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06-05-2013 Regional Planning Regular Meeting Packet Hall County Regional Planning Commission Wednesday, June 5, 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 - 6/5/2013 Page 1 / 60 Call to Order Roll Call A - SUBMITTAL OF REQUESTS FOR FUTURE ITEMS Individuals who have appropriate items for City Council consideration should complete the Request for Future Agenda Items form located at the Information Booth. If the issue can be handled administratively without Council action, notification will be provided. If the item is scheduled for a meeting or study session, notification of the date will be given. B - RESERVE TIME TO SPEAK ON AGENDA ITEMS This is an opportunity for individuals wishing to provide input on any of tonight's agenda items to reserve time to speak. Please come forward, state your name and address, and the Agenda topic on which you will be speaking. DIRECTOR COMMUNICATION This is an opportunity for the Director to comment on current events, activities, and issues of interest to the commission. Grand Island Regular Meeting - 6/5/2013 Page 2 / 60 Hall County Regional Planning Commission Wednesday, June 5, 2013 Regular Meeting Item -1 Hazard Mitigation Process Staff Contact: Chad Nabity Grand Island Regular Meeting - 6/5/2013 Page 3 / 60 Grand Island Regular Meeting - 6/5/2013 Page 4 / 60 Grand Island Regular Meeting - 6/5/2013 Page 5 / 60 Grand Island Regular Meeting - 6/5/2013 Page 6 / 60 Grand Island Regular Meeting - 6/5/2013 Page 7 / 60 Grand Island Regular Meeting - 6/5/2013 Page 8 / 60 Grand Island Regular Meeting - 6/5/2013 Page 9 / 60 Grand Island Regular Meeting - 6/5/2013 Page 10 / 60 Grand Island Regular Meeting - 6/5/2013 Page 11 / 60 Grand Island Regular Meeting - 6/5/2013 Page 12 / 60 Grand Island Regular Meeting - 6/5/2013 Page 13 / 60 Grand Island Regular Meeting - 6/5/2013 Page 14 / 60 Hall County Regional Planning Commission Wednesday, June 5, 2013 Regular Meeting Item A1 Agenda Staff Contact: Chad Nabity Grand Island Regular Meeting - 6/5/2013 Page 15 / 60 REGIONAL PLANNING COMMISSION AGENDA AND NOTICE OF MEETING Wednesday, June 5, 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 May 1, 2013. 3.Request Time to Speak 4.Public Hearing – Concerning a Redevelopment Plan for an area known as Redevelopment Area No. 11 in the City of Grand Island, Nebraska. The property is located south of Capital Ave., between Broadwell Ave. and Wheeler Ave. in Grand Island, Hall County, Nebraska, Resolution # 2013-05. (C-14-2013GI) 5.Public Hearing – Concerning a Redevelopment Plan for an area known as Redevelopment Area No. 12 in the City of Grand Island, Nebraska. The property is located south of Old Potash Hwy., east of Engleman Rd., and west of North Road, in Grand Island, Hall County, Nebraska, Resolution # 2013-06. (C-15-2013GI) 6.Council Referral – Concerning the formation of a new business improvement district in and around the Downtown Grand Island to replace BID 8. (C-16- 2013GI) Consent Agenda 7.Final Plat - Sterling Estates Third Subdivision – located south of Capital Avenue and west of US Hwy 281, in Grand Island, Hall County, Nebraska. Consisting of 1.40 acres and 8 Lots. 8.Final Plat - Sterling Estates Fourth Subdivision – located south of Capital Avenue and west of US Hwy 281, in Grand Island, Hall County, Nebraska. Consisting of 5.01 acres and 24 Lots. 9.Final Plat – A & A Woit Subdivision – located north of Schimmer Drive and west of 90th Road, in Hall County, Nebraska. Consisting of 2.06 acres and 1 lot. Grand Island Regular Meeting - 6/5/2013 Page 16 / 60 10.Final Plat – Boroff Subdivision – located north of Old Potash and west of Bluff Center Road, in Hall County, Nebraska. Consisting of 5.122 acres and 1 lot. 11.Hazard Mitigation Plan 12.Planning Director’s Report 13.Next Meeting July 3, 2013 14.Adjourn PLEASE NOTE: This meeting is open to the public, and a current agenda is on file at the office of the Regional Planning Commission, located on the second floor of City Hall in Grand Island, Nebraska. Grand Island Regular Meeting - 6/5/2013 Page 17 / 60 Hall County Regional Planning Commission Wednesday, June 5, 2013 Regular Meeting Item F1 Redevelopment Plan Area 11 Staff Contact: Chad Nabity Grand Island Regular Meeting - 6/5/2013 Page 18 / 60 Redevelopment Plan Amendment Grand Island CRA Area #11 April 2013 The Community Redevelopment Authority (CRA) of the City of Grand Island intends to approve a Redevelopment Plan for Area #11 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 #11. Executive Summary: Project Description THE INITIAL CONSTRUCTION OF 26 UNITS OF APARTMENTS (ALONG WITH THE SUBSEQUENT CONSTRUCTION OF 52 MORE UNITS IN AT LEAST 2 PHASES) TARGETED TOWARDS VETERANS AND THEIR FAMILIES ON THE CAMPUS OF THE VETERANS MEDICAL CENTER IN GRAND ISLAND, NEBRASKA, SOUTH OF CAPITAL AVENUE BETWEEN BROADWELL AVENUE AND WHEELER AVENUE AND THE SUBSEQUENT SITE WORK, UTILITY, ENGINEERING, LANDSCAPING AND PARKING IMPROVEMENTS NECESSARY AT THIS LOCATION. ADDITIONAL APARTMENT UNITS MAY BE CONSTRUCTED IN FUTURE PHASES DEPENDING ON FUNDING AND MARKET DEMAND. The developer intends to use Tax Increment Financing to aid in site development, for apartments to be located on property to the north of the Veterans Medical Center. The developer will be building 26 units of apartments in the initial phase of the project. The developer plans to build and is contracted with the US Department of Veterans Affairs to build a total of 78 units. While the property is owned by the United States Government, and not subject to property taxes, this project will be leased by the developer and they will be responsible for all local taxes. The increment from the new construction will be used to make necessary site improvements and utility extensions to support this development. This project would not be possible in an affordable manner without the use of TIF. TIF is just one part of the financing package planned for this project. It will also likely include the use of LIHTC funding if approved. The site is owned by the U.S. Department of Veterans