03-05-2014 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, March 5, 2014
Regular Meeting Packet
Commission Members:
Terry Connick Hall County
Karen Bredthauer Grand Island Vice Chairperson
Julie Connelly Grand Island
Craig Vincent Grand Island
Mark Haskins Hall County
Bill Hayes Doniphan
Dennis McCarty Grand Island
Richard Heckman Cairo
Pat O’Neill Hall County Chairperson
Deb Reynolds Hall County
Leslie Ruge Alda Secretary
Regional Planning Director: Chad Nabity
Planning Technician:
Edwin Maslonka
Planning Secretary:
Rose Rhoads
6:00 PM
City Hall
Grand Island Regular Meeting - 3/5/2014 Page 1 / 81
Call to Order
Roll Call
A - SUBMITTAL OF REQUESTS FOR FUTURE ITEMS
Individuals who have appropriate items for City Council consideration should complete the Request for
Future Agenda Items form located at the Information Booth. If the issue can be handled administratively
without Council action, notification will be provided. If the item is scheduled for a meeting or study
session, notification of the date will be given.
B - RESERVE TIME TO SPEAK ON AGENDA ITEMS
This is an opportunity for individuals wishing to provide input on any of tonight's agenda items to reserve
time to speak. Please come forward, state your name and address, and the Agenda topic on which you will
be speaking.
DIRECTOR COMMUNICATION
This is an opportunity for the Director to comment on current events, activities, and issues of interest to
the commission.
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Hall County Regional Planning
Commission
Wednesday, March 5, 2014
Regular Meeting
Item A1
Agenda
Staff Contact: Chad Nabity
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REGIONAL PLANNING COMMISSION
AGENDA AND NOTICE OF MEETING
Wednesday, March 5, 2014
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 February 5, 2014.
3.Request Time to Speak.
4.Public Hearing - Concerning an amendment to the redevelopment plan for
CRA, Area 1, for a Site Specific Redevelopment Plan for 8th & Superior
Street, in Grand Island, Hall County, Nebraska. Resolution No. 2014-04. (C-
04-2014GI)
5.Public Hearing - Concerning an amendment to the redevelopment plan for
CRA, Area 2, for a Site Specific Redevelopment Plan for 3051 S Locust, in
Grand Island, Hall County, Nebraska. Resolution No. 2014-05. (C-05-2014GI)
6.Public Hearing – Concerning proposed changes to the Alda Comprehensive
Development Plan specifically concerning the Future Land Use Map and
designating a site located north of 4th Street and east of South Alda Road
and south of Schimmer Drive as planned for Light Industry. (C-08-2014Alda)
7.Public Hearing - Rezone - A request to rezone property from R-6 Multiple
Family Residential to I-1 Light Industrial District, located north of 4th Street
and east of South Alda Road and south of Schimmer Drive in the Village of
Alda, in Hall County, Nebraska. (C-06-2014Alda)
8.Public Hearing – Subdivision Regulations, Chapter 33 Street design
standards. Concerning amendments to the Subdivision Ordinance for the City
of Grand Island and its 2 mile extra-territorial jurisdiction. (C-07-2014GI)
Consent Agenda
9.Final Plat – Baxter Acres Subdivision – located west of Engleman Rd and
south of Capital Ave., in the City Of Grand Island, in Hall County, Nebraska,
consisting of 20.00 acres and (2 Lots).
10.Final Plat – Westgate Industrial Park 2nd Subdivision – located east of
North Road and north of Westgate Rd., in the City of Grand Island 2 mile
Grand Island Regular Meeting - 3/5/2014 Page 4 / 81
jurisdiction, in Hall County, Nebraska, consisting of 27.46 acres and (13 Lots).
11.Next Meeting April 2, 2014
12. 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 - 3/5/2014 Page 5 / 81
Hall County Regional Planning
Commission
Wednesday, March 5, 2014
Regular Meeting
Item E1
Meeting Minutes
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/5/2014 Page 6 / 81
THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
February 5, 2014
The meeting of the Regional Planning Commission was held Wednesday, February 5, 2014, in
the Community Meeting Room - City Hall – Grand Island, Nebraska. Notice of this meeting
appeared in the "Grand Island Independent" January 25, 2014.
Present: Pat O’Neill Dennis McCarty
Deb Reynolds Richard Heckman
Mark Haskins Karen Bredthauer
Craig Vincent
Absent: Julie Connelly, Les Ruge, Terry Connick and Bill Hayes
Other:
Staff:Chad Nabity, Rose Rhoads
Press:
1.Call to order.
Chairman O’Neill called the meeting to order at 6:00 p.m.
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.
2. Minutes of January 8, 2014 meeting.
A motion was made by Bredthauer and seconded by McCartney to approve the
Minutes of the January 8, 2014 meeting with the noted correction.
Grand Island Regular Meeting - 3/5/2014 Page 7 / 81
The motion carried with 7 members present and 6 voting in favor (O’Neill,
Haskins, Bredthauer, Heckman, Vincent and McCarty) and 1 member present
abstaining (Reynolds).
3.Request Time to Speak.
4.Public Hearing - Concerning adoption of the Grand Island 1 & 6 Year Street
Improvement Plan. (C-03-2014GI)
Collins briefed members on: 2014 Projects, which included street construction,
street resurfacing, drainage & flood control and other projects.
A motion was made by McCarty and seconded by Reynolds, to recommend
approval of the Grand Island 1 & 6 Year Street Improvement Plan as submitted.
A roll call vote was taken and the motion passed with 7 members present and all
voting in favor (McCarty, O’Neill, Vincent, Haskins, Bredthauer, Heckman and
Reynolds) and no member present voting against.
Consent Agenda
5.Final Plat – ALR Subdivision – located east of Webb Rd. and south of west North
Front Street, in the City of Grand Island, in Hall County, Nebraska, consisting of 2.077
acres and (2 Lots).
6.Final Plat – Copper Creek Estates Sixth Subdivision – located west of North Road
and south of Old Potash Highway in the city of Grand Island, in Hall County,
Nebraska, consisting of 15.224 acres and (53 Lots).
7.Final Plat – Hochstetler Subdivision – located south of Oasis Street and west of
Nebraska State Highway 11, in the Village of Cairo, in Hall County, Nebraska,
consisting of 4.048 acres and (2 Lots).
A motion was made to approve the three plats as presented by Bredthauer and
seconded by Reynolds.
The motion carried with 7 members present and all voting in favor (O’Neill,
Haskins, Bredthauer, Heckman, Reynolds, Vincent and McCarty) and no
member present voting against.
8.Planning Director’s Report
9.Next Meeting March 5, 2014
10. Adjourn
Chairman Pat O’Neill adjourned the meeting at 6:18 p.m.
Grand Island Regular Meeting - 3/5/2014 Page 8 / 81
___________________________________________
Leslie Ruge, Secretary
By Rose Rhoads
Grand Island Regular Meeting - 3/5/2014 Page 9 / 81
Hall County Regional Planning
Commission
Wednesday, March 5, 2014
Regular Meeting
Item F1
Redevelopment Plan Area 1 - Habitat for Humanity
Staff Contact: Chad Nabity
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Agenda Item #4
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
February 24, 2014
SUBJECT:
Redevelopment plan amendment for property located in Blight and Substandard Area #1
north of 8th Street and west of Superior Street in Grand Island Nebraska to support this
development. (C-04-2014GI)
PROPOSAL:
Habitat for Humanity is proposing to purchase and redevelop property located north of
8th street and west of Superior Street in northeast Grand Island. They will purchase the
property, borrow material from the north portion of the lot increasing the size of the
public detention cell and extend the sewer main from the west to serve six lots on this
property fronting onto 8th street. They will build six habitat houses on the property over
the course of the next two years.
