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04-03-2013 Regional Planning Regular Meeting Packet Hall County Regional Planning Commission Wednesday, April 3, 2013 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 City Hall Grand Island Regular Meeting - 4/3/2013 Page 1 / 74 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 - 4/3/2013 Page 2 / 74 Hall County Regional Planning Commission Wednesday, April 3, 2013 Regular Meeting Item A1 Agenda Staff Contact: Chad Nabity Grand Island Regular Meeting - 4/3/2013 Page 3 / 74 REGIONAL PLANNING COMMISSION AGENDA AND NOTICE OF MEETING Wednesday, April 3, 2013 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 March 6, 2013. 3.Request Time to Speak 4.Public Hearing – Rezone - A request to rezone property located west of South Locust Street and south of US Hwy 34. Also known as a tract of land comprising a part of the Northeast Quarter of the Northeast Quarter (NE ¼ NE ¼) of Section 33, Township 11 North, Range 9 West of the 6th P.M., in Grand Island, in Hall County, Nebraska, from LLR – Large Lot Residential to B2 – General Business Zone. (C-10-2013GI) 5.Public Hearing – Concerning an amendment to the redevelopment plan for CRA, Area 8, for a Site Specific Redevelopment Plan for 1119 S Adams, in Grand Island, Hall County, Nebraska. Resolution No. 2013-04. (C-11- 2013GI) 6.Public Hearing - Concerning adoption of a blight and substandard Area 12. This property is located between Engleman Road and North Road and 13th Street and west Stolley Park Road. This area is also known as Copper Creek Estates located to the south of Old Potash Hwy and Indian Acres located to the north Old Potash Hwy in the City of Grand Island. (C-12-2013GI) 7.Final Plat – Rainbow Lake Sixth Subdivision – located south of Rainbow Road and east of Blaine Street, in the City of Grand Island, in Hall County, Nebraska. Consisting of (25 Lots) and 19.775 acres. 8.Final Plat – Ummel Second Subdivision – located north of Bronco Road and east of Shady Bend Road, in Grand Island, Hall County, Nebraska. Consisting of (5 Lots) and 36.033 acres. 9.Planning Director’s Report 10.Next Meeting May 1, 2013 Grand Island Regular Meeting - 4/3/2013 Page 4 / 74 11.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 - 4/3/2013 Page 5 / 74 Hall County Regional Planning Commission Wednesday, April 3, 2013 Regular Meeting Item E1 Meeting Minutes Staff Contact: Chad Nabity Grand Island Regular Meeting - 4/3/2013 Page 6 / 74 THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND, WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN, NEBRASKA Minutes for March 6, 2013 The meeting of the Regional Planning Commission was held Wednesday, February 6, 2013, in the Community Meeting Room - City Hall – Grand Island, Nebraska. Notice of this meeting appeared in the "Grand Island Independent" February 26, 2013. Present:Leslie Ruge Jaye Monter Pat O’Neill Bill Hayes John Amick Don Snodgrass Mark Haskins Scott Eriksen Deb Reynolds Absent: Dennis McCarty, Karen Bredthauer and Julie Connelly Other: Staff:Chad Nabity, Rose Rhoads Press: 1.Call to order. Chairman O’Neill called the meeting to order at 6:03 p.m. 2.O’Neill 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. 3. Minutes of February 6, 2013 meeting. A motion was made by Ruge to approve the meeting minutes and seconded by Eriksen to approve the Minutes of the February 6, 2013 meeting as mailed. Grand Island Regular Meeting - 4/3/2013 Page 7 / 74 The motion carried with 9 members present and 6 voting in favor (Amick, O’Neill, Ruge, Hayes, Snodgrass and Haskins) and 3 members present abstaining (Monter, Eriksen and Reynolds). 4.Request Time to Speak. Katherine Kenna, 3841 Meadowlark Circle, Jim Brisnehan, 3927 Partridge Circle, Greg Baxter, 2121 N Monitor Rd., Adam Brosz, 3824 Sparrow Circle and Jeff Palik, 201 E 2nd St., Grand Island, on item #6. 5.Public Hearing – Rezone - A request to rezone properties on a track of land comprising a part of the West Half of the Northeast Quarter (W1/2 NE1/4), of Section Twenty Two (22), Township Eleven (11) North, Range Nine (9) West of the 6th P.M. in the City of Grand Island, from R1-Suburban Density Residential Zone to R2-Low Density Residential Zone. Nabity explained this was to rezone approximately 4.399 acres of land north of Fonner Park Road and east of Pleasant View Drive, from R1 Suburban Density Residential to R2 Low Density Residential, in the City of Grand Island. The purpose of this rezoning request is to allow the subdivision of this property in a manner that is consistent with the current market conditions. Proposed development at this site is 11 townhouse units that will provide market rate housing. O’Neill closed the Public Hearing. A motion was made by Ruge and seconded by Eriksen to approve the rezone from R1 Suburban Residential Zone to R2 Low Density Residential. A roll call vote was taken and the motion passed with 9 members present and 9 voting in favor (Amick, O’Neill, Ruge, Hayes, Reynolds, Monter, Haskins, Snodgrass and Eriksen,) and no one voting against. 6.Final Plat – Pleasant View 16th Subdivision - located north of Fonner Park Road and east of Pleasant View Drive, in Grand Island, Hall County, Nebraska. Consisting of 8.809 acres and (31 Lots). A motion was made by Ruge and seconded by Eriksen to approve the plat as presented. A roll call vote was taken and the motion passed with 9 members present (Amick, O’Neill, Ruge, Hayes, Reynolds, Haskins, Monter, Eriksen and Snodgrass) voting in favor, no member present abstaining. 7.Final Plat – Summerfield Estates 8th Subdivision – located west of US Hwy 281 and south of State Street, in the City of Grand Island, in Hall County, Nebraska. Consisting of (27 Lots) and 12.22 acres. Katherine Kenna, 3841 Meadowlark Circle, stated she was unsettled about the property Grand Island Regular Meeting - 4/3/2013 Page 8 / 74 damage if there was flooding. She trusted the City, the realtor, the builder and is just really nervous of her property losing value if there is a water issue. Jim Brisnehan, 3927 Partridge Circle, noted Grand Island is flat nothing has changed; housing in Summerfield Estates is premium. He just learned of the new drainage proposal tonight, he would have liked more communication. Drainage is still an issue. He would like a second opinion by engineers. He would like these issues to be addressed and fixed. Adam Brosz, 3824 Sparrow Circle, asked who is going to be responsible for flooding of basements, or yards. Greg Baxter, 2121 N Monitor Rd., explained how he created Summerfield Estates working with Olsson’s. He is working with Olsson’s to install additional pipes to help the drainage from the subdivision to Moore’s Creek. Amick suggested when Planning is presented with a large subdivision like Summerfield Estates that a requirement would be to have a Home Owners Organization in place to help protect the home owners as well as the developers when issues such as drainage arise. The motion carried with 9 members present and 8 voting in favor (Haskins, Ruge, Snodgrass, O’Neill, Amick, Hayes, Monter and Reynolds) and 1 member present voting against (Eriksen). 8. Final Plat – Gloe Acres Subdivision - located south of Wildwood Drive and east of 110th Rd., in Hall County, Nebraska, consisting of 3 acres and (1 Lot). A motion was made by Haskins to approve the plat of Gloe Acres Subdivision as presented. It was seconded by Reynolds. The motion carried with 9 members present and voting in favor (Haskins, Ruge, Monter, Snodgrass, O’Neill, Eriksen, Amick, Hayes and Reynolds) and no member present voting against. 9.Planning Director’s Report NPZA Conference will be in Kearney, March 27-29, 2013. 10. Next Meeting April 3, 2013 11. Adjourn Chairman Pat O’Neill adjourned the meeting at 7:07 p.m. ___________________________________________ Leslie Ruge, Secretary By Rose Rhoads Grand Island Regular Meeting - 4/3/2013 Page 9 / 74 Hall County Regional Planning Commission Wednesday, April 3, 2013 Regular Meeting Item F1 Rezone Staff Contact: Chad Nabity Grand Island Regular Meeting - 4/3/2013 Page 10 / 74 Agenda Item #4 PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION: April 3, 2013 SUBJECT:Zoning Change (C-10-2013GI) PROPOSAL:To rezone approximately 4 acres of land south of Lake Street and west of South Locust Street, from LLR Large Lot Residential to B2 General Business Zone, in the City of Grand Island. The purpose of this rezoning request is to make the zoning consistent across the full parcel. OVERVIEW: Site Analysis Current zoning designation:LLR-Large Lot Residential. Permitted and conditional uses:LLR - Agricultural uses, recreational uses and residential uses at a density of 2 dwelling units per acre. Comprehensive Plan Designation:Designated for commercial development. Existing land uses.Property fronting South Locust is zoned B2 and occupied by the Ditch Witch Dealership Adjacent Properties Analysis Current zoning designations:South: B2-General Business and LLR Large Lot Residential North: R3-Medium Density Residential East: B2-General Business and CD Commercial Development Zone West: LLR- Large Lot Residential Permitted and conditional uses:LLR - Agricultural uses, recreational uses and residential uses at a density of 2 dwelling units per acre. R2- Agricultural uses, recreational uses and residential uses at a density of 13 dwelling units per acre. B2-Residential uses at a density of up to 43 units per acre, a variety of commercial, retail, office and service uses. CD a variety of commercial, retail, office and service uses with development permitted as outlined in the development agreement, no residential uses. Comprehensive Plan Designation:North, South, East and West: Designated Commercial Development. Existing land uses:North: Vacant property East: Commercial Property Ditch Witch and Wal Mart South: Honda Shop Property West: Single Family Homes Grand Island Regular Meeting - 4/3/2013 Page 11 / 74 EVALUATION: Positive Implications: Consistent with the City’s Comprehensive Land Use Plan: The subject property is designated for low to Highway Commercial development (Typically B2). Accessible to Existing Municipal Infrastructure: City water and sewer services are available to service the rezoning area. Constent with the existing commercial development: This property is already and has historically been used for commercial purposes. This proposal just extends the commercial zoning across the full property. Negative Implications: No Negative Consequences Foreseen Other Considerations This proposal is consistent with the 2004 comprehensive plan. RECOMMENDATION: That the Regional Planning Commission recommend that the Grand Island City Council change the zoning on the this site from LLR-Large Lot Residential to B2- General Business as requested and shown on the attached map. ___________________ Chad Nabity AICP, Planning Director Grand Island Regular Meeting - 4/3/2013 Page 12 / 74 Grand Island Regular Meeting - 4/3/2013 Page 13 / 74 2011 Aerial Photos Grand Island Regular Meeting - 4/3/2013 Page 14 / 74 2004 Future Land Use Map as Adopted with the Grand Island Comprehensive Plan Grand Island Regular Meeting - 4/3/2013 Page 15 / 74 March 20, 2013 Dear Members of the Board: RE: Rezoning – Change of Zoning. Rezone request changing property from LLR Large Lot Residential to B2 General Business Zone, located in the City of Grand Island. For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is herewith submitted a rezone request to the Grand Island Zoning Map from LLR Large Lot Residential Zone to B2 General Business Zone, A tract of land comprising a part of the Northeast Quarter of the Northeast Quarter (NE1/4 NE1/4) of Section 33, Township 11 North, Range 9 West of the 6th P.M. in Hall County, Nebraska, more particularly described as follows: Beginning at the southeast corner of said Northeast Quarter of the Northeast Quarter (NE1/4 NE1/4); thence westerly along the south line of said Northeast Quarter of the Northeast Quarter (NE1/4 NE1/4), a distance of 1,000.7 feet; thence northerly a distance of 264.8 feet; thence easterly, a distance of 1,000.9 feet to the east line of said Section 33, thence southerly along the east line of said Section 33, a distance of 266.9 feet to the place of beginning. You are hereby notified that the Regional Planning Commission will consider this zoning change at the next meeting that will be held at 6:00 p.m. on April 3, 2013 in the Council Chambers located in Grand Island's City Hall. Sincerely, Chad Nabity, AICP Planning Director cc: City Clerk City Attorney City Public Works City Building Department City Utilities This letter was sent to the following School Districts 1R, 2, 3, 8, 12, 19, 82, 83, 100, 126. Grand Island Regular Meeting - 4/3/2013 Page 16 / 74 Grand Island Regular Meeting - 4/3/2013 Page 17 / 74 Hall County Regional Planning Commission Wednesday, April 3, 2013 Regular Meeting Item F2 Redevelopment Plan Area #8 Staff Contact: Chad Nabity Grand Island Regular Meeting - 4/3/2013 Page 18 / 74 Agenda Item #5 PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION: April 3, 2013 SUBJECT: Redevelopment plan amendment for property located in Blight and Substandard Area #8, located north of Fonner Park Rd., and between Lincoln and Adams Street, in Grand Island Nebraska. (C-11-2013GI) PROPOSAL: Chief Industries, Inc., has acquired the property, and has demolished the Aurora Coop buildings and grain elevator, extend services, prepared the site and are planning on building a 33,000+ sq. ft. building at 1119 S Adams 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. A memorandum of understanding between Chief Industries, the Grand Island CRA and the City of Grand Island in July of 2012 authorizing Chief to move forward with acquisition, demolition and utility improvements necessary to support this effort and remove blighting influences and make improvements to eliminate substandard conditions prior to submitting this redevelopment proposal. 