Affairs. All site work, demolition and utilities will be paid for by the developer. The developer is responsible for and will provide evidence that they can secure adequate debt financing to cover the costs associated with the acquisition, site work and remodeling. The Grand Island Community Redevelopment Authority (CRA) intends to pledge the ad valorem taxes generated over the 15 year period beginning January 1, 2015 towards the allowable costs and associated financing for the acquisition and site work. TAX INCREMENT FINANCING TO PAY FOR THE ACQUISTION OF THE PROPERTY AND RELATED SITE WORK WILL COME FROM THE FOLLOWING REAL PROPERTY: Grand Island Regular Meeting - 6/5/2013 Page 19 / 60 Property Description (the “Redevelopment Project Area”) This property is located just north of the Veteran’s Medical Center between Broadwell Avenue and Wheeler Street and south of Capital Avenue in northern Grand Island. The attached map identifies the subject property and the surrounding land uses: Legal Descriptions Lot 1 and Lot 2 of Home Subdivision, in the City of Grand Island, Hall County Nebraska. Grand Island Regular Meeting - 6/5/2013 Page 20 / 60 Grand Island Regular Meeting - 6/5/2013 Page 21 / 60 The tax increment will be captured for the tax years the payments for which become delinquent in years 2015 through 2029 inclusive. The increase will come from the development apartments on this property. Increases are anticipated from at least 3 phases of this development. The anticipated taxable valuation of this project at completion of the first phase is $1,597,086. At final completion of this project, with 78 units of apartments the valuation should be at least $4,500,000 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, 2015. a. That portion of the ad valorem tax which is produced by levy at the rate fixed each year by or for each public body upon the redevelopment project valuation shall be paid into the funds, of each such public body in the same proportion as all other taxes collected by or for the bodies; and b. That portion of the ad valorem tax on real property in the redevelopment project in excess of such amount, if any, shall be allocated to and, when collected, paid into a special fund of the Authority to pay the principal of; the interest on, and any premiums due in connection with the bonds, loans, notes, or advances on money to, or indebtedness incurred by, whether funded, refunded, assumed, or otherwise, such Authority for financing or refinancing, in whole or in part, a redevelopment project. When such bonds, loans, notes, advances of money, or indebtedness including interest and premium due have been paid, the Authority shall so notify the County Assessor and County Treasurer and all ad valorem taxes upon real property in such redevelopment project shall be paid into the funds of the respective public bodies. Pursuant to Section 18-2150 of the Act, the ad valorem tax so divided is hereby pledged to the repayment of loans or advances of money, or the incurring of any indebtedness, whether funded, refunded, assumed, or otherwise, by the CRA to finance or refinance, in whole or in part, the redevelopment project, including the payment of the principal of, premium, if any, and interest on such bonds, loans, notes, advances, or indebtedness. Grand Island Regular Meeting - 6/5/2013 Page 22 / 60 Redevelopment Plan Amendment Complies with the Act: The Community Development Law requires that a Redevelopment Plan and Project consider and comply with a number of requirements. This Plan Amendment meets the statutory qualifications as set forth below. 1. The Redevelopment Project Area has been declared blighted and substandard by action of the Grand Island City Council on August 14, 2012. [§18-2109] Such declaration was made after a public hearing with full compliance with the public notice requirements of §18-2115 of the Act. 2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (13) (a) and §18-2110] Grand Island adopted a Comprehensive Plan on July 13, 2004. This redevelopment plan amendment and project are consistent with the Comprehensive Plan, in that no changes in the Comprehensive Plan elements are intended. This plan merely provides funding for the developer to 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: This Redevelopment Plan Area #11 provides for real property acquisition. There is no proposed acquisition by the authority. The developer is proposing to lease property for improvements. b. Demolition and Removal of Structures: The project to be implemented with this plan amendment does not call for the demolition and removal of any existing structures. c. Future Land Use Plan See the attached map from the 2004 Grand Island Comprehensive Plan. The site is planned for public use consistent with veteran’s services and the surrounding property with Broadwell Avenue frontage is planned for mixed use commercial and general commercial which would include multifamily residential uses. [§18-2103(b) and §18- 2111] The attached map also is an accurate site plan of the area after redevelopment. [§18-2111(5)] Grand Island Regular Meeting - 6/5/2013 Page 23 / 60 City of Grand Island Future Land Use Map Grand Island Regular Meeting - 6/5/2013 Page 24 / 60 d. Changes to zoning, street layouts and grades or building codes or ordinances or other Planning changes. The area is zoned RO Residential Office. 