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 residential 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 R2 Low Density Residential. The proposed development is within the allowed
parameters for the existing zoning districts.
The Regional Planning Commission recommendation is limited to the appropriateness
of the proposed use at this location. The Grand Island Comprehensive Plan calls for
residential development 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 residential units at
this location appears to be supported by the plan.
RECOMMENDATION:
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That the Regional Planning Commission recommend that City Council approve of the
redevelopment plan amendment as submitted. A resolution is attached for your
consideration.
___________________ Chad Nabity AICP, Planning Director
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Grand Island Regular Meeting - 3/5/2014 Page 13 / 81
BACKGROUND INFORMATION RELATIVE TO
TAX INCREMENT FINANCING REQUEST
Project Redeveloper Information
Business Name: Grand Island Area Habitat for Humanity_________________________
Address: 502 W. 2nd St., P.O. Box 1001, Grand Island, NE 68802
Telephone No.: 308-385-5510
Fax No.: _308-385-5511____________________
Contact: Dana Jelinek
Brief Description of Applicant’s Business:
Grand Island Area Habitat for Humanity (GIAHFH) is a non-profit housing
organization working to help low-income households into safe, decent affordable
homes they will own. Through community assistance, homes are built in
partnership with qualifying households, then sold at the cost to build and with no
interest loans.
Present Ownership Proposed Project Site: Miscellaneous tracts 10-11-9 pt NE ¼ SW ¼
South of east 8th and west of Taft 1.73AC.
Proposed Project: Building square footage, size of property, description of
buildings – materials, etc. Please attach site plan, if available.
Attached is a proposed site plan which will accommodate six Habitat homes.
Typical Habitat homes are energy efficient, 1070 sq. ft., three bedroom homes on
Grand Island Regular Meeting - 3/5/2014 Page 14 / 81
a crawlspace. More bedrooms are added when necessary. Homes have hardi-plank
siding, covered entries, architectural shingles, and a sodded yard.
If Property is to be Subdivided, Show Division Planned:
VI. Estimated Project Costs:
Acquisition Costs:
A. Land $ 68,940
B. Building $ 0
Construction Costs:
A. Renovation or Building Costs: $
B. On-Site Improvements: $ 34,365
re-platting, demo, asbestos removal, tree removal, etc.
Soft Costs:
A. Architectural & Engineering Fees: $ 4,300
B. Financing Fees: $
Closing costs, filing fees
C. Legal/Developer/Audit Fees: $ 10,000
D. Contingency Reserves: $ 5,380
E. Other (Please Specify) $
TIF fees
TOTAL $ 122,985
Total Estimated Market Value at Completion: $ 480,000
Source of Financing:
A. Developer Equity: from GIAHFH reserves $ 122,985
B. Commercial Bank Loan: $ 0
Tax Credits:
1. N.I.F.A. $ 0
Grand Island Regular Meeting - 3/5/2014 Page 15 / 81
2. Historic Tax Credits $ 0
D. Industrial Revenue Bonds: $ 0
E. Tax Increment Assistance: $ 122,985
F. Other $ 0
Name, Address, Phone & Fax Numbers of Architect, Engineer and General Contractor:
Dana Jelinek, Executive Director
Grand Island Area Habitat for Humanity
502 W. 2nd St., PO Box 1001
Grand Island, NE 68802
Phone: 308-385-5510/Fax: 308-385-5511
Estimated Real Estate Taxes on Project Site Upon Completion of Project:
(Please Show Calculations)
The estimated value on the homes upon completion will be $480,000. $480,000-
$35,000 base = $445,000 x 2.201353 = $9,796 per year after building has been
completed.
Project Construction Schedule:
Construction Start Date: Spring 2015 (weather dependent)
Construction Completion Date: Summer 2016 (weather dependent)
If Phased Project:
2015 Year 50% Complete
2016___________________ Year 100% Complete
XII. Please Attach Construction Pro Forma
XIII. Please Attach Annual Income & Expense Pro Forma
(With Appropriate Schedules)
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TAX INCREMENT FINANCING REQUEST INFORMATION
Describe Amount and Purpose for Which Tax Increment Financing is Requested:
Amount of Incremental Prospective Annual real Estate Taxes over 2014 Real
Estate Taxes on the subject property for 14 years beginning in 2015 will be used
to redevelop the property.
Statement Identifying Financial Gap and Necessity for use of Tax Increment Financing
for Proposed Project: Grants for lot acquisition through Habitat for Humanity and
HUD are no longer structured for Habitat affiliates of our size. With grants for
land acquisition gone and difficulty in finding affordable land on which to build,
GIAHFH is seeking other partnerships. Land costs, plus development on the
proposed properties is far beyond what we can afford on our own. TIF funding for
the purchase of the property allows us to acquire not just land on which to build,
but also allows us to develop the land so it is suitable for building. The purchase
of this property is contingent upon TIF approval. The added value of six proposed
new homes benefits the community and the neighborhood, not to mention the
low-income families who will partner on the projects. With fewer private entities
building small houses (limited/no profit margin), Habitat fills that gap.
Municipal and Corporate References (if applicable). Please identify all other
Municipalities, and other Corporations the Applicant has been involved with, or
has completed developments in, within the last five (5) years, providing contact
person, telephone and fax numbers for each:
Since 1992, GIAHFH has completed 74 homes, 64 of which have been in Grand
Island. Another Grand Island home is currently under construction. Over $80,000
in property taxes are paid each year on GIAHFH homes. Most of those homes
stand on once vacant lots, while a few replaced deteriorated structures.
In over 20 years, GIAHFH has partnered with various volunteer groups, sub-
contractors and suppliers, plus donors, to make safe, affordable housing a reality
for qualifying low-income households. Families selected must meet income
Grand Island Regular Meeting - 3/5/2014 Page 17 / 81
requirements (30-60% of median income), have the ability to pay a no-interest
home loan based on the cost to build, and contribute 500 hours of sweat equity
(including 20 hours of home-ownership education). A thorough selection process
looks at applications, tax returns, pay stubs, debt to income ratios, credit reports,
and background reports, plus families participate in meetings, interviews and
home visits. In the last five years, both the CRA and City of Grand Island (NSP)
provided funds for demolition of deteriorated properties or land where those
properties once stood. Both partnerships made way for Habitat home construction.
The CRA also provided water lines to an area where we completed four homes.
IV. Please Attach Applicant’s Corporate/Business Annual Financial Statements for
the Last Three Years.
Audited financial statements are available upon request.
Post Office Box 1968
Grand Island, Nebraska 68802-1968
Phone: 308 385-5240
Fax: 308 385-5423
Email: cnabity@grand-island.com
Grand Island Regular Meeting - 3/5/2014 Page 18 / 81
The chart below shows estimated project costs as submitted to Habitat by the property
owner. Estimates were obtained from reputable businesses.