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 M2 – Heavy Manufacturing. No zoning changes are anticipated with this project. The Regional Planning Commission recommendation is limited to the appropriateness of the proposed use at this location. 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 industrial development at this location appears to be supported by the plan. RECOMMENDATION: That the Regional Planning Commission recommend that City Council approve of the redevelopment plan amendment as submitted. A resolution is attached for your consideration. ___________________ Chad Nabity AICP, Planning Director Grand Island Regular Meeting - 4/3/2013 Page 19 / 74 Grand Island Regular Meeting - 4/3/2013 Page 20 / 74 Site Specific Redevelopment Plan Grand Island CRA Area #8 March 2013 The Community Redevelopment Authority (CRA) of the City of Grand Island intends to amend the Redevelopment Plan for Area #8 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 #8. Executive Summary: Project Description THE CONSTRUCTION OF A NEW 33,456 SQUARE FOOT STRUCTURE AS PART OF THE CHIEF FABRICATION PLANT ALONG WITH THE INSTALLATION OF NEEDED UTILITIES, DEMOLITION OF STRUCTURES, PAVING AND OTHER SITE IMPROMENTS AS NECESSARY TO SUPPORT THIS REDEVELOPMENT ON THE NORTH SIDE OF FONNER PARK ROAD BETWEEN ADAMS STREET AND LINCOLN AVENUE ON LOT 1 OF CHIEF FAB SECOND SUBDIVISION 1119 S ADAMS STREET. DEMOLITION AND UTILITY EXTESION EXPENSES WERE PREVIOUSLY DECLARED ELIGIBLE FOR TIF BY THE A MEMORANDUM OF UNDERSTANDING APPROVED BY CHIEF INDUSTRIES, THE CITY OF GRAND ISLAN AND THE GRAND ISLAND COMMUNITY REDEELOPMENT AUTHORITY IN JULY OF 2012 The developer intends to use Tax Increment Financing to defray the costs of land acquisition, demolition costs related to clearing the property and preparing it for redevelopment and the installation of utilities necessary to redevelop this property. 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 have been paid for by the developer in accordance with the memorandum of understanding between the developer, the City and the CRA. The developer is responsible for and has provided evidence that they can secure adequate debt financing to cover the costs associated with the acquisition, demolition and utilities work. 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 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”) Grand Island Regular Meeting - 4/3/2013 Page 21 / 74 This property is located north of Fonner Park Road between Lincoln Avenue and Adams Street at 1119 S Adams in southeast Grand Island. The attached map identifies the subject property and the surrounding land uses: Legal Descriptions Lot 1 of Chief Fab Second Subdivision in the City of Grand Island, Hall County, Nebraska. Grand Island Regular Meeting - 4/3/2013 Page 22 / 74 Adams St SSylvan StLin c o l n A v e SHope StFonner Park Rd W Phoeni x A v e W Hedde St WGreenw ich S t S South St W O Neill Cir Grand Island Regular Meeting - 4/3/2013 Page 23 / 74 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 construction of a 33,456 foot addition to the manufacturing facility. 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 - 4/3/2013 Page 24 / 74 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 #8 provides for real property acquisition and this plan amendment does not prohibit such acquisition. There is no proposed acquisition by the authority. The developer has already acquired the property as acknowledge by the July 2012 MOU. b. Demolition and Removal of Structures: The July 2012 MOU authorized expenses related to demolition as eligible for Tax Increment Financing. The Aurora Coop structures were demolished and all of the expenses were paid prior to the end of September 2012. Copies of those expenses are recorded with the CRA grant for this project. c. Future Land Use Plan See the attached map from the 2004 Grand Island Comprehensive Plan. The site is planned for industrial 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 - 4/3/2013 Page 25 / 74 City of Grand Island Future Land Use Map Grand Island Regular Meeting - 4/3/2013 Page 26 / 74 d. Changes to zoning, street layouts and grades or building codes or ordinances or other Planning changes. The area is zoned M2 Heavy 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. The proposed use for commercial manufacturing and is permitted in the M2 zoning district. [§18-2103(b) and §18-2111] e. Site Coverage and Intensity of Use The developer is proposing an addition to the existing manufacturing use consistent with the M2 zoning district. [§18-2103(b) and §18-2111] f. Additional Public Facilities or Utilities This site has full service to municipal utilities. A new water main has been constructed to serve the property and provide necessary fire protection to the site. The developer is responsible for installing the water line to City standards and specifications. The developer will be responsible for replacing any sidewalks damaged during construction of the project. The Grand Island Utilities Department has sufficient capacity to serve the electrical needs of the proposed addition. No other utilities would be impacted by the development. [§18-2103(b) and §18-2111] 4. The Act requires a Redevelopment Plan provide for relocation of individuals and families displaced as a result of plan implementation. This property, owned by the developer is maintained as a manufacturing facility. The proposed use of this property would continue as a manufacturing facility. 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. Grand Island Regular Meeting - 4/3/2013 Page 27 / 74 The developer has owned the property for since 2011. The cost of property acquisition is included as a TIF eligible expense. Costs for the land, demolition of the Aurora Coop buildings, site preparation, utilities extension and construction of the addition to the existing facility are estimated at $3,859,145 including all fees. The direct cost for purchase of the property, demolition, site preparation and utilities extensions are estimated at $859,500. Fees and reimbursement to the City and the CRA of $6,500 are included as a TIF eligible expense. No property will be transferred to redevelopers by the Authority. The developer will provide and secure all necessary financing. b. Statement of proposed method of financing the redevelopment project. The developer will provide all necessary financing for the project. The Authority will assist the project by granting the sum of $679,870 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, 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, 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 manufacturing property. This will not significantly impact traffic on at the intersection along Fonner Park Road. New investment in this manufacturing area will raise property values and provide a Grand Island Regular Meeting - 4/3/2013 Page 28 / 74 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 August 2013 and July of 2014. Excess valuation should be available for this project for 15 years beginning with the 2014 tax year. 9. Justification of Project The Aurora Coop site was no longer in daily use and because of its proximity to residential properties and the Barr Middle School it presented a dangerous and attractive nuisance in the neighborhood. The CRA and City Council agreed that it was in the best interest of the community to remove those structures as soon as possible and approved a memorandum of understanding (MOU) to allow Chief Industries to demolish those buildings and begin utility installation prior to the approval of a final redevelopment plan for the area. This final redevelopment plan provides for additional new manufacturing development in an area of the community that is and will continue to be manufacturing in nature. This new development will provide additional skilled full time jobs in the community and allow an existing Grand Island company to expand their operations within the community. 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 $2,123,068. The proposed renovation of this facility will result in an estimated additional $1,746,077 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; Grand Island Regular Meeting - 4/3/2013 Page 29 / 74 The proposed facility will provide jobs for persons employed by the contractors that will be involved with the project. Chief is also proposing to create 43 new full time positions in Grand Island at their fabrication facility. (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 The additional jobs may be filled by people in other positions around Grand Island or in jobs where they are underemployed. These new jobs will create a more competitive market for the skilled workers involved in fabrication activities. (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 provide additional base employment within Grand Island. The project has already resulted in the demolition of unused buildings that could have created a nuisance and safety issue within the neighborhood. The use of tax increment financing was anticipated by the developer and approved by the CRA and City Council with a memorandum of understanding prior to the demolition of structures on this property and installation of utilities. The reinvestment in this neighborhood should lead to stabilized property values and further investment in the area. Time Frame for Development Development of this project is anticipated to be completed during between August 2013 and July of 2014. The base tax year should be calculated on the value of the property as of January 1, 2011. 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 $679,870 the projected amount of increment based upon the anticipated value of the project and current tax rate. Based on the estimates and actual costs of the expenses for the cost of acquisition, demolition, site preparation, engineering, legal fees and fees reimbursed to the City and CRA, and financing fees the developer will spend over $859,500 on TIF eligible activities. See Attached Building Plans Grand Island Regular Meeting - 4/3/2013 Page 30 / 74 Resolution Number 2013-04 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: ____________________ 2013. HALL COUNTY REGIONAL PLANNING COMMISSION ATTEST:By: ___________________________________ Chair By: ___________________________________ Secretary Grand Island Regular Meeting - 4/3/2013 Page 31 / 74 EXHIBIT A FORM OF REDEVELOPMENT PLAN Grand Island Regular Meeting - 4/3/2013 Page 32 / 74 Hall County Regional Planning Commission Wednesday, April 3, 2013 Regular Meeting Item F3 Blight Study Area 12 Staff Contact: Chad Nabity Grand Island Regular Meeting - 4/3/2013 Page 33 / 74 1 Agenda Item # 6 PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION: April 3, 2013 SUBJECT:CRA Blight Study (Proposed CRA Area #12) C-12-2013GI PROPOSAL: Attached is a copy of a Substandard and Blight Study as prepared by Stahr & Associates, Inc. entitled “Blighted and Substandard Area Determination Analysis: Community Redevelopment Authority Analysis No. 12 Grand Island, Nebraska”. This area as defined by the study will be referred to as Community Redevelopment Authority (CRA) Area #12. The study as prepared and submitted indicates that this property could be considered substandard and blighted. A blight designation was previously sought on this property in January 2009. At that time Council made a decision not to forward the study to the Planning Commission for their review and recommendation. The area was not declared blighted and substandard. As shown in this study construction within this subdivision stopped not long after that and the infrastructure was left uncompleted. This infrastructure, including the streets and storm sewer has not been