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08-06-2014 Regional Planning Regular Meeting Packet Hall County Regional Planning Commission Wednesday, August 6, 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 Dean Kjar Wood River 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 - 8/6/2014 Page 1 / 51 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 - 8/6/2014 Page 2 / 51 Hall County Regional Planning Commission Wednesday, August 6, 2014 Regular Meeting Item A1 Agenda Staff Contact: Chad Nabity Grand Island Regular Meeting - 8/6/2014 Page 3 / 51 REGIONAL PLANNING COMMISSION AGENDA AND NOTICE OF MEETING Wednesday, August 6, 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 July 2, 2014. 3.Request Time to Speak. 4.Public Hearing - Concerning an amendment to the redevelopment plan for CRA Area 9, for a Site Specific Redevelopment Plan for 2228 N Webb Rd., in Grand Island Nebraska also known as: Northwest Commons. Resolution No. 2014-07. (C-16-2014GI) 5.Public Hearing - Concerning an amendment to the redevelopment plan for CRA Area 6, for a Site Specific Redevelopment Plan for 620 W State St., in Grand Island Nebraska also known as: Super Saver at Five Points. Resolution No. 2014-08. (C-17-2014GI) Consent Agenda 6.Final Plat – South Shelton Subdivision – located west of south of Cedar View Rd and west of McGuire Rd., in Hall County, Nebraska, consisting of 1 acre and (1 Lot). 7.Final Plat – Perfect Peace Subdivision – located north of Platte River Drive and east of 60th Road, in Hall County, Nebraska, consisting of 6 acres and (1 Lot). 8.Final Plat – Follmer Acres Subdivision - located south of Schultz Rd., and west of 70th Road, in Hall County, Nebraska, consisting of 3 acres and (1 Lot). 9.Final Plat – TLST Spiehs Subdivision – located south of E Capital Ave., and east of St Paul Road, in Grand Island, Nebraska, consisting of 5.781 acres and (2 Lots). 10. Preliminary Plat – Sterling Estates Subdivision – located south of Capital Ave., and east of North Road, in Grand Island, Nebraska. Final Plat – Sterling Estates Fourth Subdivision – located south Grand Island Regular Meeting - 8/6/2014 Page 4 / 51 of Capital Ave., and east of North Road., consisting of 23.46 acres and (78 Lots). Final Plat – Sterling Estates Fifth Subdivision – located south of Capital Ave., and east of North Road., consisting of 3.26 acres and (9 Lots). 11. Preliminary Plat – Kurz Subdivision – located north of 8th Street and east of Superior Street in Grand Island, Nebraska. Final Plat – Kurz Subdivision – located north of 8th Street and east of Superior Street., in Grand Island, Nebraska, consisting of 1.80 acres and (7 Lots). 12. Directors Report 13. Next Meeting September 3, 2014. 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 - 8/6/2014 Page 5 / 51 Hall County Regional Planning Commission Wednesday, August 6, 2014 Regular Meeting Item E1 Meeting Minutes Staff Contact: Chad Nabity Grand Island Regular Meeting - 8/6/2014 Page 6 / 51 THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND, WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN, NEBRASKA Minutes for July 2, 2014 The meeting of the Regional Planning Commission was held Wednesday, July 2, 2014, in the Community Meeting Room - City Hall – Grand Island, Nebraska. Notice of this meeting appeared in the "Grand Island Independent" June 21, 2014. Present: Pat O’Neill Dean Kjar Mark Haskins Karen Bredthauer Craig Vincent Bill Hayes Deb Reynolds Absent: Julie Connelly, Dennis McCarty, Terry Connick, Les Ruge and Richard Heckman 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 are posted on the wall in the room and easily accessible to anyone who may be interested in reading them. 2. Minutes of June 4, 2014 meeting. A motion was made by Reynolds and seconded by Hayes to approve the Minutes of the June 4, 2014 meeting. Grand Island Regular Meeting - 8/6/2014 Page 7 / 51 The motion carried with 7 members present and 7 voting in favor (O’Neill, Haskins, Bredthauer, Vincent, Hayes, Kjar and Reynolds) and no one abstaining. 