COST ESTIMATE 11/25/2013
Superior and 8th Street Lots
LAND
Land Cost $ 68,000.00
Plat Fees $ 940.00
INFRASTRUCTURE
Sanitary Sewer $ 18,600.00
Grading $ 12,000.00
Seeding $ 2,000.00
Silt Fence $ 500.00
Tree Removal $ 1,000.00
TV Fees $ 265.00
Construction Services $ 3,000.00
Setting Lot Pins $ 500.00
Staking $ 800.00
Subtotal $ 107,605.00
Contingency $ 5,380.25
Total $ 112,985.25
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The budget below represents construction costs for a standard three bedroom home built
in 2013. The number of bedrooms is based on the number of people in the household.
Since families for the homes have not yet been selected, there is the chance that one or
more of the homes may need to be larger. Costs to build would increase over time, as
would construction costs and property values on a larger home.
Construction Budget
Three-Bedroom Habitat for Humanity Home Cost
Permits/Curb Cut/Site Prep 950
Pre-construction Total 950
Contract Labor
Drywall Finishing 1200
Gutters 700
Floor Covering 2300
Heating/Venting 4200
Plumbing 6000
Termite Control 325
Construction Supervisor/Manager Stipends 3100
Electrical 1250
Landscaping 2400
Contract Labor (other) 375
Contract Labor Total 21850
Materials/Supplies
Lumber & Building Materials 18000
Insulation 1200
Electrical Supplies/Lights 4000
Masonry/Concrete 4200
Paint 400
Doors, Trim & Cabinets 5850
Windows 1500
Appliances 1500
Materials/Supply Total 36650
Indirect Construction Costs
Administration 4000
Public Works 200
Sanitation/Garbage 500
Utilities during construction 150
Indirect Costs Total 4850
Total Costs 64300
Grand Island Regular Meeting - 3/5/2014 Page 20 / 81
Typical plan
used for a
corner lot.
Typical plan
used for
interior lots.
Grand Island Regular Meeting - 3/5/2014 Page 21 / 81
Above: Typical three bedroom
home on a corner lot.
Right: Typical three bedroom
home on an interior lot. Note –
NSP funds were used to tear
down the garage in the
background to make way for
the home next door.
Bottom: A four bedroom home
on a corner lot where CRA
provided water lines.
Grand Island Regular Meeting - 3/5/2014 Page 22 / 81
Resolution Number 2014-04
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: ____________________ 2014.
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST:By: ___________________________________
Chair
By: ___________________________________
Secretary
Grand Island Regular Meeting - 3/5/2014 Page 23 / 81
EXHIBIT A
FORM OF REDEVELOPMENT PLAN
Grand Island Regular Meeting - 3/5/2014 Page 24 / 81
Redevelopment Plan Amendment
Grand Island CRA Area #1
February 2014
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area #1 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 #1.
Executive Summary:
Project Description
THE DEVELOPMENT OF SIX RESIDENTIAL LOTS NORTH OF 8TH STREET AND
EAST OF SUPERIOR STREET IN GRAND ISLAND, NEBRASKA INCLUDING
ACQUISITION, SITE WORK, UTILITY IMPROVEMENTS, ENGINEERING,
LANDSCAPING AND PARKING IMPROVEMENTS NECESSARY FOR BUILDING
SIX HOUSES AT THIS LOCATION.
The use of Tax Increment Financing to aid in acquisition of the property and extension of
utilities associated with redevelopment of this site with six new single family homes.
The use of Tax Increment Finance makes it affordable to provide additional housing in
Grand Island at this location for families that qualify to purchase a Habitat Home. This
project would not be possible in an affordable manner without the use of TIF.
Habitat for Humanity has a contract to purchase the property at this location. This vacant
property can be developed with necessary urban infrastructure including water, storm
sewer and waste water connections for the new lots. All site work, demolition and
utilities will be paid for by the Habitat for Humanity. The developer is responsible for
and has provided evidence that they can secure adequate debt financing to cover the costs
associated with the acquisition, site work and remodeling. The Grand Island Community
Redevelopment Authority (CRA) intends to pledge the ad valorem taxes generated over
the 15 year period beginning January 1, 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:
Property Description (the “Redevelopment Project Area”)
This property is located at north of 8th street and east of Superior Street in northeast
Grand Island. The attached map identifies the subject property and the surrounding land
uses:
Grand Island Regular Meeting - 3/5/2014 Page 25 / 81
Legal Descriptions: A TRACT OF LAND IN PART OF THE NORTHEAST
QUARTER OF THE SOUTHWEST QUARTER (NE1/4, SW1/4) AND PART OF THE
NORTHWEST QUARTER OF THE SOUTHEAST QUARTER (NW 1/4, SE 1/4) OF
SECTION TEN (10), TOWNSHIP ELEVEN (11) NORTH, RANGE NINE (9) WEST
OF THE 6TH P.M., CITY OF GRAND ISLAND, HALL COUNTY, NEBRASKA AND
MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF THE NORTHEAST
QUARTER OF THE SOUTHWEST QUARTER AND THE POINT OF BEGINNING;
THENCE ON AN ASSUMED BEARING OF S00°35'03"E, ALONG THE EAST LINE
OF THE NORTHEAST QUARTER OF THE SOUTHWEST QUARTER A DISTANCE
OF 19.87 FEET TO THE PONT OF INTERSECTION OF THE EAST LINE OF SAID
NORTHEAST QUARTER OF THE SOUTHWEST QUARTER AND THE RIGHT OF
WAY LINE OF TAFT STREET (IF EXTENDED); THENCE S28°33'58"E, ALONG
THE EASTERLY RIGHT OF WAY LINE OF TAFT STREET (IF EXTENDED) A
DISTANCE OF 106.11 FEET TO A POINT ON THE NORTHERLY RIGHT OF WAY
LINE OF 8TH STREET; THENCE S60°44'09"W, ALONG THE NORTHERLY RIGHT
OF WAY LINE OF 8TH STREET, A DISTANCE OF 56.75 FEET; THENCE
S60°41'13"W, CONTINUING ON THE NORTHERLY RIGHT OF WAY LINE OF
8TH STREET, A DISTANCE OF 287.73 FEET TO THE POINT OF INTERSECTION
ON THE EASTERLY RIGHT OF WAY LINE 0F SUPERIOR STREET; THENCE
N30°05'03"W, ON THE EASTERLY RIGHT OF WAY LINE OF SUPERIOR STREET,
A DISTANCE OF 322.82 FEET TO A POINT ON THE NORTH LINE OF SAID
NORTHEAST QUARTER OF THE SOUTHWEST QUARTER; THENCE
N89°42'44"E, ALONG THE NORTH LINE OF THE NORTHEAST QUARTER OF
THE SOUTHWEST QUARTER, A DISTANCE OF 100.54 FEET; THENCE
N89°39'42"E, CONTINUING ON THE NORTH LINE OF THE NORTHEAST
QUARTER OF THE SOUTHWEST QUARTER, A DISTANCE OF 310.74 FEET TO
THE POINT OF BEGINNING. SAID TRACT CONTAINS A CALCULATED AREA
OF 78,393 SQUARE FEET OR 1.80 ACRES MORE OR LESS.
Grand Island Regular Meeting - 3/5/2014 Page 26 / 81
Existing Land Use and Subject Property
Grand Island Regular Meeting - 3/5/2014 Page 27 / 81
The tax increment will be captured for the tax years the payments for which become
delinquent in years 2016 through 2030 inclusive.