accepted into the city system and is deteriorating at a heightened rate due to the fact that it was never property completed. If the Planning Commission does not make a recommendation within 30 days Council can proceed with a decision on the declaration without recommendation from Planning Commission. OVERVIEW The Statutory authority and direction to the Planning Commission is referenced below to explain the Planning Commission purpose in reviewing the study: Section 18-2109 Redevelopment plan; preparation; requirements. An authority shall not prepare a redevelopment plan for a redevelopment project area unless the governing body of the city in which such area is located has, by resolution adopted after a public hearing with notice provided as specified in section 18-2115, declared such area to be a substandard and blighted area in need of redevelopment. The governing body of the city shall submit the question of whether an area is substandard and blighted to the planning commission or board of the city for its review and recommendation prior to making its declaration. The planning commission or board shall submit its written recommendations within thirty days after receipt of the request. Upon receipt of the recommendations or after thirty days if no recommendation is received, the governing body may make its declaration. ~Reissue Revised Statutes of Nebraska The attached study does not include a redevelopment plan. If this study is approved subsequent action will be necessary by both the Planning Commission and the City Council prior to any action involving Tax Increment Financing or the expenditure of tax dollars from the CRA budget within this area. Grand Island Regular Meeting - 4/3/2013 Page 34 / 74 2 It is appropriate for the planning commission in conducting its review and considering its recommendation regarding the substandard and blighted designation to: 1.review the study, 2.take testimony from interested parties, 3.make findings of fact, and 4.Include those findings of fact as part of its recommendation to Council. Blighted and Substandard Defined The terms blighted and substandard have very specific meanings within the context of the Community Redevelopment Statutes. Those terms as defined by Statute are included below: Section 18-2103 Terms, defined. For purposes of the Community Development Law, unless the context otherwise requires: (10) Substandard areas shall mean an area in which there is a predominance of buildings or improvements, whether nonresidential or residential in character, which, by reason of dilapidation, deterioration, age or obsolescence, inadequate provision for ventilation, light, air, sanitation, or open spaces, high density of population and overcrowding, or the existence of conditions which endanger life or property by fire and other causes, or any combination of such factors, is conducive to ill health, transmission of disease, infant mortality, juvenile delinquency, and crime, (which cannot be remedied through construction of prisons), and is detrimental to the public health, safety, morals, or welfare; (11) Blighted area shall mean an area, which (a) by reason of the presence of a substantial number of deteriorated or deteriorating structures, existence of defective or inadequate street layout, faulty lot layout in relation to size, adequacy, accessibility, or usefulness, insanitary or unsafe conditions, deterioration of site or other improvements, diversity of ownership, tax or special assessment delinquency exceeding the fair value of the land, defective or unusual conditions of title, improper subdivision or obsolete platting, or the existence of conditions which endanger life or property by fire and other causes, or any combination of such factors, substantially impairs or arrests the sound growth of the community, retards the provision of housing accommodations, or constitutes an economic or social liability and is detrimental to the public health, safety, morals, or welfare in its present condition and use and (b) in which there is at least one of the following conditions: (i) Unemployment in the designated area is at least one hundred twenty percent of the state or national average; (ii) the average age of the residential or commercial units in the area is at least forty years; (iii) more than half of the plotted and subdivided property in an area is unimproved land that has been within the city for forty years and has remained unimproved during that time; (iv) the per capita income of the area is lower than the average per capita income of the city or village in which the area is designated; or (v) the area has had either stable or decreasing population based on the last two decennial censuses. In no event shall a city of the metropolitan, primary, or first class designate more than thirty-five percent of the city as blighted, a city of the second class shall not designate an area larger than fifty percent of the city as blighted, and a village shall not designate an area larger than one hundred percent of the village as blighted; ~Reissue Revised Statutes of Nebraska Grand Island Regular Meeting - 4/3/2013 Page 35 / 74 3 ANALYSIS-Blight and Substandard Study The following findings are copied directly from the Study. The analysis of the substandard and blighted factors is conducted on pages 6 to 24 of the study. FINDINGS FOR GRAND ISLAND Study Area #12 has several items contributing to the Blight and Substandard Conditions. These conditions include: SUMMARY DETERMINATION OF THE ANALYSIS AREA AS BLIGHTED AND SUBSTANDARD The land area contained within the Analysis Area, as set forth in Figure 1, meet the requirements of the Nebraska Community Development Law for designation as both a "substandard" and "blighted" area. As documented in this report, there is a varying, but reasonable distribution of 4 of the 6 factors that indicate that Analysis Area is substandard. These substandard factors and the intensity of occurrence are as follows: Present to a Strong Degree Existence of conditions which endanger life or property by fire and other causes, and Dilapidation and deterioration of buildings and improvements, and Combinations of these factors which are conducive to ill health and detrimental to the public health, safety and welfare. Present to a Reasonable Degree Inadequate Provisions for Ventilation, Light, Air, Sanitation or Open Space Not Present Age and obsolescence of buildings and improvements, High density of population or overcrowding. Also documented in this report, there is a predominance of the factors regarding the characteristics of buildings and improvements, as set forth in the Nebraska Community Development Law. In fact, 6 of the 10 factors set forth in the law are predominate in the Analysis Area and thus the Area can be considered blighted in accordance with the Law. Present to a Strong Degree Unsanitary and unsafe conditions, and Existence of conditions which endanger the life or property by fire and other causes. Present to a Reasonable Degree A substantial number of deteriorated or deteriorating structures, Improper subdivision or obsolete platting, Deterioration of site and other improvements, and Faulty lot layout in relation to size, adequacy, accessibility or usefulness, Not Present Existence of defective or inadequate street layout, Grand Island Regular Meeting - 4/3/2013 Page 36 / 74 4 Tax or special assessment delinquency exceeding the fair value of the land, Diversity of ownership, and Defective or unusual conditions of title. Combinations of these blighting factors which substantially impair or arrest the sound growth of the community, retards the provisions for housing accommodations and constitute an economic and social liability and which area detrimental to the public health, safety and welfare are present to a reasonable degree. In addition, two of the five critical factors for blight determination is present as follows: Present The per capita income of the area is lower than the average per capita income of the City in which the area is designated. The area has had either stable or decreasing population in the last two decennial censuses. Based on the study these areas meet the thresholds to qualify as blighted and substandard. All of this property is located inside the Grand Island City Limits. Only those properties that are in the City Limits at this time are included within the study. The property within the County Industrial Tracts is specifically excluded from the study area. Those county industrial tract properties are listed as a contributing factor to the designation. Tax increment financing would potentially be available for redevelopment projects on any of the property included in the study. RECOMMENDATION: Blight and Substandard Designation Planning Commission staff is recommending consideration of the following questions as a starting point in the analysis of this Study and in making a recommendation on the question of whether the property in question is blighted and substandard. Recommend Questions for Planning Commission Does this property meet the statutory requirements to be considered blighted and substandard? (See Page 2 for requirements) Are the blighted and substandard factors distributed throughout the Redevelopment Area, so basically good areas are not arbitrarily found to be substandard and blighted simply because of proximity to areas which are substandard and blighted? Is public intervention appropriate and/or necessary for the redevelopment of the area? Findings of fact must be based on the study and testimony presented including all written material and staff reports. The recommendation must be based on the Grand Island Regular Meeting - 4/3/2013 Page 37 / 74 5 declaration, not based on any proposed uses of the site. All of the testimony, a copy of the study and this memo along with any other information presented at the hearing should be entered into the record of the hearing. If the Regional Planning Commission concludes that the area in question meets the definition of blighted and substandard and supports such conclusion with findings of fact they should move to recommend approval of the declaration as blighted and substandard based on the facts presented and identified at this meeting. If the Regional Planning Commission concludes that the area in question does not meet the definition of blighted and substandard and supports such conclusions with findings of fact, they should move to recommend denial of the declaration as blighted and substandard based on the facts identified. ___________________ Chad Nabity AICP, Planning Director Grand Island Regular Meeting - 4/3/2013 Page 38 / 74 BLIGHTED & SUBSTANDARD AREA DETERMINATION ANALYSIS COMMUNITY REDEVELOPMENT AUTHORITY ANALYSIS AREA NO. 12 GRAND ISLAND, NEBRASKA County and Community Planning - Economic Development Consultants Telephone: (402) 710-1819 1512 Road 13 Fax: (402) 362-2526 York, Nebraska 68467 E-Mail: ojstahr@hotmail.com Grand Island Regular Meeting - 4/3/2013 Page 39 / 74 _____________________________________________________________________________________________________________________ 1 ___________________________________________________________________________________________________________________________________________ BLIGHTED AND SUBSTANDARD AREA DETERMINATION ANALYSIS ▪ GRAND ISLAND, NEBRASKA ▪ 2013 Purpose of this Analysis The purpose of this analysis is to identify and determine if an area within the City of Grand Island, Nebraska should be considered blighted and substandard under the criteria for such areas as set forth in the Nebraska Community Development Law, Section 18-2103. A field survey of an area within the City of Grand Island was conducted in October 2008 and updated in February, 2013 to determine if this area, in fact, has experienced structure and site deterioration or if the area is experiencing other negative influences which decrease the potential for redevelopment or new development. The boundaries of this area are indicated in Figure 1 and described in Appendix A. The following report describes this Analysis Area in detail, as well as, specifying the methods and procedures used to determine if this Area should be declared blighted and substandard under the Nebraska Community Development Law. Definitions The following are the specific definitions of "substandard" and "blighted" according to Nebraska State Law. These definitions serve to be the basis of this entire analysis and each portion of the definitions are examined individually throughout this document. Substandard Area Definition Under the above referenced Nebraska Statute, a substandard area is an area in which there is a predominance of buildings or improvements, whether non-residential or residential in character, which by reason of:  dilapidation / deterioration,  age or obsolescence,  inadequate provision