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 uses for residential apartment units are consistent with the Veterans Medical Center Campus and the development along Broadwell Avenue. The multi-family residential is permitted in the current zoning district. [§18-2103(b) and §18- 2111] e. Site Coverage and Intensity of Use The RO zoning district allows for the development of as many dwelling units as will fit on the property with a minimum of 2 parking spaces per dwelling unit. [§18-2103(b) and §18-2111] f. Additional Public Facilities or Utilities This site has full service to municipal utilities. No utilities would be impacted by the development. Water and sewer will need to be extended throughout the site to serve the new buildings. The developer will be responsible for replacing any sidewalks damaged during construction of the project. No other utilities would be impacted by the development. [§18-2103(b) and §18-2111] 4. The Act requires a Redevelopment Plan provide for relocation of individuals and families displaced as a result of plan implementation. This property is owned by the U.S. Department of Veterans Affairs. It is used as open space on the hospital campus. No individuals or families will be relocated as a result of this project. Additional housing will be created by the 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 - 6/5/2013 Page 25 / 60 The developer has secured a lease from the U.S. Department of Veterans Affairs and won the contract to build veteran’s housing at this site. The developer is estimating the costs TIF eligible activities as shown below: Cost for Tax Increment Financing Eligible Activities: Victory Apartments Site Preparation $46,546 Utility Extensions $79,254 Streets, Sidewalks, Parking and Landscaping $62,360 Engineering $39,000 Architecture $115,000 Environment Review $24,000 Legal $6,000 City Notice Fees (Blight Study and TIF)$1000 Blight Study $2500 Interest on Associated Eligible Activities $283,206 Total Eligible Expenses $658,866 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 $658,866 from the proceeds of the TIF Indebtedness issued by the Authority. This indebtedness will be repaid from the Tax Increment Revenues generated from the project. TIF revenues shall be made available to repay the original debt and associated interest after January 1, 2015 through December 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 Grand Island Regular Meeting - 6/5/2013 Page 26 / 60 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 in fill development consistent with the existing and historic use of this and surrounding properties. This will not significantly impact traffic near the site. The development of multi-family residential on this property is consistent with the property development along Broadwell Avenue and will provide a buffer between the commercial space and the single family residential east to the east. 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 site preparation and new construction) is anticipated to be completed between September 2013 and November of 2014. Excess valuation should be available for this project for 15 years beginning with the 2015 tax year. 9. Justification of Project The Broadwell Corridor is a major entrance for the City of Grand Island from northern Nebraska. Significant development has occurred along this corridor at the 5-Points area. The State of Nebraska is currently considering redevelopment of the Nebraska Veteran’s Home (Soldiers and Sailors Home) west of this site on the north side of Capital Avenue. The development of additional Veteran’s services at this location may encourage the redevelopment of that site as well. This is a gateway to the community and for many people from outside the area is what they will use to judge our City. Grand Island is always in need of additional quality housing units. The development of 26 rental units, and possibly more in the future, will provide a buffer between the commercial space and the existing single family residential. This is infill development with all necessary utilities and public improvements needed to support the development. 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 is not currently valued for property tax assessment as it is owned by the U.S. Government and not subject to property taxes. The Grand Island Regular Meeting - 6/5/2013 Page 27 / 60 proposed development of these apartments will result in an estimated additional $1,597,086 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 for up to 60 years after the end of the TIF contract. After 75 years the project may be owned by the U.S. Department of Veterans Affairs and no longer be subject to property taxes. (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 need to be extended through the site but have sufficient capacity to support the 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. The Veterans Medical Center/US Department of Veteran’s Affairs maintains their own federal police force and they will continue to be primary responders at these apartments. City police will provide support and back up as necessary. (c) Impacts on employers and employees of firms locating or expanding within the boundaries of the area of the redevelopment project; The proposed facility will provide jobs for persons employed by the contractors that will be involved with the project along with long term support services jobs to benefit the residents of the apartments. The project will also provide housing for homeless or near homeless veterans that will be able to and expected to enter the employment market. (d) Impacts on other employers and employees within the city or village and the immediate area that are located outside of the boundaries of the area of the redevelopment project; and This should not have any measurable negative impacts on other employers or employees in the city. (e) Any other impacts determined by the authority to be relevant to the consideration of costs and benefits arising from the redevelopment project. This will provide housing for Veterans of the U.S. armed services and their families as they transition from active duty to civilian life. Services will be provided at this location to make that transition as smooth as possible. Time Frame for Development Development of this project is anticipated to be completed between September of 2013 and November of 2014. The base tax year should be calculated on the value of the property as of January 1, 2014. Excess valuation should be available for this project for Grand Island Regular Meeting - 6/5/2013 Page 28 / 60 15 years beginning in 2015. 