The real property ad valorem taxes on the current valuation will continue to be paid
to the normal taxing entities. The increase will come from development of a six
single family housing units at this location.
Statutory Pledge of Taxes.
Pursuant to Section 18-2147 of the Act, any ad valorem tax levied upon real property in
the Redevelopment Project Area shall be divided, for the period not to exceed 15 years
after the effective date of the provision, which effective date shall be January 1, 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 - 3/5/2014 Page 28 / 81
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 December 19, 2000.[§18-2109] Such
declaration was made after a public hearing with full compliance with the public
notice requirements of §18-2115 of the Act.
2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (13)
(a) and §18-2110]
Grand Island adopted a Comprehensive Plan on July 13, 2004. This redevelopment plan
amendment and project are consistent with the Comprehensive Plan, in that no changes in
the Comprehensive Plan elements are intended. This plan merely provides funding for
the developer to acquire the necessary property and provide the necessary site work for
the construction of a permitted use on this property.
3. The Redevelopment Plan must be sufficiently complete to address the following
items: [§18-2103(13) (b)]
a. Land Acquisition:
The Redevelopment Plan for Area #1 provides for real property acquisition and this plan
amendment does not prohibit such acquisition. There is no proposed acquisition by the
authority.
b. Demolition and Removal of Structures:
The project to be implemented with this plan does not provide for the demolition and
removal any structures on this property.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. All of the area
around the site in private ownership is planned for low to medium density residential
development; this includes housing of densities up to 14 units per acre. This property is
in private ownership. [§18-2103(b) and §18-2111] The attached map also is an accurate
site plan of the area after redevelopment. [§18-2111(5)]
Grand Island Regular Meeting - 3/5/2014 Page 29 / 81
City of Grand Island Future Land Use Map
Grand Island Regular Meeting - 3/5/2014 Page 30 / 81
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 zone. No zoning changes are anticipated
with this project. No changes are anticipated in street layouts or grades. No changes are
anticipated in building codes or ordinances. Nor are any other planning changes
contemplated. [§18-2103(b) and §18-2111]
e. Site Coverage and Intensity of Use
The developer is proposing excavate fill from the northern portion of the property and
move it to the southern portion of the property along 8th Street. The resulting hole will be
configured to provide storm water containment enlarging the city owned detention cell to
the north and east of the subject property. The fill on the south portion of the property
will allow the developer to extend a sanitary sewer line from the west to serve all six new
lots. The R2 zoning district allows 1 dwelling unit per 6000 square feet of property the
size of each lot is approximately 6360 square feet; enough to legally accommodate a
single family housing unit on each lot. The property is zoned R2 and could accommodate
a building of up to 35% of the property area; allowable coverage would be about 2,226
square feet. The proposed units including detached sheds will cover less than 1,200
square feet, well within the allowable coverage. [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Sewer and water are available to support this development. New water services may be
required for this building on these lots. A sanitary sewer line must be extended from the
west to accommodate this development.
Electric utilities will need to be extended to serve these lots. That will be done consistent
with the Grand Island Utilities Department policy on extension of services to residential
subdivisions.
No other utilities would be impacted by the development.
The developer will be responsible for replacing any sidewalks damaged during
construction of the project.
No other utilities would be impacted by the development. [§18-2103(b) and §18-2111]
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4. The Act requires a Redevelopment Plan provide for relocation of individuals and
families displaced as a result of plan implementation. This property, owned by the
developer is currently vacant, no relocation is contemplated or necessary. [§18-
2103.02]
5. No member of the Authority, nor any employee thereof holds any interest in any
property in this Redevelopment Project Area. [§18-2106]
6. Section 18-2114 of the Act requires that the Authority consider:
a. Method and cost of acquisition and preparation for redevelopment and estimated
proceeds from disposal to redevelopers.
The developer has a contract to purchase the property the property for $68,940. The
$68,940 is included as a TIF eligible expense. Costs for site preparation, utilities and
contingencies of $39,475 are included as a TIF eligible expense. Architectural and
Engineering fees of $4,300 and are included as a TIF eligible expense. Legal, Developer
and Audit Fees including a reimbursement to the City and the CRA of $2,750 are
included as a $10,000 TIF eligible expense. The total of eligible expenses for this project
is $122,985.
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 $123,000 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 through December
2030.
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
Grand Island Regular Meeting - 3/5/2014 Page 32 / 81
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. 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 May 2014 and December of 2016. Excess
valuation should be available for this project for 15 years beginning with the 2015 tax
year. It is anticipated that 3 of the houses will be built by December 31 of 2015 and that
the other houses will be built in 2016.
9. Justification of Project
This is a residential neighborhood characterized by single family dwellings on smaller
lots. The property has been considered for development by a number of individuals of
the years but the question of how to extend sanitary sewer to serve property was not
answered until recently. By creating a larger detention cell and moving the dirt from
north part of the property the lots can be raised enough to support the extension of sewer
to serve the six properties. This is infill development in an area with all city services
available. This project does not propose to tear down any buildings with historic value.
10. Cost Benefit Analysis Section 18-2113 of the Act, further requires the Authority
conduct a cost benefit analysis of the plan amendment in the event that Tax Increment
Financing will be used. This analysis must address specific statutory issues.
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $35,000. The
proposed extension of sanitary sewer and subsequent construction of single family homes
at this location will result in approximately $445,000 of additional taxable valuation
based on the current valuation of other Habitat houses in the area. No tax shifts are
anticipated from the project. The project creates additional valuation that will support
taxing entities long after the project is paid off.
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(b) Public infrastructure and community public service needs impacts and local tax
impacts arising from the approval of the redevelopment project;
No additional public service needs have been identified. Existing water and waste
water facilities will not be impacted by this development. The electric utility has
sufficient capacity to support the development. It is not anticipated that this will impact
schools. Fire and police protection are available and should not be impacted by this
development.
(c) Impacts on employers and employees of firms locating or expanding within the
boundaries of the area of the redevelopment project;
The proposed project will have no impact on other firms locating or expanding in the
area.
(d) Impacts on other employers and employees within the city or village and the
immediate area that are located outside of the boundaries of the area of the
redevelopment project; and
This project will not have a negative impact on other employers and will result in
additional housing choices for employees within the city.
(e) Any other impacts determined by the authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
This project will increase the quantity of available quality housing in Grand Island by
a net of six single family homes. These types of smaller projects spread throughout the
city will have a less drastic impact on neighborhoods and schools than a centralized
larger housing project.
This is a neighborhood that has benefited extensively from development by the Grand
Island Habitat for Humanity Affiliate. This project will continue that investment and
commitment.
Time Frame for Development
Development of this project is anticipated to be completed during between May of 2014
and December 31 of 2016. 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
15 years beginning in 2015 with taxes due in 2016. 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 $123,000 the
projected amount of increment based upon the anticipated value of the project and current
tax rate. Based on the estimates of the expenses of the cost of demolition, site
preparation, engineering, expenses and fees reimbursed to the City and CRA, and
financing fees the developer will spend at least $123,000 on TIF eligible activities.
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See Attached Building Plans and Photos included with application.