for ventilation, light, air, sanitation or open spaces,  high density of population or overcrowding,  the existence of conditions which endanger life or property by fire and other causes, or  any combination of such factors, is conducive to ill health, transmission of disease, infant mortality, juvenile delinquency and crime, and is detrimental to the public health, safety, morals and welfare of the residents of the community. Blighted Area Definition Section 18-2103 of the Nebraska Revised Statutes indicates that a blighted area shall mean an area, which by reason of the presence of:  a substantial number of deteriorated or deteriorating structures,  existence of defective or inadequate street layout,  faulty lot layout in relation to size, adequacy, accessibility or usefulness,  unsanitary or unsafe conditions,  deterioration of site or other improvements,  diversity of ownership,  tax or special assessment delinquency exceeding the fair value of the land,  defective or unusual conditions of title, Grand Island Regular Meeting - 4/3/2013 Page 40 / 74 _____________________________________________________________________________________________________________________ 2 ___________________________________________________________________________________________________________________________________________ BLIGHTED AND SUBSTANDARD AREA DETERMINATION ANALYSIS ▪ GRAND ISLAND, NEBRASKA ▪ 2013 Grand Island Regular Meeting - 4/3/2013 Page 41 / 74 _____________________________________________________________________________________________________________________ 3 ___________________________________________________________________________________________________________________________________________ BLIGHTED AND SUBSTANDARD AREA DETERMINATION ANALYSIS ▪ GRAND ISLAND, NEBRASKA ▪ 2013  improper subdivision or obsolete platting,  the existence of conditions which endanger the life or property by fire and other causes, or any combination of such factors which substantially impairs or arrests the sound growth of the community, retards the provision of housing accommodations or constitutes an economic or social liability and is detrimental to the public health, safety, morals, or welfare in its present condition and use and in which there is at least one of the following present:  unemployment in the designated area is at least one hundred twenty percent of the State of National average,  the average age of the structures in the area is at least forty years old or older,  more than one-half of the platted and subdivided property in the area is unimproved land that has been within the City for forty years and has remained unimproved during that time,  the per capita income of the area is lower than the average per capita income of the municipality in which the area is designated, or  the area has had either a stable or decreasing population based on the last two decennial censuses. Analysis Approach The approach and methodology utilized by Stahr & Associates, Inc. in conducting the Blighted and Substandard Area Determination Analysis included an assessment of all factors listed in the Nebraska Community Development Law as factors that indicate or contribute to making an area blighted and substandard. Data relating to factors such as building condition, building age, site conditions, adequacy of building sites, condition of public improvements and unsanitary or unsafe conditions were developed through field surveys on a structure by structure basis or through collection of data on a unit by unit basis available from public records at the Hall County Courthouse. Data relating to other factors such as the adequateness of street layouts, lot layouts and overall subdivision design were investigated on an area-wide basis. Assessment of potential blighting factors stemming from diversity of ownership and tax or special assessment delinquencies were conducted through evaluation of courthouse records on all property within the analysis area, now referred to as CRA Analysis Area No. 12. This analysis also utilized two guideposts in the investigation of blighted or substandard conditions. These included: Additional Public Intervention Necessary Although the presence of one or more of these substandard or blighting conditions may make it appropriate to declare an area substandard and blighted under the Statue, this analysis was conducted on the basis that additional public intervention over and above the exercise of the police power is necessary to overcome the problems that exist in any substandard and blighted area. Specifically, Section 18-2012 of the Nebraska Community Development Law states that a determination shall be made that the conditions existing in any such substandard and blighted area are beyond remedy and control solely by regulatory process in the exercise of police power and cannot be dealt with effectively by the ordinary operations of private enterprise without the aids provided under the Community Development Law. Grand Island Regular Meeting - 4/3/2013 Page 42 / 74 _____________________________________________________________________________________________________________________ 4 ___________________________________________________________________________________________________________________________________________ BLIGHTED AND SUBSTANDARD AREA DETERMINATION ANALYSIS ▪ GRAND ISLAND, NEBRASKA ▪ 2013 Substandard or Blighted Factor Distribution This analysis was conducted on the basis that the substandard or blighting conditions, as defined in the Statute, must be reasonably distributed within any area that is determined to be substandard or blighted. This basic distribution factor, used as a control factor in determining the extent of any substandard or blighted area, assures that areas or neighborhoods which are in good condition are not determined to be substandard or blighted due to proximity to areas which are to be substandard or blighted. Existing Land Use The land uses that now exist within the Analysis Area are depicted on Figure 2, consist of land uses which can be placed in three categories, including:  Residential (single-family, mobile home and manufactured homes)  Public streets and alleys  Vacant / undeveloped land Table 1 EXISTING LAND USE – CRA ANALYSIS AREA No. 12 Grand Island, Nebraska LAND USE CATEGORY CRA ANALYSIS AREA NO. 8 AREA (ACRES)* PERCENT OF TOTAL AREA Residential 63.9 27.3% Street / Alley Rights-of-Way 25.9 11.0% Vacant / Undeveloped Land 144.6 61.7% TOTAL 234.4 100.0% Source: Stahr & Associates, Inc., (2013) * Existing land use acreage totals are tabulated based upon scaled plat maps and field surveys The land uses indicated for the Analysis Area on Figure 2 are analyzed further in Table 1. The data detail the breakdown of land uses within this Analysis Area, as well as the total acreage within this Analysis Area. As indicated in Table 1, the largest land use in this Analysis Area is that of vacant and undeveloped land. This undeveloped land comprises a total of 144.58 acres, or 61.7% of the Analysis Area. This is the area that is expected to develop and redevelop during the next several years. It is located along south side of Old Potash Highway, in the west central edge of the City of Grand Island. The second largest land use in this Analysis Area is that of residential. This use comprises a total of 63.9 acres, or 27.3% of the Analysis Area. Residential uses consist of single-family dwellings, mobile homes and manufactured homes. Grand Island Regular Meeting - 4/3/2013 Page 43 / 74 _____________________________________________________________________________________________________________________ 5 ___________________________________________________________________________________________________________________________________________ BLIGHTED AND SUBSTANDARD AREA DETERMINATION ANALYSIS ▪ GRAND ISLAND, NEBRASKA ▪ 2013 12 Grand Island Regular Meeting - 4/3/2013 Page 44 / 74 _____________________________________________________________________________________________________________________ 6 ___________________________________________________________________________________________________________________________________________ BLIGHTED AND SUBSTANDARD AREA DETERMINATION ANALYSIS ▪ GRAND ISLAND, NEBRASKA ▪ 2013 The smallest land use within this Analysis Area is Public street rights-of-way. The street pattern in the Analysis Area consists primarily of a square to rectangular grid system. This system is relatively inefficient and typically is one of the larger land uses within an Analysis Area. However, in this case, due to the amount of undeveloped land without streets, it comprises 25.9 acres or only 11.0% of the Analysis Area. Current Zoning within the Analysis Area Although not included in the statutory list of factors which may contribute to blight or result in substandard conditions in an urban area, local zoning regulations may contribute to further blighting or retention of substandard conditions if such zoning is inconsistent with the demands of the land use marketplace or such zoning discourages redevelopment or improvement of existing built-up areas. For these reasons an evaluation of the consistency of the land uses present in the Analysis Area with the current zoning districts and regulations applied to land in the Analysis Area was conducted. Land use within the Analysis Area is regulated through zoning districts established by the City of Grand Island. The City of Grand Island has established and applied 3 zoning districts to this Area as depicted on Figure 3. These zoning districts include the: TA Transitional Agricultural Zoning District, LLR Large Lot Residential Zoning District M Manufactured Home Overly Zone R2 Lower Density Residential Zoning District An analysis of the consistency of the existing land use with the applicable zoning and the appropriateness of the zoning district applications and regulations as they relate to encouraging or minimizing blighting conditions indicates that the current zoning districts applied to the land within the Analysis Area reflects the land uses in place and the residential character of the Area. The district regulations allow a variety of housing types which is also consistent with the Area. The existing zoning is thus not a factor which could contribute to substandard or blighted conditions in this Analysis Area. Analysis of Substandard Factors 1. Dilapidation/Deterioration of Structures The determination and rating of building structure conditions is a major part of any substandard area determination. Therefore the system utilized for classifying the conditions is a major part of any substandard area determination. The system utilized for classifying the conditions of buildings and structures must be based upon established and consistent criteria. Stahr & Associates, Inc. utilized a field survey method for evaluating the exterior conditions and to identify and classify building sites and other localized environmental conditions or deficiencies of all structures within the Analysis Areas. Grand Island Regular Meeting - 4/3/2013 Page 45 / 74 _____________________________________________________________________________________________________________________ 7 ___________________________________________________________________________________________________________________________________________ BLIGHTED AND SUBSTANDARD AREA DETERMINATION ANALYSIS ▪ GRAND ISLAND, NEBRASKA ▪ 2013 All data regarding each structure was dated and recorded on a Structure / Site / Infrastructure Survey Form. This form was utilized not only to record the data collected for later evaluation, but to assure that similar data for each structure was evaluated. (See Structure / Site / Infrastructure Survey Form, Appendix B). During the field survey, each component of each structure in the Analysis Area was examined to determine whether it was in sound condition or had minor, major or critical defects. Two types of building components were evaluated. These included:  Major Components These components include the basic structural elements of any building; the foundation walls, load bearing walls and columns and roof structure.  