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 $658,866 the projected amount of increment based upon the anticipated value of the project and current tax rate. Based on the estimates of the expenses of the cost of renovation, site preparation, engineering, expenses and fees reimbursed to the City and CRA, and financing fees the developer will spend at least $658,866 on TIF eligible activities. See Attached Building Plans (with TIF application) Grand Island Regular Meeting - 6/5/2013 Page 29 / 60 Resolution Number 2013-05 HALL COUNTY REGIONAL PLANNING COMMISSION A RESOLUTION RECOMMENDING APPROVAL OF A SITE SPECIFIC REDEVELOPMENT PLAN OF THE CITY OF GRAND ISLAND, NEBRASKA; AND APPROVAL OF RELATED ACTIONS WHEREAS, the Chairman and Board of the Community Redevelopment Authority of the City of Grand Island, Nebraska (the “Authority”), referred that certain Redevelopment Plan to the Hall County Regional Planning Commission, (the “Commission”) a copy of which is attached hereto as Exhibit “A” for review and recommendation as to its conformity with the general plan for the development of the City of Grand Island, Hall County, Nebraska, pursuant to Section 18-2112 of the Community Development Law, Chapter 18, Article 21, Reissue Revised Statutes of Nebraska, as amended (the “Act”); and WHEREAS, the Commission has reviewed said Redevelopment Plan as to its conformity with the general plan for the development of the City of Grand Island, Hall County; NOW, THEREFORE, BE IT RESOLVED BY THE HALL COUNTY REGIONAL PLANNING COMMISSION AS FOLLOWS: Section 1. The Commission hereby recommends approval of the Redevelopment Plan. Section 2. All prior resolutions of the Commission in conflict with the terms and provisions of this resolution are hereby expressly repealed to the extent of such conflicts. Section 3. This resolution shall be in full force and effect from and after its passage as provided by law. DATED: ____________________ 2013. HALL COUNTY REGIONAL PLANNING COMMISSION ATTEST:By: ___________________________________ Chair By: ___________________________________ Secretary Grand Island Regular Meeting - 6/5/2013 Page 30 / 60 EXHIBIT A FORM OF REDEVELOPMENT PLAN Grand Island Regular Meeting - 6/5/2013 Page 31 / 60 Hall County Regional Planning Commission Wednesday, June 5, 2013 Regular Meeting Item F2 Redevelopment Plan Area 12 Staff Contact: Chad Nabity Grand Island Regular Meeting - 6/5/2013 Page 32 / 60 Redevelopment Plan Amendment Grand Island CRA Area #12 May 2013 The Community Redevelopment Authority (CRA) of the City of Grand Island intends to approve a Redevelopment Plan for Area #12 within the city, pursuant to the Nebraska Community Development Law (the “Act”) and provide for the financing of a specific infrastructure related project in Area #12. Executive Summary: Project Description THE INITIAL CONSTRUCTION OF 25 UNITS OF SINGLE FAMILY HOMES (ALONG WITH THE SUBSEQUENT CONSTRUCTION OF A TOTAL OF APPROXIMATELY 620 UNITS AT A RATE OF BETWEEN 15 AND 30 UNITS PER YEAR UNTIL THE PROJECT IS COMPLETE). THE HOMES TO BE CONSTRUCTED WILL HAVE AN INTIAL SALE PRICE FROM $140,000 - $145,000, IN 2013 AND 2014 AND MEET THESE MINIMUM SPECIFICATIONS: 1150 SQUARE FEET FINISHED FIRST FLOOR, FULL UNFINISHED BASEMENT, 2 CAR ATTACHED GARAGE, KITCHEN APPLIANCES, CENTRAL HEATING AND AIR CONDITIONING, LANDSCAPING AND SPRINKLED LAWN. THE HOUSES WILL BE CONSTRUCTED WITHIN THE COPPER CREEK SUBDIVISION LOCATED SOUTH OF OLD POTASH HIGHWAY AND EAST OF ENGLEMAN ROAD. THE PROJECT WILL INCLUDE THE PUBLIC IMPROVEMENTS NECESSARY TO SUPPORT THIS DEVELOPMENT INCLUDING BUT NOT LIMITED TO INSTALLATION OF STREET, STORMWATER FACILITIES, WATER AND SANITARY SEWER UITILITIES, ENGINEERING, SURVENYING, LANDSCAPING AND OTHER IMPROVEMENTS AS NECESSARY. THE CONSTRUCTION OF ADDITIONAL UNITS AND ANY AD VALORUM REVENUE GENERATED BY THOSE ADDITIONAL UNITS SHALL BE SUBJECT TO SUBSEQUENT CONTRACTS BETWEEN THE CRA AND THE DEVELOPER. The developer intends to use Tax Increment Financing to aid in site development including the purchase of the property, necessary site work, installation of streets, storm sewer, sanitary sewer, water, other utilities and engineering, surveying and other consultant costs associated with and necessary for the redevelopment of this property. The developer intends to build single family homes ranging from 1150 to 1350 square feet with an attached garage on each lot. The 2013 sale price of these homes will be limited to between $140,000 and $145,000. The developer has presented 20 floor plans each with 3 alternate exterior elevations. The developer will be building 25 units with initial phase of the project and completing the infrastructure for the Copper Creek First and Second Subdivisions. The property has been approved with a preliminary plat for Grand Island Regular Meeting - 6/5/2013 Page 33 / 60 620 units. The developer intends to install the infrastructure for this subdivision in at least 2 phases with the first phase completing the infrastructure for the northern section of the development, serving approximately 250 lots. The tax increment from the new home construction will be used to purchase the property and make necessary site improvements and utility extensions to support this development. This project would not be possible in an affordable manner without the use of TIF. The site has been optioned by Guarantee Group, LLC, subject to the approval of the use of TIF for this development. All site work, demolition, streets and utilities will be paid for by the developer. The developer is responsible for and will provide evidence that they can secure adequate debt financing to cover the costs associated with the acquisition, site work, engineering, surveying and utility and street infrastructure. The Grand Island Community Redevelopment Authority (CRA) intends to pledge the ad valorem taxes generated beginning January 1, 2015 towards the allowable costs and associated financing for the acquisition, site work, streets and utility infrastructure. The CRA also intends to continue pledging ad valorem taxes generated by future phases of this development in future contracts for Tax Increment Financing during the life of this project. TAX INCREMENT FINANCING TO PAY FOR THE ACQUISTION OF THE PROPERTY AND RELATED SITE