Grand Island Regular Meeting - 3/5/2014 Page 35 / 81
Hall County Regional Planning
Commission
Wednesday, March 5, 2014
Regular Meeting
Item F2
Redevelopment Plan Area 2 - Mainstays Suites
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/5/2014 Page 36 / 81
Agenda Item #5
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
February 24, 2014
SUBJECT:
Redevelopment plan amendment for the property located in Blight and Substandard Area #2
this for the acquisition of property and construction of a 59 room Mainstay Suites Extended
Stay Hotel at 3051 South Locust Street in Grand Island, NE to and the subsequent site
work, utility, engineering, landscaping and parking improvements necessary for the
construction of a hotel at this location. (C-05-2014GI)
PROPOSAL:
The Developer is proposing to acquire the property and build a 59 unit Mainstay Suites
Extended Stay Hotel. The developer is seeking Tax Increment Financing to offset the cost of
acquisition of the property, necessary site work, and planning activities.
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
B2 General Commercial. The proposed development is within the allowed parameters for
the existing zoning districts.
The Regional Planning Commission recommendation is limited to the appropriateness of the
proposed use at this location. The Grand Island Comprehensive Plan calls for commercial
development 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 a hotel at this location appears to be
supported by the plan.
RECOMMENDATION:
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That the Regional Planning Commission recommend that City Council approve of the
redevelopment plan amendment as submitted. A resolution is attached for your
consideration.
___________________ Chad Nabity AICP, Planning Director
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Project Redeveloper Information
Business name: Legacy Hospitality doing business as Mainstay Suites
Address: 3051 S. Locust Street, Grand Island, NE 68801
Telephone: 308-384-1333 Fax No: 308-384-3109
Brief Description of Applicants Business: Grand Island’s Mainstay Suites will be an upscale, 59 room
extended stay hotel. Mainstay Suites pride themselves in being welcoming, spacious, and equipped and
offer full functioning kitchenette’s which give our guests the opportunity to enjoy a home away from
home atmosphere.
Present Ownership Proposed Project Site: 3051 S. Locust Street, Grand Island, NE 68801.
Proposed Project: Building square footage, size of property, description of building’s-materials, etc.
Please attach site plan if available. Our facility will consist of a total building area of 32, 712 square feet
sitting on 3.005 acres. The building itself will be a three story facility with eifs siding in attractive
amber,beige, and mulberry colors with ice cube trim and slate shingles. Please see attached site plan for
additional building and material information.
If Property is to be Subdivided, Show Division Planned: N/A
Estimated Project Costs:
Acquisition Costs:
A. Land: (purchased) $208,000.00
B. Building: (N/A) $
Construction Costs:
A. Renovation or Building Costs: $2,500,000.00
B. On-Site Improvements: $
Soft Costs:
A. Architectural & Engineering Fees: $60,725.00
B. Financing Fees: $75,500.00
C. Legal/Developer/Audit Fees: $7,901.86
D. Contingency Reserves: $125,000.00
E. Other (Please Specify)-
a. General Conditions (See Attached) $235,443.94
b. Site Work $169,195.00
c. Franchise Fee $20,000.00
Grand Island Regular Meeting - 3/5/2014 Page 40 / 81
d. Market Study/Performa $6,550.50
e. Appraisal $6,000.00
Total $706,316.30
Total Estimated Market Value at Completion: $4,373,613.00
Source of Financing:
A. Developer Equity: $656,042.003
B. Commercial Bank Loan: $3,600,000.00
C. Tax Credits:
1. N.I.F.A. $
2. Historic Tax Credits $
D. Industrial Revenue Bonds: $
E. Tax Incremental Assistance: $
F. Other: $
Name, Address, Phone & Fax Numbers of Architect, Engineer, and General Contractor:
Architect- Leon K. Lauver & Associates: 2802 Westview Drives, PO. Box 1207, Norfolk, NE 68702-
1207 (p) (402)-371-3333.
General Contractor- Mehring Construction, 3421 State Street, Ste 4, Grand Island, NE 68803 (p)
(308)380-0444.
Engineer- Tim Hamilton with Concrete Design: 3858 S. State Highway, Republic, MO 65738 (p)
(417)-732-2845.
Estimated Real Estate Taxes on Project Site Upon Completion of Project:
(Please Show Calculations)
Project Construction Schedule:
Construction Start Date: Approximately April 1, 2014.
Construction Completion Date: Approximately April 1, 2015.
If Phased Project:
_________________2014 Year ___________________75 % Complete
_________________2015 Year ___________________25 % Complete
Grand Island Regular Meeting - 3/5/2014 Page 41 / 81
XII. Please Attach Construction Pro Forma
XIII. Please Attach Annual Income & Expense Pro Forma (With appropriate schedules).
TAX INCREMENT FINANCING REQUEST INFORMATION
Describe Amount and Purpose for Which Tax Increment Financing is Requested:
Legacy Hospitality is requesting $769,316.30 to be utilized for general conditions work, site
work, franchise fees, Market Study Performa, the appraisal, NEDCO fee’s, Lawyer fee’s, and accounting
fee’s related to the startup of this project. See attached for more information.
Statement Identifying Financial Gap and Necessity for use of Tax Increment Financing for Proposed
Project:
Tax Increment Financing is necessary for our business to complete the project of bringing the
Mainstay Suites into Grand Island at our South Locust Street Location. Our business will contribute to
the City of Grand Island’s goal of revitalizing the South Locust Street Corridor and will not be feasible
without this financing.
Municipal and Corporate References (if applicable). Please identify all other municipalities, and other
Corporations the Applicant has been involved with, or has completed developments in, within the last
five (5) years, providing contact person, telephone, and fax numbers for each:
Milton Motels,LLC, Sandy Milton, 109 E. Ashton Ave, Grand Island,NE, 68801, (p) 308-383-7595, (f) 308-
384-3109.
IV. Please Attach Applicants Corporate/Business Annual Financial Statements for the Last Three Years.
Post Office Box 1968
Grand Island, Nebraska 98802-1968
Phone: 308 385-5240
Fax: 308 385-5423
Email: cnabilty@grand-island.com
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Resolution Number 2014-04
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: ____________________ 2014.
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST:By: ___________________________________
Chair
By: ___________________________________
Secretary
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EXHIBIT A
FORM OF REDEVELOPMENT PLAN
Grand Island Regular Meeting - 3/5/2014 Page 46 / 81
Redevelopment Plan Amendment
Grand Island CRA Area #2
February 2014
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area #2 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 #2.
Executive Summary:
Project Description
THE ACQUISITION OF PROPERTY AND CONSTUCTION OF A 59 ROOM
MAINSTAY SUITES EXTENDED STAY HOTEL AT 3051 SOUTH LOCUST
STREET AND THE SUBSEQUENT SITE WORK, UTILITY, ENGINEERING,
LANDSCAPING AND PARKING IMPROVEMENTS NECESSARY FOR THE
CONSTRUCTION OF A HOTEL AT THIS LOCATION.
The developer intends to use Tax Increment Financing to aid in acquisition of property
and necessary site and public infrastructure improvements to construct a hotel on this site.
The site is has been acquired by the developer. All site work, demolition and utilities will
be paid for by the developer. The developer is responsible for and has provided evidence
that they can secure adequate debt financing to cover the costs associated with the
acquisition, site work and necessary infrastructure. 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:
Property Description (the “Redevelopment Project Area”)
This property is located north and east of the intersection of South Locust Avenue and
U.S. Highway 34 (Husker Highway) in southern Grand Island. The attached map
identifies the subject property and the surrounding land uses:
Legal Description: Lot 1 of Vanosdall Subdivision in Grand Island, Hall County
Nebraska.