Minor Components These components include the necessary secondary elements of any building; the wall surfaces and condition, paint or wall covering condition, the roof condition, windows, doors, porches, steps and stairways, fire escapes, chimneys and vents, gutters and downspouts, etc. Both the major and minor components were evaluated and ranked in one of four categories and each category was assigned a numerical value as follows: Ranking Category Numerical Value No Problems 1 Minor Problems 2 Major Problems 3 Critical Problems 4 The numerical rankings of each major and minor component were then combined to generate an overall building condition evaluation comprised of five categories as follows: Major Component Numerical Ranking Minor Component Numerical Ranking Combined Numerical Ranking Overall Building Condition 2 or less 6 or less 8 or less Sound 3 – 5 7 – 8 10 – 13 Minor Deficiencies 6 – 7 9 – 17 14 – 24 Major Deficiencies 7 – 9 18 – 19 25 – 29 Substandard 10 or more 20 or more 30 or more Dilapidated The overall building conditions are defined as follows: SOUND: A sound building is one that has been and can be kept in good condition with normal maintenance. A sound building has no major component defects, no minor component defects ranked as major or critical or with major deficiencies, but may have up to three minor components ranked as having minor defects. MINOR DEFICIENT: Buildings ranked as deficient are those that require only minor repairs, which have not more than one major component defect that is minor in nature, which has not more than one minor component defect that is ranked as major in nature, nor more than three minor component defects ranked as minor in nature. MAJOR DEFICIENT (DETERIORATING): Buildings ranked as deficient are buildings that require major repairs, which have not more than one major component ranked as critical or not more than two ranked as having deficiencies that are major in nature, nor more than five minor component defects ranked as major in nature. Grand Island Regular Meeting - 4/3/2013 Page 46 / 74 _____________________________________________________________________________________________________________________ 8 ___________________________________________________________________________________________________________________________________________________________________ BLIGHTED AND SUBSTANDARD AREA DETERMINATION ANALYSIS ▪ GRAND ISLAND, NEBRASKA ▪ 2013 SUBSTANDARD: A structurally substandard building contains defects which are so serious and so extensive that the building may not be economically repairable. Buildings classified as substandard have not more than two major component defects ranked as critical or major in nature, nor more than four minor component defects ranked as critical. DILAPIDATED: A dilapidated building contains such a combination of serious defects that there is no question that the building is uninhabitable and should be razed. All major components of a dilapidated building have defects that are major or critical in nature or a combination of less serious major component defects together with at least four minor component defects that are ranked as critical in nature. Field Survey Results As indicated in Table 2, the field survey of exterior building conditions in this Analysis Area indicates the following: Table 2 EXISTING LAND USE – CRA ANALYSIS AREA No. 12 Grand Island, Nebraska BUILDING TYPE SOUND DEFICIENT (MINOR) DEFICIENT (MAJOR) SUBSTANDARD DILAPIDATED TOTAL BUILDINGS TOTAL SUBSTANDARD BUILDINGS % Residential 72 16 17 13 11 129 41 31.8% Outbuildings 57 37 22 13 12 141 47 33.3% TOTAL 129 53 39 26 23 270 88 32.6% Source: Stahr & Associates, Inc., (2013)  88 out of 129 primary structures in the Analysis Area are classified as being in sound condition or as having only minor defects. The additional outbuilding analysis indicates that 94 out of 141 outbuilding structures are in sound condition or have only minor defects.  17 out of 129 primary structures in the Analysis Area are classified as deteriorating because of having major deficiencies or major component defects. The outbuilding analysis indicated that 22 outbuildings are classified as having major defects within the Area.  13 of the 129 primary structures and 13 outbuilding structures in this Analysis Area are classified as substandard are probably beyond economically feasible rehabilitation. In addition, 11 primary structure and 12 outbuildings are classified as dilapidated and uninhabitable.  Combined, 88 of the total 270 structures, or nearly 32.6% of all structures in this Analysis Area, are classified, in accordance with the Nebraska Community Development Law, as being deteriorated, substandard or dilapidated. As indicated on Figure 3, the structures with major deficiencies or in worse condition are distributed throughout the central and northern portions of this Analysis Area. This distribution of substandard / obsolete structures is an indication that this Area is experiencing deterioration. The location of older and deteriorating structures within this Area significantly diminishes the marketability of property, as well as, redevelopment potential throughout the Area and, as a result, is a factor contributing to the substandard conditions within the Analysis Area. Grand Island Regular Meeting - 4/3/2013 Page 47 / 74 _____________________________________________________________________________________________________________________ 9 ___________________________________________________________________________________________________________________________________________________________________ BLIGHTED AND SUBSTANDARD AREA DETERMINATION ANALYSIS ▪ GRAND ISLAND, NEBRASKA ▪ 2013 12 Grand Island Regular Meeting - 4/3/2013 Page 48 / 74 _____________________________________________________________________________________________________________________ 10 ___________________________________________________________________________________________________________________________________________________________________ BLIGHTED AND SUBSTANDARD AREA DETERMINATION ANALYSIS ▪ GRAND ISLAND, NEBRASKA ▪ 2013 Conclusion: The results of the field survey of exterior building conditions indicate that there a number of structures that have major deficiencies or are in substandard condition and probably cannot be economically rehabilitated. Nearly 1 in every 3 structures within this Analysis Area can be classified by the Nebraska Community Development Law as being substandard. The existence of this level of substandard structures constitutes a substantial presence of substandard conditions in this Analysis Area. 2. Age or Obsolescence As presented in Table 3, observations made and data collected with regard to age of structures indicates the following: Table 3 AGE OF STRUCTURES – CRA ANALYSIS AREA No. 12 Grand Island, Nebraska BUILDING TYPE NEW TO 1 YEAR 1 - 5 YEARS 6 - 10 YEARS 11 - 20 YEARS 21 - 40 YEARS 41 YEARS OR OLDER TOTAL STRUCTURES PERCENT OVER 40 YEARS OLD Residential 6 7 9 16 75 16 129 11.7% Outbuildings 2 6 14 36 48 35 141 24.8% TOTAL 8 13 23 52 123 51 270 18.9% Source: Stahr & Associates, Inc., (2013)  Survey results indicate that 91 primary structures and 83 outbuilding structures were constructed over 20 years ago. Of this total, 16 primary structures and 35 outbuildings were constructed over 40 years ago. In the Analysis Area a total of 51 structures out of 270 total structures, or 18.9%, are 40 plus years old.  Analysis of the Hall County Assessors assessment records for each parcel in this Analysis Area indicated that over 83% of the structures in the 21 - 40 age group were at least 37 years old. The housing in this Area is rapidly aging. Conclusion: The findings of the field survey and analysis and interpretation of the resulting data indicates that 18.9% of all the structures in the Analysis Area are in excess of 40 years old. In order for an area to be designated substandard, the law specifies that there must be a predominance of older structures. In this analysis the word predominance is defined as meaning "most frequent" or "a majority". In accordance with this definition, structures which are in excess of 40 years old are not in the majority of this Area, thus this Area cannot, at this time, be considered to be substandard by reasons of structure age and / or obsolescence. 3. Inadequate Provisions for Ventilation, Light, Air, Sanitation or Open Space During the field survey conducted to determine building conditions, building and lot conditions were also evaluated with regard to factors that present on-going negative conditions or impacts and thus contribute to the physical decline of any developed urban area. The lack of adequate ventilation, sun light, clean air, proper Grand Island Regular Meeting - 4/3/2013 Page 49 / 74 _____________________________________________________________________________________________________________________ 11 ___________________________________________________________________________________________________________________________________________________________________ BLIGHTED AND SUBSTANDARD AREA DETERMINATION ANALYSIS ▪ GRAND ISLAND, NEBRASKA ▪ 2013 sanitation facilities and open space can be a contributing factor to the decline of any urban area and the presence of any or all of these in reasonable numbers or intensity is considered, under Nebraska Community Development Law, to contribute to the substandard character of any urban area. The survey did not reveal any appreciable problems with ventilation of structures or where the size of the building on the lot and / or the small lot size itself did contribute to situations where there is a lack of sunlight and lack of open space. There was adequate front and side yards according to adopted zoning regulations. As documented later in this report, the northern portion of this Analysis Area does have some substantial problems relative to sanitation. There are a number of instances in the northern portion of this Analysis Area where poor surface drainage results in areas of standing, stagnant water. This ponding of water can become a health hazard for area residents due to infestation of mosquitoes during the warmer months. The southern portion of this Analysis Area also exhibits problems with sanitation relating to inadequate surface drainage due to lack of a complete surface drainage system. As indicated in the photographs below, the incomplete surface drainage structures leave open swales and ditches where water ponds and stagnates, creating not only a physical, but potential health hazard for area residents due to increased potential for increased mosquito production. Grand Island Regular Meeting - 4/3/2013 Page 50 / 74 _____________________________________________________________________________________________________________________ 12 ___________________________________________________________________________________________________________________________________________________________________ BLIGHTED AND SUBSTANDARD AREA DETERMINATION ANALYSIS ▪ GRAND ISLAND, NEBRASKA ▪ 2013 Conclusion: The field investigation documented that there are not any properties within the Analysis Area where the lack of adequate provisions for ventilation, light, air or open space contribute to the substandard factors of the Analysis Area. However, the severity of the problem with poor surface drainage and the ponding of water is a factor that contributes to substandard conditions in this Analysis Area. 4. Existence of Conditions which Endanger Life or Property by Fire or other Causes The field survey indicated that there are several conditions which endanger life or property to varying degrees within the Analysis Areas. These include:  There are 34 instances in the Analysis Area where various amounts of combustible items are stored or where there are junk, debris or waste tires stored very near or against the walls of the primary building on the lot. The presence of this combustible material, junk and debris constitutes a substantial fire hazard which could endanger both life and property.  The analysis of the average age of structures within the Analysis Area indicates that 174 of the 270, or over 64% of all structures in the Area are in excess of 20 years old. Also, 69 of the 129, or 53% of the primary structures are either mobile or manufactured homes that are 20 years old. These types of structures and there age are by nature highly flammable, and along with the presence of large amounts of junk and debris create a fire hazard. Grand Island Regular Meeting - 4/3/2013 Page 51 / 74 _____________________________________________________________________________________________________________________ 13 ___________________________________________________________________________________________________________________________________________________________________ BLIGHTED AND SUBSTANDARD AREA DETERMINATION ANALYSIS ▪ GRAND ISLAND, NEBRASKA ▪ 2013  There are numerous locations in the southern portion of the Analysis Area where open manholes and storm drainage structures present a severe falling and entrapment hazards. As indicated in the photographs below, these structures are only partially finished and their continued existence also can provide breeding grounds for mosquitos and other vermin which could present additional life threatening hazards. Grand Island Regular Meeting - 4/3/2013 Page 52 / 74 _____________________________________________________________________________________________________________________ 14 ___________________________________________________________________________________________________________________________________________________________________ BLIGHTED AND SUBSTANDARD AREA DETERMINATION ANALYSIS ▪ GRAND ISLAND, NEBRASKA ▪ 2013 Conclusion: A number of conditions which endanger life or property through fire or other causes, do now exist in this Analysis Area. These conditions are sufficient in number and distribution to be a contributing factor to a blighted designation. 