WORK WILL COME FROM THE FOLLOWING REAL PROPERTY: Property Description (the “Redevelopment Project Area”) This property is located south of Old Potash Highway and east of Engleman Road in northwest Grand Island. The attached map identifies the subject property and the surrounding land uses: Legal Descriptions ALL OF THE NW1/4, SECTION 23, TOWNSHIP 11, NORTH, RANGE 10 WEST OF THE 6TH P.M., HALL COUNTY, NEBRASKA, LESS AND EXCEPT MEYER’S SUBDIVISION, M AND M SUBDIVISION AND THE EAST 35 FEET OF THE NW ¼. Grand Island Regular Meeting - 6/5/2013 Page 34 / 60 Grand Island Regular Meeting - 6/5/2013 Page 35 / 60 The tax increment will be captured for the tax years the payments for which become delinquent beginning in years 2015 and ending upon expiration of the final contract for construction of affordable housing. The increase will come from the development single family homes on this property. Increases are anticipated from at least 10 phases of this development and potentially from as many as 40 phases depending on the number of housing units included in each contract. The anticipated taxable valuation of this project at completion of the first phase of 25 units is $3,500,000. The final valuation of this project with 620 housing units at $140,000 per unit would be $86,800,000. The actual final valuation will be subject to appreciation and inflationary forces over the course of the development timeframe. 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, 2015 and the effective date of each subsequent contract associated with this redevelopment plan. a. That portion of the ad valorem tax which is produced by levy at the rate fixed each year by or for each public body upon the redevelopment project valuation shall be paid into the funds, of each such public body in the same proportion as all other taxes collected by or for the bodies; and b. That portion of the ad valorem tax on real property in the redevelopment project in excess of such amount, if any, shall be allocated to and, when collected, paid into a special fund of the Authority to pay the principal of; the interest on, and any premiums due in connection with the bonds, loans, notes, or advances on money to, or indebtedness incurred by, whether funded, refunded, assumed, or otherwise, such Authority for financing or refinancing, in whole or in part, a redevelopment project. When such bonds, loans, notes, advances of money, or indebtedness including interest and premium due have been paid, the Authority shall so notify the County Assessor and County Treasurer and all ad valorem taxes upon real property in such redevelopment project shall be paid into the funds of the respective public bodies. Pursuant to Section 18-2150 of the Act, the ad valorem tax so divided is hereby pledged to the repayment of loans or advances of money, or the incurring of any indebtedness, whether funded, refunded, assumed, or otherwise, by the CRA to finance or refinance, in whole or in part, the redevelopment project, including the payment of the principal of, premium, if any, and interest on such bonds, loans, notes, advances, or indebtedness. Grand Island Regular Meeting - 6/5/2013 Page 36 / 60 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 May 14, 2013. [§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 purchase the property and install the required public infrastructure needed to develop the property in a manner consistent with the comprehensive plan and previously approved development plans. 3. The Redevelopment Plan must be sufficiently complete to address the following items: [§18-2103(13) (b)] a. Land Acquisition: This Redevelopment Plan Area #12 provides for real property acquisition. There is no proposed acquisition by the authority. The developer is proposing acquire the property subject to the approval of this redevelopment plan and the approval of the first TIF contract. b. Demolition and Removal of Structures: The project to be implemented with this plan amendment does not call for the demolition and removal of any existing structures. c. Future Land Use Plan See the attached map from the 2004 Grand Island Comprehensive Plan. The site is planned for residential use consistent with R2 zoning district and the approved preliminary and final plats for this site. [§18-2103(b) and §18-2111] The attached map also is an accurate site plan of the area after redevelopment. [§18-2111(5)] Grand Island Regular Meeting - 6/5/2013 Page 37 / 60 City of Grand Island Future Land Use Map Grand Island Regular Meeting - 6/5/2013 Page 38 / 60 d. Changes to zoning, street layouts and grades or building codes or ordinances or other Planning changes. The area is zoned R2 Low Density Residential. No zoning changes are anticipated with this project. Additional streets will be constructed in a manner consistent with the approved preliminary and final plats for the property. 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 single family residential is permitted in the current zoning district. [§18-2103(b) and §18-2111] e. Site Coverage and Intensity of Use The R2 zoning district allows for the development of 1 dwelling unit per 6000 square foot of lot area. The platted and proposed lots are more than 6000 square feet in size but less than the 12,000 square feet that would be required for a 2 family dwelling. [§18- 2103(b) and §18-2111] f. Additional Public Facilities or Utilities This site has full service to municipal utilities. No utilities would be impacted by the development. Water and sewer will need to be extended throughout the site. Extension of utilities is one of the planned uses for Tax Increment Financing. Electric, gas, phone and cable utilities will be extended through the site as necessary to serve the development through agreements between those providers and the developer. 