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Existing Land Use Map
Grand Island Regular Meeting - 3/5/2014 Page 48 / 81
The tax increment will be captured for the tax years the payments for which become
delinquent in years 2016 through 2030 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 the construction of a new
hotel at this location.
Statutory Pledge of Taxes.
Pursuant to Section 18-2147 of the Act, any ad valorem tax levied upon real property in
the Redevelopment Project Area shall be divided, for the period not to exceed 15 years
after the effective date of the provision, which effective date shall be January 1, 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.
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Redevelopment Plan Amendment Complies with the Act:
The Community Development Law requires that a Redevelopment Plan and Project
consider and comply with a number of requirements. This Plan Amendment meets the
statutory qualifications as set forth below.
1. The Redevelopment Project Area has been declared blighted and substandard by
action of the Grand Island City Council on September 13, 1999. [§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 Redevelopment Plan for Area #2 provides for real property acquisition and this plan
amendment does not prohibit such acquisition. There is no proposed acquisition by the
authority. The Applicant for the Tax Increment Financing will be acquiring the property
for $208,000
b. Demolition and Removal of Structures:
The project to be implemented with this plan amendment does not call for the demolition
and removal of any existing structures.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. The site is
planned for highway commercial development. [§18-2103(b) and §18-2111] The
attached map also is an accurate site plan of the area after redevelopment. [§18-2111(5)]
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City of Grand Island Future Land Use Map
Grand Island Regular Meeting - 3/5/2014 Page 51 / 81
d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned B2-AC General Business zone with an Arterial Commercial Overlay.
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 as a hotel is permitted in the
B2-AC zoning district. [§18-2103(b) and §18-2111]
e. Site Coverage and Intensity of Use
The developer is proposing construct a new hotel as a conforming structure and use in the
B2-AC zoning district. [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
This site has full service to municipal utilities. No utilities would be impacted by the
development.
The developer will be responsible for replacing any sidewalks damaged during
construction of the project.
No other utilities would be impacted by the development. [§18-2103(b) and §18-2111]
4. The Act requires a Redevelopment Plan provide for relocation of individuals and
families displaced as a result of plan implementation.
This property is currently vacant with no structures. 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]
Tom Gdowski a member of the Grand Island Community Redevelopment Authority is
President of Equitable Bank of Grand Island. Equitable Bank is providing the financing
for this project and Mr. Gdowski could benefit from this transaction. Barry Sandstrom a
member of the Grand Island Community Redevelopment Authority is President of Home
Federal Bank of Grand Island. Home Federal will likely enter into a participation
agreement with Equitable bank for this project.
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.
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The property will be purchased for $208,000. Costs for site work and preparation is
estimated at $169,195. Planning activities related to this development are estimated at
$94,588. Legal fees and City fees are estimated at $7,902. The total estimated costs of
eligible activities are $479,685.
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 $479,685 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, 2030.
c. Statement of feasible method of relocating displaced families.
No families will be displaced as a result of this plan.
7. Section 18-2113 of the Act requires:
Prior to recommending a redevelopment plan to the governing body for approval, an
authority shall consider whether the proposed land uses and building requirements in the
redevelopment project area are designed with the general purpose of accomplishing, in
conformance with the general plan, a coordinated, adjusted, and harmonious development
of the city and its environs which will, in accordance with present and future needs,
promote health, safety, morals, order, convenience, prosperity, and the general welfare, as
well as efficiency and economy in the process of development, including, among other
things, adequate provision for traffic, vehicular parking, the promotion of safety from
fire, panic, and other dangers, adequate provision for light and air, the promotion of the
healthful and convenient distribution of population, the provision of adequate
transportation, water, sewerage, and other public utilities, schools, parks, recreational and
community facilities, and other public requirements, the promotion of sound design and
arrangement, the wise and efficient expenditure of public funds, and the prevention of the
recurrence of insanitary or unsafe dwelling accommodations or conditions of blight.
The Authority has considered these elements in proposing this Plan Amendment. This
amendment, in and of itself will promote consistency with the Comprehensive Plan, in
that it will allow for the utilization of and redevelopment of commercial lots. This will
not significantly impact traffic on at the intersection of South Locust and U.S. Highway
34. New commercial development will raise property values and provide a stimulus to
keep surrounding properties properly maintained. This will have the intended result of
preventing recurring elements of unsafe buildings and blighting conditions.
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8. Time Frame for Development
Development of this project (including demolition, site preparation and new construction)
is anticipated to be completed between May 2014 and May of 2015. Excess valuation
should be available for this project for 15 years beginning with the 2015 tax year. It is
anticipated that the TIF indebtedness for this project will be repaid in a period of less than
10 years.
9. Justification of Project
The South Locust Corridor is a major entrance for the City of Grand Island from
Interstate 80. The Heartland Events Center, the State Fair Park and associated buildings
and other attractions are all located along South Locust. The South Locust Business
Improvement District and City of Grand Island have spent a considerable amount of
money on landscaping and aesthetic treatments along this corridor. The City has codified
those improvements as development occurs south of the U.S. 34 and Locust. The Grand
Island CRA has invested more than $500,000 in the property located on the east side of
South Locust south of this project. This is a gateway to the community and for many
people from outside the area is what they will use to judge our City. The opportunity to
partner with owners of properties along this corridor as they develop and invest in their
projects is important to making those favorable first impressions.
10. Cost Benefit Analysis Section 18-2113 of the Act, further requires the Authority
conduct a cost benefit analysis of the plan amendment in the event that Tax Increment
Financing will be used. This analysis must address specific statutory issues.
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $351,390.
The proposed final value of this facility will result in an estimated additional $3,602,329
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;
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The proposed facility will provide jobs for persons employed by the contractors that
will be involved with the project. It will result in a new national chain hotel along the
South Locust corridor.
(d) Impacts on other employers and employees within the city or village and the
immediate area that are located outside of the boundaries of the area of the
redevelopment project; and
This may create additional demand for service employees in the Grand Island area
and could impact other hotels.
(e) Any other impacts determined by the authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
This will improve the southern entrance into the City of Grand Island. The additional
rooms will provide rental space for people staying here for the State Fair and similar
activities. Grand Island does not currently have a modern extended stay hotel so this
should meet an existing need within the market place without negatively impacting other
hotels that cater to more transitory clientele
Time Frame for Development
Development of this project is anticipated to be completed during between May 1, 2014
and May 1 of 2015. 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 15 years
beginning in 2016 with the taxes due for the 2015 tax year. 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 $479,685 and
the interest accrued on the bonds as issued. Based on the estimates of the expenses of the
cost of renovation, site preparation, engineering, expenses and fees reimbursed to the
City and CRA, and financing fees the developer will spend over $479,685 on TIF eligible
activities.
Building Plans are available in the CRA file
Grand Island Regular Meeting - 3/5/2014 Page 56 / 81
Hall County Regional Planning
Commission
Wednesday, March 5, 2014
Regular Meeting
Item F3
Amendment to Future Land Use Map of the Alda Comprehensive
Plan
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/5/2014 Page 57 / 81
Agenda Item #6
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
February 25, 2014
SUBJECT: Concerning proposed amendments to the Future Land Use Map of the Alda Comprehensive
Development Plan. (C-08-2014ALDA)
PROPOSAL:
The Village of Alda approved a future land use map as part of their comprehensive development plan on
December 2, 2003. Justin Pfenning is requesting that the planning commission consider the following
amendment to the future land use map to accommodate a request to rezone certain properties in Alda
located east of Alda Road and south of the substation on the south side of Schimmer Drive. The
amendment as shown on the attached map would declare the subject property (adjacent to the
substation) as planned for light industrial developments.