5. Any Combination of Factors which are conducive to Ill Health, Transmission of Disease, Infant Mortality, Juvenile Delinquency and Crime, and is Detrimental to the Public Health, Safety, Morals or Welfare The above listed factors indicate substandard conditions that do exist in the Analysis Areas. These conditions also present a real potential for detrimental effects on the safety and health of the citizens residing within the Analysis Areas when two or more of the substandard conditions occur in the Area. An evaluation of the various combinations of substandard conditions listed above produced the following findings. The combination of older housing, type of housing and a high percentage of junk or debris present within the Area (all factors listed above), combine to create negative factors that are detrimental to the public health, safety, morals and welfare of the citizens residing within this Analysis Area:  The combination of the presence of flammable junk and debris create a fire-spreading hazard resulting in possible property loss and endangerment of life.  The presence of older housing, the significant numbers of either mobile or manufactured homes and the presence of large amounts of junk increases the risk of fire spreading from one structure to another again resulting in possible property loss and endangerment of life.  The presence of junk and debris on the lots not only create potential fire hazards, but also create unsanitary conditions, as well as, diminishes the overall physical appearance of the Area. In addition, this combined with the fact that rats and other vermin frequently utilize these areas for breeding grounds; all conditions that are detrimental to the health and welfare of the citizens.  The existence of an inadequate surface system in the southern portion of the Area presents additional threats to health. The incomplete surface drainage structures leave open swales and ditches where water ponds and stagnates, creating not only a physical, but potential health hazard for area residents due to increased potential for increased mosquito production. Conclusion: The combination of these types of substandard factors throughout the Analysis Area significantly effects the local population working and residing in this Area. The level of impacted population is sufficient to conclude that this combination of negative factors is in and of itself a contributing factor to a blighted and substandard designation. Grand Island Regular Meeting - 4/3/2013 Page 53 / 74 _____________________________________________________________________________________________________________________ 15 ___________________________________________________________________________________________________________________________________________________________________ BLIGHTED AND SUBSTANDARD AREA DETERMINATION ANALYSIS ▪ GRAND ISLAND, NEBRASKA ▪ 2013 Analysis of Blight Factors 1. Presence of a Substantial Number of Deteriorated or Deteriorating Structures As presented in the previous evaluation of the "Substandard Factors", a total of 88 of the 270 primary and accessory buildings in the Analysis Area are judged to be in deteriorating or worse condition. These deteriorating buildings represent over 32% of all structures in the Analysis Area. Conclusion: The presence of over 1 substandard structure for every 3 structures in the Analysis Area indicates that deteriorating and deteriorated structures represent a reasonable number of the total structures in the Analysis Area. This level of substandard structures is a contributing condition of blight. 2. Existence of Defective or Inadequate Street Layout The street pattern in the Analysis Area consists primarily of a network of arterials, collectors and local streets that provide access to locations throughout the area. The street system in the Analysis Area, for the most part, is a typical grid pattern that provides reasonable access to individual properties. Conclusion: The Analysis Area does not have inadequacies in the form of traffic movement capabilities and real property access. Defective or inadequate street layout thus cannot be considered a factor contributing to blighted conditions in this Area. 3. Faulty Lot Layout in Relation to Size, Adequacy, Accessibility or Usefulness The field survey, combined with investigations of property ownership and plat maps indicate that few problems exist relative to lot layout, lot size, adequacy, accessibility or usefulness within the Analysis Area. Those problems that do exist with regard to faulty lot layout are limited. There are two large lots on the north side of Old Potash Highway and west of Dale Roush Second Subdivision in which further subdivision will be difficult due to lack of accessibility. Conclusion: Although there are a limited number of problems associated with faulty lot layout and usefulness within this Analysis Area, the problems that currently exist, indicated above, should be considered only a limited factor contributing to blighted conditions in this Analysis Area. 4. Unsanitary and Unsafe Conditions As stated previously in the analysis of "substandard" factors, there are several instances within the Analysis Areas where unsanitary and unsafe conditions exist. These include: Grand Island Regular Meeting - 4/3/2013 Page 54 / 74 _____________________________________________________________________________________________________________________ 16 ___________________________________________________________________________________________________________________________________________________________________ BLIGHTED AND SUBSTANDARD AREA DETERMINATION ANALYSIS ▪ GRAND ISLAND, NEBRASKA ▪ 2013  The 34 instances in the Analysis Area where various amounts of combustible items are stored or where there are junk, debris or waste tires stored very near or against the walls of the primary building on the lot. The presence of this combustible material, junk and debris constitutes a substantial fire hazard which creates unsafe conditions within the Area.  The average age of residential structures within the Analysis Area indicate that over 62% of such structures in the Area are in excess of 20 years old and the field survey indicates that most of these structures are either mobile or manufactured homes. These types of structures are by nature highly flammable.  The existence of W. Old Potash Road, an arterial street, crossing through the center of the Analysis Area, presents a safety hazard for pedestrians and traffic along this road. The lack of sidewalks contributes to the increased risk for pedestrians along this road.  Nearly all sites within the Analysis Area do not have sidewalks. The lack of sidewalks contributes to the increased risk for pedestrians throughout the Analysis Area, as pedestrians must use the streets/roads to move from one portion of the Area to another.  The existence of large amounts of junk and / or debris in this area presents a significant fire hazard, in that a fire can spread easily from one structure to another. This creates unsafe conditions within the Area. In addition, the presence of junk and debris can create breeding ground for rats and other vermin that would result in unsanitary conditions within the Analysis Area.  Over 83% of the lots within the Analysis Area have some type of drainage problem. This can become problematic as winter snow falls and / or melts or as spring and summer rains fall resulting in situations that disallow easy access to personal property within the Area. In addition, in both the northern and southern portions of this Analysis Area ponding water often becomes a health hazard with the infestation of mosquitoes during the warmer months. Grand Island Regular Meeting - 4/3/2013 Page 55 / 74 _____________________________________________________________________________________________________________________ 17 ___________________________________________________________________________________________________________________________________________________________________ BLIGHTED AND SUBSTANDARD AREA DETERMINATION ANALYSIS ▪ GRAND ISLAND, NEBRASKA ▪ 2013  There are numerous locations in the southern portion of the Analysis Area where open manholes and storm drainage structures present a severe falling and entrapment hazards. As indicated in the photographs below, these structures are only partially finished and their continued existence also can provide breeding grounds for mosquitos and other vermin which could present additional life threatening hazards. Grand Island Regular Meeting - 4/3/2013 Page 56 / 74 _____________________________________________________________________________________________________________________ 18 ___________________________________________________________________________________________________________________________________________________________________ BLIGHTED AND SUBSTANDARD AREA DETERMINATION ANALYSIS ▪ GRAND ISLAND, NEBRASKA ▪ 2013 Conclusion: There are numerous instances in the Analysis Area where unsanitary and unsafe conditions exist. These conditions do contribute to the unattractiveness of the Area and can thus be considered a major contributing factor to a blighted condition. 5. Deterioration of Site and Other Improvements The field survey also included an evaluation of the condition of site improvements including: street surface conditions, curbs and gutters, street width adequacy, sidewalks, driveways, and off-street parking facilities, fencing and drainage facilities. The data presented in Table 4 document the present condition of these improvements in the Analysis Areas. The lack of or deterioration of site improvements include:  All of the primary structures have off-street parking. However, 89 of the 129, or nearly 70% of the primary structures have off-street parking on gravel / dirt surfaces. Often this parking can become problematic as winter snow falls and / or melts or as spring and summer rains fall resulting in situations that disallow easy access to personal property within the Area.  In the southern portion of this Analysis Area, there is at least one instance where natural gas and storm sewer lines and pipes are uncovered and exposed to the elements. This can result in deterioration of these lines and pipes and present substantial safety hazards. Grand Island Regular Meeting - 4/3/2013 Page 57 / 74 _____________________________________________________________________________________________________________________ 19 ___________________________________________________________________________________________________________________________________________________________________ BLIGHTED AND SUBSTANDARD AREA DETERMINATION ANALYSIS ▪ GRAND ISLAND, NEBRASKA ▪ 2013 Table 3 SITE COMPONENT CONDITIONS – CRA ANALYSIS AREA No. 12 Grand Island, Nebraska TOTAL RESIDENTIAL STREET CONSTRUCTION CONCRETE/ASPHALT 130 130 GRAVEL / DIRT 0 0 STREET WIDTH ADEQUATE 130 130 INADEQUATE 0 0 STREET/CURB AND GUTTER CONDITION GOOD 130 130 FAIR 0 0 POOR 0 0 SIDEWALK CONDITION GOOD 7 7 FAIR 3 3 POOR 0 0 NONE 120 120 DRIVEWAY / OFF-STREET PARKING CONSTRUCTION CONCRETE/ASPHALT 41 41 GRAVEL / DIRT 89 89 NONE 0 0 DRIVEWAY / OFF-STREET PARKING CONDITION GOOD 71 71 FAIR 41 41 POOR 18 18 FENCING GOOD 42 42 FAIR 10 10 POOR 14 14 NONE 64 64 APPEARANCE UNKEPT 6 6 DEBRIS / JUNK 34 34 SURFACE DRAINAGE ADEQUATE 113 113 MINOR PROBLEMS 13 13 MAJOR PROBLEMS 4 4 OVERALL SITE CONDITION GOOD 85 85 FAIR 19 19 POOR 26 26 Source: Stahr & Associates, Inc. Field Survey, February, 2013 Grand Island Regular Meeting - 4/3/2013 Page 58 / 74 _____________________________________________________________________________________________________________________ 20 ___________________________________________________________________________________________________________________________________________________________________ BLIGHTED AND SUBSTANDARD AREA DETERMINATION ANALYSIS ▪ GRAND ISLAND, NEBRASKA ▪ 2013  Nearly all of the primary structures in this Area, are not served by a sidewalk system. The non-existence of a sidewalk system contributes to generating traffic hazards for children and other pedestrians and to decreasing the desirability of this Area and thus contributes to the blighting factors that now exist.  