in the City of Grand Island, Hall County, Nebraska, and said tract
containing .693 acres.
Grand Island Regular Meeting - 11/7/2012 Page 33 / 46
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 November 7, 2012 in
the Council Chambers located in Grand Island's City Hall.
Sincerely,
Grand Island Regular Meeting - 11/7/2012 Page 34 / 46
Chad Nabity, AICP
Planning Director
Cc: City Clerk
City Attorney
City Public Works
City Building Department
City Utilities
Manager of Postal Operations
Rockwell & Associates
Grand Island Regular Meeting - 11/7/2012 Page 35 / 46
This letter was sent to the following School Districts 1R, 2, 3, 8, 12, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 11/7/2012 Page 36 / 46
October 22, 2012
Grand Island Regular Meeting - 11/7/2012 Page 37 / 46
Dear Members of the Board:
RE: Final Plat – Turek Acres Subdivision – Final Plat.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Turek Acres Subdivision, located in the City of
Grand Island, in Hall County Nebraska.
This final plat proposes to create 1 Lot on a tract of land comprising a part of the
Northwest Quarter (NW1/4) of Section Nineteen (19), Township Eleven (11) North,
Grand Island Regular Meeting - 11/7/2012 Page 38 / 46
Range Eleven (11) West of the 6th P.M., in Hall County, Nebraska, said tract
containing 3.4138 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 November 7, 2012 in
the Council Chambers located in Grand Island's City Hall.
Sincerely,
Grand Island Regular Meeting - 11/7/2012 Page 39 / 46
Chad Nabity, AICP
Planning Director
Cc: Hall County Clerk
Hall County Attorney
Hall County Public Works
Hall County Zoning Department
Manager of Postal Operations
Benjamin & Associates, INC
Grand Island Regular Meeting - 11/7/2012 Page 40 / 46
This letter was sent to the following School Districts 1R, 2, 3, 8, 12, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 11/7/2012 Page 41 / 46
October 22, 2012
Grand Island Regular Meeting - 11/7/2012 Page 42 / 46
Dear Members of the Board:
RE: Final Plat – 3J Subdivision – Final Plat.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of 3J Subdivision, located in the City of Grand Island,
in Hall County Nebraska.
This final plat proposes to create 1 Lot on a tract of land comprising a part of the
Southeast Quarter (SE1/4), of Section Twenty Nine (29), Township Twelve (12)
Grand Island Regular Meeting - 11/7/2012 Page 43 / 46
North, Range Eleven (11) West of the 6th P.M., in Hall County, Nebraska, said tract
containing 8.224 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 November 7, 2012 in
the Council Chambers located in Grand Island's City Hall.
Sincerely,
Grand Island Regular Meeting - 11/7/2012 Page 44 / 46
Chad Nabity, AICP
Planning Director
Cc: Hall County Clerk
Hall County Attorney
Hall County Public Works
Hall County Zoning Department
Manager of Postal Operations
Rockwell & Associates, INC
Grand Island Regular Meeting - 11/7/2012 Page 45 / 46
This letter was sent to the following School Districts 1R, 2, 3, 8, 12, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 11/7/2012 Page 46 / 46