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 is in private ownership. Most of it is vacant property used for farming or with vacant residential lots in place. No individuals or families will be relocated as a result of this project. Additional housing will be created by the 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] Barry Sandstrom and Tom Gdowski, members of the CRA Board do not hold any interest in this property but work for Home Federal Bank and Equitable Bank in Grand Island and may be involved in the financing of this project or houses sold within the project. 6. Section 18-2114 of the Act requires that the Authority consider: Grand Island Regular Meeting - 6/5/2013 Page 39 / 60 a. Method and cost of acquisition and preparation for redevelopment and estimated proceeds from disposal to redevelopers. The developer has secured options on the entire site with the exception of the 5 lots that are currently occupied with houses from the first developer. The developer is estimating the costs TIF eligible activities as shown below: Cost for Tax Increment Financing Eligible Activities Architecture and Engineering 225,000 Financing 2,645,377 land 2,650,000 Legal 125,000 Contingency 185,176 Finish Existing Paving & Storm 46,487 Move Electric Service Line 10,000 Private Park Paved and Fenced Parking/Storage 325,000 Infrastructure Phase 1 Sanitary Sewer 515,700 Watermain 415,558 Paving and Storm 1,999,877 Storm Sewer to North Road 363,693 Subtotal 3,294,827 Total Eligible Expenses 9,506,867 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 an estimated sum of $9,495,000 from the proceeds of the TIF Indebtedness issued by the Authority. This indebtedness will be repaid from the Tax Increment Revenues generated from the project. TIF revenues shall be made available to repay the original debt and associated interest after January 1, 2015 for a period that may extend through 15 years from the date of the final contract for this project. This project will be phased with multiple contracts. It is anticipated that 1 or 2 contracts for continued work will be approve annually by the CRA. Grand Island Regular Meeting - 6/5/2013 Page 40 / 60 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 development consistent with the future land use plan for the City of Grand Island and the previously approved development of this site. The development of single family residential on this property is consistent with the property development along the north side of Old Potash Highway. This will have the intended result of preventing recurring elements of unsafe buildings and blighting conditions such as incomplete infrastructure. 8. Time Frame for Development Development of this project is anticipated to begin in September 2013. Infrastructure for phase 1 of the development, including finishing the original platted subdivision and completing streets and utilities for the first 239 lots is expected to be complete by January 1, 2015. The developer expects to complete between 15 and 30 affordable single family dwelling units each year until completion of the subdivision. Expected completion of this project will occur sometime between 2034 and 2054. Excess valuation should be available for this project beginning with the 2015 tax year. 9. Justification of Project The housing vacancy rate in Grand Island has been hovering between 2% and 3% since at least 2000 Since the late 1980’s, every housing study done in Grand Island has indicated a lack of housing and housing options in Grand Island. The market is providing for houses in the $200,000 plus price range and 210 market rate apartments are currently Grand Island Regular Meeting - 6/5/2013 Page 41 / 60 under construction with plans for upwards of 450 new market rate apartments. Providers of elderly housing supported by Low Income Housing Tax Credits all have waiting lists and applications for new projects are submitted to NIFA every year. As of today (May 20, 2013), there are less than 135 housing units (single family and condominium) on the market based on the Multiple Listing Service, at all price ranges. Grand Island has almost 13,000 single family housing units, so approximately 1% of the total units are currently available. The projected price range of the houses to be built with this project puts them within the reach of people earning a family income of $16 an hour and above. This price puts these houses within reach of people working at JBS Swift, many of the retail stores in the community, incoming teacher and many others that have trouble finding housing in Grand Island. A family at or even below the 2011 household income in Grand Island could afford to buy one of these houses while they could not afford the new construction that is happening at market rate. The cost to develop lots in Grand Island, even the smaller lots that are proposed in this subdivision makes the development and sale of houses in this price range prohibitive without some kind of public private partnership. 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 is not currently valued for property tax assessment as it is owned by the U.S. Government and not subject to property taxes. The proposed development of these houses will result in an estimated additional $86,800,000 of taxable valuation based on an initial 2013 sale price of homes at $140,000. No tax shifts are anticipated from the project. The project creates additional valuation that will support taxing entities for life of those homes after the completion of the TIF contract. (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 need to be extended through the site but have sufficient capacity to support the development. The electric utility has sufficient capacity to support the development. This development will have an impact on the Grand Island School system as it will likely result in increased attendance at all grade levels. The Grand Island Public School system has indicated that they can absorb the anticipated increase in student population if the development occurs at a rate that does not exceed 25 to 30 dwelling units per year. Fire and police protection are available and should not be impacted by this development. Grand Island Regular Meeting - 6/5/2013 Page 42 / 60 (c) Impacts on employers and employees of firms locating or expanding within the boundaries of the area of the redevelopment project; The