Over 30% of the lots in this Area are unkept and / or contain substantial amounts of junk and debris. This relatively high level of poorly maintained properties within this Analysis Area represents a considerable blighting factor.  Over 83% of the lots within the Analysis Area have some type of drainage problem. This can become problematic as winter snow falls and / or melts or as spring and summer rains fall resulting in situations that disallow easy access to personal property within the Area. In addition, in both the northern and southern portions of this Analysis Area ponding water often becomes a health hazard with the infestation of mosquitoes during the warmer months. Conclusion: A combined rating of overall site improvements, as indicated on Table 4, indicates the majority of overall site improvements are in good condition. However, the fact that over 34% of the existing lots contain deteriorating site improvements creating a fair or poor rating implies that the Area is experiencing deterioration thus strongly contributing to the blighted conditions already present. In addition, the lack of site improvements in locations throughout the Analysis Area also serves to be a limiting factor to future development in the Area and thus is an additional factor contributing to blight. 6. Diversity of Ownership Stability and the livelihood of any urban area is dependent to a large extent on slow, but consistent, renewal of the area through maintenance and modernization or replacement of the existing developments. The ability to renew an area is thus partially dependent on the ability of the private and public sectors to acquire land of sufficient size to develop new housing or other land uses. The existence of smaller than optimal lots, under separate ownership make it difficult and expensive, if not impossible, to consolidate a sufficient amount of land to facilitate such renewal or redevelopment. Analysis of assessment records and plat maps of the Analysis Area indicate that, although the majority of platted lots are individually owned, the platted lots are of sufficient size to respond to the markets. Conclusion Diversity of ownership is not a significant factor contributing to blight in the Analysis Areas. 7. Tax or Special Assessment Delinquency Exceeding the Fair Value of the Land Correspondence with the Hall County Treasurer's Office, as well as, the Hall County Assessor's Office indicated that there are not any tax or special assessment delinquencies in excess of the fair value of the property within this Analysis Area. Grand Island Regular Meeting - 4/3/2013 Page 59 / 74 _____________________________________________________________________________________________________________________ 21 ___________________________________________________________________________________________________________________________________________________________________ BLIGHTED AND SUBSTANDARD AREA DETERMINATION ANALYSIS ▪ GRAND ISLAND, NEBRASKA ▪ 2013 Conclusion Tax or special assessment delinquencies exceeding the fair value of the land are not found to be a significant factor contributing to blight in the Analysis Areas. 8. Defective or Unusual Conditions of Title A random examination of deeds and encumbrances on properties within the Analysis Areas was conducted as part of this Blighted and Substandard Area Determination Analysis. The examination indicated that few, if any defective or unusual conditions of title in this Analysis Area. Conclusion Defective or unusual conditions of title are not found to be a significant factor contributing to blight in the Analysis Areas. 9. Improper Subdivision and Obsolete Platting The field surveys, combined with investigations of property ownership and plat maps, indicate that any a few problems exist in the Analysis Areas with regard to improper subdivision or obsolete platting. There are two large lots on the north side of Old Potash Highway and west of Dale Roush Second Subdivision in which further subdivision will be difficult due to lack of accessibility. Conclusion Improper subdivision and obsolete platting is a limited factor contributing to blight in the Analysis Areas. 10. Existence of Conditions which Endanger Life or Property by Fire and other Causes The same factors listed in the "substandard factor" analysis that endangers life or property by fire and other causes can directly be correlated to conditions that cause blight. Therefore, those factors also contribute to the blighted character within the Areas. These factors include:  The 34 instances in the Analysis Area where various amounts of combustible items are stored or where there are junk, debris or waste tires stored very near or against the walls of the primary building on the lot. The presence of this combustible material, junk and debris constitutes a substantial fire hazard which could endanger both life and property.  The analysis of the average age of residential structures within the Analysis Area indicate that over 62% of such structures in the Area are in excess of 20 years old and the field survey indicates that a majority of these structures are mobile or older manufactured homes, which by nature are highly flammable. This combination of older and type of structures presents a substantial potential for endangerment of life and property.  The existence of W. Old Potash Road, an arterial road that extends through the center of the Analysis Area, presents a safety hazard for pedestrians and traffic around this road. The lack of sidewalks contributes to the increased risk for pedestrians along this road. Grand Island Regular Meeting - 4/3/2013 Page 60 / 74 _____________________________________________________________________________________________________________________ 22 ___________________________________________________________________________________________________________________________________________________________________ BLIGHTED AND SUBSTANDARD AREA DETERMINATION ANALYSIS ▪ GRAND ISLAND, NEBRASKA ▪ 2013  Nearly all sites within the Analysis Area do not have sidewalks. The lack of sidewalks contributes to the increased risk for pedestrians throughout the Analysis Area, as the must use the streets/roads to move from one portion of the Area to another.  There are numerous locations in the southern portion of the Analysis Area where open manholes and storm drainage structures present a severe falling and entrapment hazards. As indicated in the photographs below, these structures are only partially finished and their continued existence also can provide breeding grounds for mosquitos and other vermin which could present additional life threatening hazards. Conclusion: A number of conditions which endanger life or property through fire or other causes now exist in this Analysis Area. These conditions, listed above, are sufficient in number and distribution in this Analysis Area to qualify as a major blighting factor. 11. Combination of Blighting Factors Section 18-2103 of the Nebraska Community Development Law, in its definition of blighted area, indicates that an area may be considered blighted if there exists any combination of the above factors which substantially impairs or arrests the sound growth of the community, retards the provisions of housing accommodations or constitutes an economic or social liability and is detrimental to the public health, safety, morals, or welfare in its present condition or use, and in which there is at least one of the following present:  Unemployment in the designated area is at least 120% of the state or national average;  The average age of the residential or commercial units in the area is at least forty years;  More than one-half of the platted and subdivided property in the area is unimproved land that has been within the City for forty years and has remained unimproved during that time;  The per capita income of the area is lower than the average per capita income of the City in which the area is designated; or  The area has had either stable or decreasing population in the last two decennial censuses. Examination of U. S. Census data completed as part of this Analysis indicates the existence of the following conditions which impede the sound growth of the Analysis Area:  The per capita income of the area, U.S. Census Bureau Lots 1013 - 1016 is lower than the average per capita income of entire U.S. Census Bureau Tract 6 and the City of Grand Island in which the Analysis Area is located.  The area has had either stable or decreasing population in the last two decennial censuses. Conclusion: The combination of the above factors which limit sound development of the City, impede development and redevelopment and produce an ongoing economic liability, are sufficient to be considered blighting factors in Grand Island Regular Meeting - 4/3/2013 Page 61 / 74 _____________________________________________________________________________________________________________________ 23 ___________________________________________________________________________________________________________________________________________________________________ BLIGHTED AND SUBSTANDARD AREA DETERMINATION ANALYSIS ▪ GRAND ISLAND, NEBRASKA ▪ 2013 the Analysis Area. In addition, in accordance with the requirements of this Section of the law, the per capita income of the area, U. S. Census Lots 1013 - 1016 is lower than the average per capita income of U. S. Census Tract 6 and also the City of Grand Island and the Area has had a stable population during the last two decennial censuses. 12. Other Blighting Factors In Section 18-2102, the Legislative Findings and Declarations (Introduction) of the Community Development Law, states in part some additional criteria for identifying blighting conditions including "economically or socially undesirable land uses". Factors which are commonly used to evaluate undesirable land uses include: 1) mixing of incompatible land uses, 2) economic obsolescence of the land uses or the land uses ability to compete in the market place, and 3) functional obsolescence of the land uses or the physical utility of the land and structures.  This Analysis Area has a number of properties where the unsecured storage of junk and other debris constitutes a fire hazard and potential health hazards and where poor surface drainage results in problems with access to property and mosquito health hazards. Considerable amounts of junk and debris and poor drainage are "unattractive" environmental factors which contribute to undesirable land usage.  The southern portion of the Analysis Area which is occupied by the Copper Creek Estates Subdivision is in very poor condition and has remained only partially developed due to the fact that it is economically obsolete in today’s residential market. Copper Creek Estates is presently perceived as a poor area to locate in and has become a blighting influence in and of itself. Conclusion: Economically and socially undesirable land uses exist in this Analysis Area and constitute a blighting influence within this Analysis Area and the City of Grand Island. These negative factors will continue to be a blighting influence without proper measures and public intervention. SUMMARY DETERMINATION OF THE ANALYSIS AREA AS BLIGHTED AND SUBSTANDARD The land area contained within the Analysis Area, as set forth in Figure 1, meet the requirements of the Nebraska Community Development Law for designation as both a "substandard" and "blighted" area. As documented in this report, there is a varying, but reasonable distribution of 4 of the 6 factors that indicate that Analysis Area is substandard. These substandard factors and the intensity of occurrence are as follows: Present to a Strong Degree  Existence of conditions which endanger life or property by fire and other causes, and  Dilapidation and deterioration of buildings and improvements, and  Combinations of these factors which are conducive to ill health and detrimental to the public health, safety and welfare. Present to a Reasonable Degree  Inadequate Provisions for Ventilation, Light, Air, Sanitation or Open Space Grand Island Regular Meeting - 4/3/2013 Page 62 / 74 _____________________________________________________________________________________________________________________ 24 ___________________________________________________________________________________________________________________________________________________________________ BLIGHTED AND SUBSTANDARD AREA DETERMINATION ANALYSIS ▪ GRAND ISLAND, NEBRASKA ▪ 2013 Not Present  Age and obsolescence of buildings and improvements,  High density of population or overcrowding. Also documented in this report, there is a predominance of the factors regarding the characteristics of buildings and improvements, as set forth in the Nebraska Community Development Law. In fact, 6 of the 10 factors set forth in the law are predominate in the Analysis Area and thus the Area can be considered blighted in accordance with the Law. Present to a Strong Degree  Unsanitary and unsafe conditions, and  Existence of conditions which endanger the life or property by fire and other causes. Present to a Reasonable Degree  A substantial number of deteriorated or deteriorating structures,  Improper subdivision or obsolete platting,  Deterioration of site and other improvements, and  Faulty lot layout in relation to size, adequacy, accessibility or usefulness, Not Present  Existence of defective or inadequate street layout,  Tax or special assessment delinquency exceeding the fair value of the land,  Diversity of ownership, and  Defective or unusual conditions of title. Combinations of these blighting factors which substantially impair or arrest the sound growth of the community, retards the provisions for housing accommodations and constitute an economic and social liability and which area detrimental to the public health, safety and welfare are present to a reasonable degree. In addition, two of the five critical factors for blight determination is present as follows: Present  The per capita income of the area is lower than the average per capita income of the City in which the area is designated.  