.
Future land use map as adopted Dec. 2003
This property was shown as planned for residential development but does not have accessible sanitary
sewer and is immediately adjacent to an electrical substation. Given these factors and relatively small
size of the property it is sensible to consider alternative uses to the original plan for residential
development.
Small scale industrial development would be a good choice as storage especially could be developed
without the need for sanitary sewer. Storage would also provide a buffer between the substation and the
existing residential development to the south.
Grand Island Regular Meeting - 3/5/2014 Page 58 / 81
RECOMMENDATION:
That the Regional Planning Commission recommend that the Village Board of Alda amend the Future
Land Use Map to show the property immediately south of the substation as planned for light industrial
development.
____________________ Chad Nabity AICP, Planning Director
2013 Aerial view of the property.
Grand Island Regular Meeting - 3/5/2014 Page 59 / 81
Proposed changes to the Alda Future Land Use Map
Grand Island Regular Meeting - 3/5/2014 Page 60 / 81
Hall County Regional Planning
Commission
Wednesday, March 5, 2014
Regular Meeting
Item F4
Zoning - Alda
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/5/2014 Page 61 / 81
Agenda Item #7
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
February 24, 2014
SUBJECT:Zoning Change (C-06-2014Alda)
PROPOSAL:To rezone property in northwest Alda east of Alda Road and south
Schimmer Drive (south of the electric substation) from R6-Multi Family Residential
District to I1-Light Industrial District, in the Village of Alda.
OVERVIEW:
Site Analysis
Current zoning designation:R6-Multiple Family Residential
Permitted and conditional uses:R6 – Residential uses on lots of at least 6000 square
feet with a density of less than 12 units per acre.
Parks, hospitals, rest homes schools and churches
are also allowed in this district.
Comprehensive Plan Designation:Designated residential unless changed
Existing land uses.Vacant property.
Adjacent Properties Analysis
Current zoning designations:North, South and East: R6-Single Family
Residential
West: TA Transitional Agriculture
Permitted and conditional uses: R6 – Residential
uses on lots of at least 6000 square feet with a
density of less than 12 units per acre. Parks,
hospitals, rest homes schools and churches are also
allowed in this district. TA – Farming, single family
homes, green houses, parks and public service
facilities.
Comprehensive Plan Designation:North, Designated for public use and commercial
East West and South: Designated for residential
development.
Existing land uses:North: Electric Substation
West: Agricultural
East: Residential
South: Residential and vacant
EVALUATION:
Grand Island Regular Meeting - 3/5/2014 Page 62 / 81
Positive Implications:
Consistent with the City’s Comprehensive Land Use Plan (with proposed
amendment): The subject property is proposed for industrial development.
Consistent with the existing roads: Alda Road would both support commercial uses.
Grand Island Regular Meeting - 3/5/2014 Page 63 / 81
Supported by existing Infrastructure: This location is not served by the village sewer
lines and it is too expensive to extend the lines to this location. This would allow
alternate uses (non-residential) that would not require sewer.
Consistent with existing uses: The substation located immediately to the north is not a
use that is compatible with additional residential development in this location.
Grand Island Regular Meeting - 3/5/2014 Page 64 / 81
Negative Implications:
None foreseen.
RECOMMENDATION:
Grand Island Regular Meeting - 3/5/2014 Page 65 / 81
That the Regional Planning Commission recommend that the Village of Alda change
the zoning on this site from R6-Multiple Family Residential to L1-Light Industrial
District as shown on the attached map.
Grand Island Regular Meeting - 3/5/2014 Page 66 / 81
___________________ Chad Nabity AICP, Planning Director
Grand Island Regular Meeting - 3/5/2014 Page 67 / 81
Grand Island Regular Meeting - 3/5/2014 Page 68 / 81
Grand Island Regular Meeting - 3/5/2014 Page 69 / 81
Hall County Regional Planning
Commission
Wednesday, March 5, 2014
Regular Meeting
Item F5
Amendment change to Chapter 33
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/5/2014 Page 70 / 81
Agenda Item #8
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
February 24, 2014
SUBJECT:
Concerning amendments to the Subdivision Ordinance for the City of Grand
Island and its 2 mile extra-territorial jurisdiction. Amendments to be
considered include changes to the Streets and Alleys section of Chapter 33
and the addition of Addendum “C” Street Cross Sections (C-07-2014GI)
PROPOSAL:
The City of Grand Island Public works department has been modernizing the
street cross section typical drawings and has reviewed the Right-of-Way and
easement needs to accommodate the streets, storm sewer and public and
private utilities places in street Right-of-Way. The attached changes and street
cross section typical drawings will be added to Chapter 33 of the Grand Island
City Code as Addendum C. The chapter will be modified as follows to eliminate
standards that might otherwise conflict with the new cross section typicals.
Deletions are shown in strike through and additions are underlined.
OVERVIEW:
The changes to the main part of the Chapter 33 are deletions to eliminate
potential conflicts with the proposed Addendum C.
The major changes involve Addendum C. These are proposed pavement cross
section typicals. These do include changes for the right-of-way for certain
streets, specifications for the placement of pavement and utilities within the right-
of-way and adjacent easements, the minimum width and the placement of
sidewalks within the right-of-way.
The street section typicals were presented to the Planning Commission at their
January meeting for discussion purposes only. Staff has made changes
recommended at that meeting and held an additional meeting with Central
Nebraska Home Builders after they expressed concerns with some of the
proposed changes especially the proposed sidewalk widths. Only one person
from Central Nebraska Home Builders attended the meeting. Chad Nabity will be
speaking at their March meeting on March 4th.
Grand Island Regular Meeting - 3/5/2014 Page 71 / 81
This is the first of a series of changes that staff will be undertaking to modernize
the Grand Island Subdivision Regulations. These changes reflect changes in
construction techniques and materials, and changes in the concerns and
expectation of the citizens of Grand Island.
RECOMMENDATION:
That the Regional Planning Commission recommend that the Grand Island
City Council approve the changes to the Grand Island Subdivision Ordinance
as requested.
___________________ Chad Nabity AICP, Planning Director
Grand Island Regular Meeting - 3/5/2014 Page 72 / 81
§33-12. Streets and Alleys
(1) The arrangement of streets shall conform as nearly as possible to the street plan of the General
Development Plan with provisions for the extension of arterial and collector streets. Streets in
the subdivision, normally shall connect with streets already dedicated in adjoining or adjacent subdivisions, and
provisions may be required for future connections to adjoining unsubdivided tracts.
(2) Local streets should be so planned as to discourage through traffic. Cul-de-sacs should normally not
be longer than five hundred feet and shall terminate with right-of-way turn-around having a diameter of not less than
one hundred feet, and an outside curb diameter of not less than eighty feet for residential areas. Cul-de-sacs within
industrial or commercial areas shall have a right-of-way diameter of not less than 120 feet and an outside curb
diameter of not less than 100 feet.