proposed facility will provide jobs for persons employed by the contractors that will be involved with the project. In 2008 the National Association of Home Builders estimated the impacts of each single family home built in a community at 3.05 FTE’s. (Emrath, 2008). Using that number and an estimated construction schedule of between 15 and 30 units per year, this project is the equivalent of a manufacturing facility plannign to be in operation for between 20 and 40 years with an employee base of between 45.75 FTE’s to 96.5 FTE’s. This project will also supply housing at a price point that is affordable to those at or below the median income in Grand Island. The median income in Grand Island for 2011 according to the U.S. Census is $50,695. (d) Impacts on other employers and employees within the city or village and the immediate area that are located outside of the boundaries of the area of the redevelopment project; and This should not have any measurable negative impacts on other employers or employees in the city. (e) Any other impacts determined by the authority to be relevant to the consideration of costs and benefits arising from the redevelopment project. This will provide housing for residents of Grand Island in a much needed price range that is not being provided by the housing market. The average price of new homes constructed in Grand Island in 2011 was $209,970, in 2012 it was $222,593 and so far in 2013 the average selling price of a new home is $232,900. In order to purchase a home for $232,900 a household income of $63,502 is required based on a 4% loan with a 5% down payment and 30% housing to income ratio. The proposed project will positively impact persons at or below the median income level within the City of Grand Island. Time Frame for Development Development of this project is anticipated to begin in September 2013. Infrastructure for phase 1 of the development, including finishing the original platted subdivision and completing streets and utilities for the first 239 lots is expected to be complete by January 1, 2015. The base tax year should be calculated beginning in 2014 and each subsequent contract should be set in the year during which it is anticipated construction on the houses will begin. The developer expects to complete between 15 and 30 affordable single family dwelling units each year until completion of the subdivision. Expected completion of this project will occur sometime between 2034 and 2054. Excess valuation should be available for this project beginning with the 2015 tax year. Excess valuation will be used to pay the TIF Indebtedness issued by the CRA per each contract between the CRA. Contract periods shall not exceed 15 years. The amount of TIF excess distributed shall not exceed the actual cost of the TIF eligible expenses incurred for this project including acquisition, streets, storm sewer, sanitary sewer, water, other necessary Grand Island Regular Meeting - 6/5/2013 Page 43 / 60 utilities, engineering, architecture and surveying, legal fees and interest on money borrowed for those expenses. See Attached Building Plans (with TIF application) Grand Island Regular Meeting - 6/5/2013 Page 44 / 60 Resolution Number 2013-06 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 - 6/5/2013 Page 45 / 60 EXHIBIT A FORM OF REDEVELOPMENT PLAN Grand Island Regular Meeting - 6/5/2013 Page 46 / 60 Hall County Regional Planning Commission Wednesday, June 5, 2013 Regular Meeting Item J1 Final Plats Staff Contact: Chad Nabity Grand Island Regular Meeting - 6/5/2013 Page 47 / 60 May 22, 2013 Dear Members of the Board: RE: Final Plat – Sterling Estates Third Subdivision For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is herewith submitted a final plat of Sterling Estates Third Subdivision, located in the City of Grand Island, in Hall County Nebraska. This final plat proposes to create 8 lots on a tract of land in part of the Northwest Quarter (NW1/4) of Section Twelve (12), Township Eleven (11) North, Range Ten (10) West of the 6th P.M. in the City of Grand Island Hall County, Nebraska, said tract containing 1.40 acres. You are hereby notified that the Regional Planning Commission will consider this final plat at the next meeting that will be held at 6:00 p.m. on June 5, 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 Olsson Associates This letter was sent to the following School Districts 1R, 2, 3, 8, 12, 19, 82, 83, 100, 126. Grand Island Regular Meeting - 6/5/2013 Page 48 / 60 Grand Island Regular Meeting - 6/5/2013 Page 49 / 60 May 22, 2013 Dear Members of the Board: RE: Final Plat – Sterling Estates Fourth Subdivision For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is herewith submitted a final plat of Sterling Estates Fourth Subdivision, located in the City of Grand Island, in Hall County Nebraska. This final plat proposes to create 24 lots on a tract of land in part of the Northwest Quarter (NW1/4) of Section Twelve (12), Township Eleven (11) North, Range Ten (10) West of the 6th P.M. in the City of Grand Island Hall County, Nebraska, said tract containing 5.01acres. You are hereby notified that the Regional Planning Commission will consider this final plat at the next meeting that will be held at 6:00 p.m. on June 5, 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 Olsson Associates This letter was sent to the following School Districts 1R, 2, 3, 8, 12, 19, 82, 83, 100, 126. Grand Island Regular Meeting - 6/5/2013 Page 50 / 60 Grand Island Regular Meeting - 6/5/2013 Page 51 / 60 May 22, 2013 Dear Members of the Board: RE: Final Plat – A & A Woit Subdivision – Final Plat. For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is herewith submitted a final plat of A & A Woit Subdivision, located in the City of Grand Island, in Hall County Nebraska. This final plat proposes to create 1 Lot on a tract of land comprising in part of the North Half of the Southeast Quarter (N1/2 SE1/4) of Section Thirty-Five (35), Township Eleven (11) North, Range Eleven (11) West of the 6th P.M., in Hall County, Nebraska, said tract containing 2.06 acres. You