The area has had either stable or decreasing population in the last two decennial censuses. DETERMINATION OF NEED FOR PUBLIC INTERVENTION Section 18-2102 of the Nebraska Community Development Law requires that in determining whether or not any area is blighted or substandard, the conditions of the area must be such that arresting of the blight and substandard conditions within the area be beyond the remedy and control of the City solely by regulatory control and exercise of the police power and cannot be effectively dealt with by the ordinary operations of private enterprise without the aids provided under this law. Evaluation of the conditions of the Analysis Area, as determined by the analysis of each substandard or blight factor, indicate that although Grand Island can encourage long-term improvement of conditions within the Analysis Areas through implementation of zoning districts and zoning regulations, through replacement or improvement of streets, sidewalks, alleys and utilities and through improved overall law enforcement, it cannot overcome these problems without substantially increasing property taxes or creating property assessment districts to finance the Grand Island Regular Meeting - 4/3/2013 Page 63 / 74 _____________________________________________________________________________________________________________________ 25 ___________________________________________________________________________________________________________________________________________________________________ BLIGHTED AND SUBSTANDARD AREA DETERMINATION ANALYSIS ▪ GRAND ISLAND, NEBRASKA ▪ 2013 improvements needed. Increasing taxes or assessments over the existing levels will only serve to reduce spendable incomes in the City resulting in a further decline in the maintenance and thus the quality of structures and infrastructure within the areas. Copper Creek Estates Subdivision, which comprises the majority of this Analysis Area, has failed to be completed and sold as a residential subdivision because the costs associated with the acquisition of the land and installation of the necessary public infrastructure improvements have proven to make the sale of lots in the subdivision impossible. As a result, the subdivision has been left unmaintained with substantially incomplete infrastructure improvements which, in turn, has resulted in a perception of poor quality and an undesirable place to reside. In short, Copper Creek Estates itself has become a substandard area and a blighting influence which not only has but will continue to negatively impact the development of the subdivision and the areas adjoining this subdivision. As documented in prior housing market studies for the City, a primary housing demand which is not being met is that of housing for middle income households. An analysis of the current residential housing and lots on the market indicates that Copper Creek Estates is the only subdivision in the City at the present time which is designed to provide such affordable housing. If the development of Copper Creek Estates is to be successfully completed in a manner which will provide “affordable” housing in Grand Island, a method of offsetting at least a portion of the development cost has been proven and will be necessary. In summary, if the blighting and substandard conditions in the Analysis Area are to be effectively arrested within a time frame that will minimize further deterioration of the Area, the City of Grand Island and private enterprise working together through actions of local investors, government officials, the aids provided through Tax Increment Financing (TIF) and the use of other grant funds targeted to arrest the causes of the blighted and substandard conditions, identified herein, is necessary, essential and warranted. Grand Island Regular Meeting - 4/3/2013 Page 64 / 74 _____________________________________________________________________________________________________________________ 26 ___________________________________________________________________________________________________________________________________________________________________ BLIGHTED AND SUBSTANDARD AREA DETERMINATION ANALYSIS ▪ GRAND ISLAND, NEBRASKA ▪ 2013 Grand Island Regular Meeting - 4/3/2013 Page 65 / 74 _____________________________________________________________________________________________________________________ 27 ___________________________________________________________________________________________________________________________________________________________________ BLIGHTED AND SUBSTANDARD AREA DETERMINATION ANALYSIS ▪ GRAND ISLAND, NEBRASKA ▪ 2013 APPENDIX A LEGAL DESCRIPTION - CRA ANALYSIS AREA No. 12 Grand Island, Nebraska Beginning at the northeast corner of Center Township M and M Subdivision, Lot 1 in the NW1/4, NW1/4, Section 23, Township 11 North, Range 10 West of the 6th P. M., Hall County, Nebraska, thence north along an extension of the east line of said M and M Subdivision to the north right-of-way line of Old Potash Highway, thence eastward along the north right-of-way line of Old Potash Highway to the west line of Miscellaneous Tracts14-11-10 Part of the East ½, Southwest ¼, Section 14, Township 11 North, Range 10 West, thence north along the west line of said Miscellaneous Tracts 14,11-10, Part of the East 1/2 , Southwest ¼, Section 14 and the west line of Dale Roush Second Subdivision to the north line of Dale Roush Second Subdivision, thence eastward along the north line of said Dale Roush Second Subdivision to the east line of said Dale Roush Second Subdivision, thence southward along the east line of said Dale Roush Subdivision to the south line of Dale Roush Second Subdivision, thence south along an extension of the east line of said Dale Roush Second Subdivision to the south right-of-way line of Old Potash Highway, thence westward along the south right-of-way line of Old Potash Highway to a point on a line which is a northward extension of the east line of Lot 23, Copper Creek Estates Subdivision, thence southward along said extension line and the east line of Copper Creek Estates Subdivision and the east line of Miscellaneous Tracts in Section 23-11-10, Part of the E ½, Northwest ¼ , except the east 35’ and part of the West ½, Northwest ¼ of said Section 23 to the south line of said Miscellaneous Tracts in Section 23-11-10, Part of the E ½, Northwest ¼, except the east 35’ and part of the West ½, Northwest ¼, of said Section 23, thence westward along the south line of said Miscellaneous Tracts in Section 23-11-10, Part of the E ½, Northwest ¼, except the east 35’ and part of the West ½, Northwest ¼, of said Section 23 to the west line of said Miscellaneous Tracts in Section 23-11-10, Part of the E ½, Northwest ¼, except the east 35’ and part of the West ½, Northwest ¼, of said Section 23, thence northward along the west line of said Miscellaneous Tracts in Section 23-11-10, Part of the E ½, Northwest ¼, except the east 35’ and part of the West ½, Northwest ¼, of said Section 23 to the south line of Center Township, M and M Subdivision, Lot 1 in the NW1/4, NW1/4, Section 23, Township 11 North, Range 10 West of the 6th P.M, Hall County, Nebraska, thence eastward along the south line of said Center Township, M and M Subdivision, Lot 1 in the NW1/4, NW1/4, Section 23, Township 11 North, Range 10 West of the 6th P.M, Hall County, Nebraska to the east line of said Center Township, M and M Subdivision, Lot 1 in the NW1/4, NW1/4, Section 23, Township 11 North, Range 10 West of the 6th P.M, Hall County, Nebraska, thence northward along the east line of said Center Grand Island Regular Meeting - 4/3/2013 Page 66 / 74 _____________________________________________________________________________________________________________________ 28 ___________________________________________________________________________________________________________________________________________________________________ BLIGHTED AND SUBSTANDARD AREA DETERMINATION ANALYSIS ▪ GRAND ISLAND, NEBRASKA ▪ 2013 Township, M and M Subdivision, Lot 1 in the NW1/4, NW1/4, Section 23, Township 11 North, Range 10 West of the 6th P.M, Hall County, Nebraska to the northeast corner of said Center Township, M and M Subdivision, Lot 1 in the NW1/4, NW1/4, Section 23, Township 11 North, Range 10 West of the 6th P.M, Hall County, Nebraska, which is the point of beginning. Grand Island Regular Meeting - 4/3/2013 Page 67 / 74 _____________________________________________________________________________________________________________________ 29 ___________________________________________________________________________________________________________________________________________________________________ BLIGHTED AND SUBSTANDARD AREA DETERMINATION ANALYSIS ▪ GRAND ISLAND, NEBRASKA ▪ 2013 APPENDIX B Grand Island Regular Meeting - 4/3/2013 Page 68 / 74 _____________________________________________________________________________________________________________________ 30 ___________________________________________________________________________________________________________________________________________________________________ BLIGHTED AND SUBSTANDARD AREA DETERMINATION ANALYSIS ▪ GRAND ISLAND, NEBRASKA ▪ 2013 Grand Island Regular Meeting - 4/3/2013 Page 69 / 74 Hall County Regional Planning Commission Wednesday, April 3, 2013 Regular Meeting Item M1 Final Plat Staff Contact: Chad Nabity Grand Island Regular Meeting - 4/3/2013 Page 70 / 74 March 20, 2013 Dear Members of the Board: RE: Final Plat – Rainbow Lake Sixth Subdivision – Final Plat For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is herewith submitted final plat of Rainbow Lake Sixth Subdivision, located in the City of Grand Island, in Hall County Nebraska. This final plat proposes to create 25 lots, on a tract of land comprising a part of the South Half of the South Half of the Northwest Quarter (S1/2 S1/2 NW1/4), of Section Thirty Three, Township Eleven (11) North, Range Nine (9) West of the 6th P.M., in the City of Grand Island, Hall County, Nebraska, and said tract containing 19.775 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 April 3, 2013 in the Council Chambers located in Grand Island's City Hall. Sincerely, Chad Nabity, AICP Planning Director Cc: City Clerk City Attorney City Public Works City Building Department City Utilities Manager of Postal Operations Rockwell & Associates This letter was sent to the following School Districts 1R, 2, 3, 8, 12, 19, 82, 83, 100, 126. Grand Island Regular Meeting - 4/3/2013 Page 71 / 74 Grand Island Regular Meeting - 4/3/2013 Page 72 / 74 March 20, 2013 Dear Members of the Board: RE: Final Plat – Ummel Second Subdivision – Final Plat For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is herewith submitted final plat of Ummel Second Subdivision, located in the City of Grand Island, in Hall County Nebraska. This final plat proposes to create 5 lots, on a tract of land comprising a part of Lot Five (5) Island, in Section Thirteen (13) Township Eleven (11) North Range Nine (9) West of the 6th P.M., in the City of Grand Island, Hall County, Nebraska, and said tract containing 63.033 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 April 3, 2013 in the Council Chambers located in Grand Island's City Hall. Sincerely, Chad Nabity, AICP Planning Director Cc: City Clerk City Attorney City Public Works City Building Department City Utilities Manager of Postal Operations Rockwell & Associates This letter was sent to the following School Districts 1R, 2, 3, 8, 12, 19, 82, 83, 100, 126. Grand Island Regular Meeting - 4/3/2013 Page 73 / 74 Grand Island Regular Meeting - 4/3/2013 Page 74 / 74