(3) Collector and Arterial streets should be planned with minimal local street and driveway accesses.
Residential subdivisions should be designed with street patterns that provide driveway access from local streets.
(4) Whenever a proposed subdivision is adjacent to or contains a portion of an existing or proposed
federal or state highway, provision in such subdivision shall be made for one of the following methods of
development:
(a) If the highway is either a non-access or controlled access thoroughfare, one of the following two
methods of development shall be required:
(i) A frontage street adjacent and parallel to such thoroughfare shall be provided; or
(ii) Lots shall back or side to such thoroughfare and have access to another street. Lots in
commercial or industrial zoning districts shall have a landscaped area averaging thirty feet in
width, or other approved landscaping, adjacent to such thoroughfare, and outside storage of
unassembled or unfinished materials or products and inoperable equipment or motor vehicles
shall be suitably screened by a sight-obscuring fence, foliage, or other screening material.
Lots in residential zoning districts shall have a sight-obscuring fence, foliage, or other
screening material adjacent to such thoroughfare. The sight-obscuring fence shall not be metal
strips or slats in a chain link fence.
(b) If the highway is not a non-access or controlled access thoroughfare, one of the following
methods of development shall be required:
(i) Either method required for a non-access or controlled access thoroughfare may be
applied; or
(ii) Lots may have frontage directly on such thoroughfare, provided, that the minimum
setback for any new building in any zoning district shall be thirty feet, and shall be landscaped
except for approved driveways.
(5) Half streets shall be prohibited except where essential to the reasonable development of the
subdivision in conformity with the other requirements of these regulations, or where it is found to be practicable to
require the dedication of the other half when adjoining property is subdivided.
(6) Under normal conditions streets shall be laid out as to intersect as nearly as possible at right angles,
except where topography or other conditions justify variations. More than four approaches to any intersection shall
be prohibited. Street jogs at intersections with centerline offsets of less than 75 feet should be avoided.
(7) Alleys may be provided in commercial and industrial districts. Alleys shall be avoided in residential
districts except to extend existing alleys to a street.
(8) The right-of-way widths, improvements, and grades for streets and alleys included in any subdivision
shall not be less than the minimum right-of-way and outside curb dimensions or less than the minimum grade for
each classification as follows shown on the street cross sections as recommended by the Grand Island Public Works
Department and approved by the Grand Island City council attached as addendum C-Approved Street Cross
Sections.
Residential Areas
R.O.W. Improved Grade
Arterial Street-Five Lane Design 100' 65'* 0.3%
Arterial Street 80 47'* 0.3%
Collector Street 60' 41'* 0.3%
Local Street 60’ 37' 0.3%
Grand Island Regular Meeting - 3/5/2014 Page 73 / 81
(parking on one side) 60' 31'*** 0.3%
(no parking either side) 60' 26'*** 0.3%
Cul-de-sac Street 60' 37' 0.3%
(parking on one side) 60' 31' 0.3%
(no parking either side) 60' 26' 0.3%
Frontage Street 40' 29' 0.3%
Alley 16' 16' 0.3%
Commercial or Industrial Areas
R.O.W. Improved Grade
Arterial Street-Five Lane Design 100' 65'** 0.3%
Arterial Street 80' 47'** 0.3%
Collector Street 60' 45'** 0.3%
Local Street 60' 41' 0.3%
(parking on one side) 60 41' 0.3%
(no parking either side) 60 41' 0.3%
Cul-de-sac Street 60' 41' 0.3%
(parking on one side) 60' 41' 0.3%
(no parking either side) 60' 41' 0.3%
Frontage Street 65' 41' 0.3%
Alley 24' 22' 0.3%
Medians
Location: Medians may be located within streets to be dedicated to the public.
Lane width: A minimum unobstructed lane width of twenty (20.0) feet (improved 21' back of curb to back of curb)
is required between the median curb and the street curb.
Landscaping: Medians within the public right-of-way may be landscaped, maintenance of landscaped medians shall
be the responsibility of a property owners association created at or before filing the final plat. The city will maintain
concrete medians or bricked medians within the public right-of-way.
All streets shall be designed and graded to the full right-of-way widths stated.
* The developer shall not be responsible for providing improvements wider than 37 feet at his expense.
** The developer shall not be responsible for providing improvements wider than 41 feet at developer's
sole expense.
*** A residential local street or cul-de-sac street improvement width of 31 feet (parking on one side); or, a
residential local street or cul-de-sac street improvement width of 26 feet (no parking either side) shall
normally not be permitted, and shall only be considered under special exceptional circumstances.
(9) Drives, streets, or roadways within condominium, townhouse, or planned unit developments shall
have a minimum right-of-way, improvement, and grade as determined by agreement between the subdivider, public
works director, director of Planning, and approved by the city council.
(10) The horizontal alignment on all streets except in unusual cases shall be as follows:
Radii of Horizontal Curves (Center Line)
Arterial Streets.................................................. 700' minimum
Collector Streets............................................... 300' minimum
Local Streets..................................................... 100' minimum
Grand Island Regular Meeting - 3/5/2014 Page 74 / 81
Hall County Regional Planning
Commission
Wednesday, March 5, 2014
Regular Meeting
Item M1
Final Plat
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/5/2014 Page 75 / 81
February 18, 2014
Dear Members of the Board:
RE: Rezoning – Change of Zoning. Rezone request changing property from R-6
Multiple-Family Residential to I-1 Light Industrial, located in Hall County.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is herewith
submitted a rezone request to the Hall County Zoning Map from R-6 Multiple-Family
Residential To I-1 Light Industrial, a tract of land comprising part of Lot Five (5) of County
Subdivision in the Northwest Quarter (NW1/4) and West Half of the Northeast
Quarter (W1/2 NE1/4) of Section Five (5), Township Ten (10) West of the 6th P.M.
in Hall County. As shown on the enclosed map.
You are hereby notified that the Regional Planning Commission will consider this zoning
change at the next meeting that will be held at 6:00 p.m. on March 5, 2014 in the Council
Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
cc: Alda Clerk
Alda Board
Alda Attorney
Hall County Zoning
Hall County Public Works
This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 3/5/2014 Page 76 / 81
Grand Island Regular Meeting - 3/5/2014 Page 77 / 81
February 18, 2014
Dear Members of the Board:
RE: Final Plat – Westgate Industrial Park 2nd Subdivision– Final Plat.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Westgate Industrial Park 2nd Subdivision, located
in the City of Grand Island, in Hall County Nebraska.
This final plat proposes to create 13 lots, on a tract of land in part of the Northwest
Quarter (NW1/4) of Section Twenty Four (24), Township (11) North, Range Ten (10)
West of the 6th P.M. in the City of Grand Island, Hall County, Nebraska, said tract
containing 27.46 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 March 5, 2014 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, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 3/5/2014 Page 78 / 81
Grand Island Regular Meeting - 3/5/2014 Page 79 / 81
February 18, 2014
Dear Members of the Board:
RE: Final Plat – Baxter 2nd Subdivision – Final Plat.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Baxter 2nd Subdivision, located in the City of Grand
Island, in Hall County Nebraska.
This final plat proposes to create 2 lots, on a tract of land in part of the East Half of
the Northeast Quarter (E1/2, NE1/4) of Section Ten (10), 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 20 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 March 5, 2014 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, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 3/5/2014 Page 80 / 81
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