are hereby notified that the Regional Planning Commission will consider this final plat at the next meeting that will be held at 6:00 p.m. on June 5, 2013 in the Council Chambers located in Grand Island's City Hall. Sincerely, Chad Nabity, AICP Planning Director Cc: Hall County Clerk Hall County Attorney Hall County Public Works Hall County Zoning Department Manager of Postal Operations Olsson Associates This letter was sent to the following School Districts 1R, 2, 3, 8, 12, 19, 82, 83, 100, 126. Grand Island Regular Meeting - 6/5/2013 Page 52 / 60 Grand Island Regular Meeting - 6/5/2013 Page 53 / 60 May 22, 2013 Dear Members of the Board: RE: Final Plat – Boroff Subdivision – Final Plat. For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is herewith submitted a final plat of Boroff Subdivision, located in the City of Grand Island, in Hall County Nebraska. This final plat proposes to create 1 Lot on a tract of land comprising a part of the Southeast Quarter (SE1/4), Section Seventeen (17), Township Eleven (11) North, Range Twelve (12) West of the 6th P.M., in Hall County, Nebraska, said tract containing 5.122 acres. You are hereby notified that the Regional Planning Commission will consider this final plat at the next meeting that will be held at 6:00 p.m. on June 5, 2013 in the Council Chambers located in Grand Island's City Hall. Sincerely, Chad Nabity, AICP Planning Director Cc: Hall County Clerk Hall County Attorney Hall County Public Works Hall County Zoning Department Manager of Postal Operations Rockwell & Associates, INC This letter was sent to the following School Districts 1R, 2, 3, 8, 12, 19, 82, 83, 100, 126. Grand Island Regular Meeting - 6/5/2013 Page 54 / 60 Grand Island Regular Meeting - 6/5/2013 Page 55 / 60 Hall County Regional Planning Commission Wednesday, June 5, 2013 Regular Meeting Item Q1 Council Referal - BID 13 Staff Contact: Chad Nabity Grand Island Regular Meeting - 6/5/2013 Page 56 / 60 Budget Proposal Downtown Business Improvement District 13 Grand Island, Nebraska Submitted to the Honorable Mayor and City Council of Grand Island May 14, 2013 By Downtown Business Improvement District 2013 Board of Directors: Tom Ziller, Chair Amos Anson Craig Hand Dave Wetherilt Dee Johnson Eric Edwards Kris Jerke Kurt Haecker Mark Stelk Grand Island Regular Meeting - 6/5/2013 Page 57 / 60 Proposed Budget and Purposes for Downtown Business Improvement District 2013 The board members of Downtown Business Improvement District 2013 have completed a thorough and disciplined process to identify their mission and prioritize the work to be accomplished over the next five years – the life of Downtown Business Improvement District 13 in downtown Grand Island. While many resources will be employed in the achievement of our mission, including the talent and efforts of downtown stakeholders and collaborative projects with area businesses and other organizations, this proposal requests a total of $90,000 in each of the next five years for a total of $450,000 over the life of this Business Improvement District, to complete essential work in three broad categories: Retention and Recruitment Encouraging a vibrant and welcoming downtown requires the presence of businesses, active shoppers and visitors, downtown residents, offices and a welcoming atmosphere. Downtown Business Improvement District 13 will encourage these results in downtown Grand Island through the planning and implementation of Downtown promotions, continued Main Street commitments and downtown investments to attract the attention of people looking for vibrant and welcoming places to dine, shop, live, work and play. Twenty-one percent of the proposed budget is designated for Retention and Recruitment, or $95,000 over the next five years (see Table 1). Downtown Beautification Creating an atmosphere that is bright, beautiful and safe is essential to the attraction of people to downtown, regardless of whether they come to visit, live, dine, shop or simply enjoy the downtown. This category of work will include completion of projects in Kaufmann Cummings Park, enhanced foliage and flowers in the downtown, preparing and maintaining clean and safe pedestrian areas, streetscape investments, signage improvements and other items to help downtown Grand Island become a destination for local residents and visitors to this community. Twenty-eight percent of the proposed budget is designated for Downtown Beautification or a total of $124,000 over the next five years (see Table 1). Implementation and Maintenance Finally, all the resources and talent vested in Downtown Business Improvement District 13 rely upon the successful completion of each project and careful maintenance of the downtown area to ensure the best possible results from the careful planning and investments of downtown stakeholders, including Downtown Business Improvement District 13. To accomplish many of the duties inherent in this proposal, we must secure the necessary human resources, using contracts with existing organizations, to implement the work and maintenance pursuant to the mission of Downtown Business Improvement District 13. Fifty-one percent of the proposed budget is designated for Implementation and Maintenance, or a total of $231,000 over the next five years (see Table 1). Grand Island Regular Meeting - 6/5/2013 Page 58 / 60 Table 1. Downtown Business Improvement District 2013 Five-Year Financial Plan Fiscal years beginning October 1, 2013 2014 2015 2016 2017 Total BID #8 Revenue 90,000 90,000 90,000 90,000 90,000 450,000 100.00% Retention and Recruitment 18,000 19,000 19,000 19,000 20,000 95,000 21% Main Street Promotions, Advertising, Retention and Recruitment Downtown Beautification 27,000 25,000 25,000 24,000 23,000 124,000 28% Kaufmann Cummings Park, Green Spaces, Historical Lighting, Pedestrian Areas, Streetscape, Signage and Wayfinding Implementation and Maintenance 45,000 46,000 46,000 47,000 47,000 231,000 51% Support Staff, Green Team, City Finance, and Planning Grand Island Regular Meeting - 6/5/2013 Page 59 / 60 Grand Island Regular Meeting - 6/5/2013 Page 60 / 60