3.Request Time to Speak. 4.Public Hearing – Amendment to the Cairo Zoning Map. (C-14-2014Cairo). O’Neill opened the Public Hearing. Nabity reviewed the Amendment to the Cairo Zoning Map. O’Neill closed the Public Hearing. A motion was made by Hayes and seconded by Reynolds to approve the Amendment to the Cairo Zoning Map. The motion carried with 7 members present and all voting in favor (O’Neill, Hayes, Reynolds, Vincent, Haskins, Bredthauer and Kjar) and no member present voting against. 5.Public Hearing - Concerning the declaration of a site known as Redevelopment Area 13R located west of Lincoln Avenue and north of Phoenix Avenue in the City of Grand Island, Nebraska, as blighted and substandard in accordance with Section 18-2116 Reissue Revised Statutes of Nebraska, Nebraska Community Development Act, as amended, in Grand Island. (C-15-2014GI). O’Neill opened the Public Hearing. Nabity reviewed the Redevelopment Area 13R. O’Neill closed the Public Hearing. A motion was made by Vincent and seconded by Reynolds to approve the Redevelopment Area 13R. The motion carried with 7 members present and all voting in favor (O’Neill, Hayes, Reynolds, Vincent, Haskins, Bredthauer and Kjar) and no member present voting against. Consent Agenda 6.Final Plat – S.R.N Subdivision – located south of Stolley Park Rd. and east of Shady Bend Road., in the two mile jurisdiction of the City of Grand Island, in Hall County, Nebraska. Consisting of 3 acres and (1 Lot). 7.Final Plat – Woodland Park 15th Subdivision – located west of Idaho Ave and north Grand Island Regular Meeting - 8/6/2014 Page 8 / 51 of Capital Ave., in the City of Grand Island, in Hall County, Nebraska. Consisting of 5.27 acres and (12 Lots). A motion was made to approve the plats as presented by Bredthauer and seconded by Vincent. The motion carried with 7 members present and all voting in favor (Vincent, Kjar, O’Neill, Reynolds, Hayes, Haskins and Bredthauer) and no members present abstaining. 8.Budget 9.Directors Report – Community Beautification Committee. 10.Next Meeting August 6, 2014. 11.Planning Director’s Report 12. Adjourn Chairman Pat O’Neill adjourned the meeting at 6:29 p.m. ___________________________________________ Leslie Ruge, Secretary By Rose Rhoads Grand Island Regular Meeting - 8/6/2014 Page 9 / 51 Hall County Regional Planning Commission Wednesday, August 6, 2014 Regular Meeting Item F1 Public Hearing - Redevelopment Plan - for 2228 N Webb Rd Staff Contact: Chad Nabity Grand Island Regular Meeting - 8/6/2014 Page 10 / 51 Site Specific Redevelopment Plan Grand Island CRA Area 9 June 2014 The Community Redevelopment Authority (CRA) of the City of Grand Island intends to amend the Redevelopment Plan for Area 9 with in the city, pursuant to the Nebraska Community Development Law (the “Act”) and provide for the financing of a specific infrastructure related project in Area 9. Executive Summary: Project Description THE RENOVATION AND REDEVELOPMENT OF THE GRAND ISLAND MALL AT 2228 N WEBB ROAD LOT 10 OF GRAND ISLAND MALL EIGHTH SUBDIVSION AND LOT 2 OF GRAND ISLAND MALL FIFTHTEEN SUBDIVISION. THE SUBSEQUENT SITE WORK, UTILITY, ENGINEERING, LANDSCAPING AND PARKING IMPROVEMENTS NECESSARY FOR REDEVELOPMENT AND RENOVATION AT THIS LOCATION. The developer intends to use Tax Increment Financing to aid in renovation and conversion of 128,000 square feet of leasable ‘open air’ tenant space and the development of out parcels on the existing mall property. The developer intends to connect a drive between the east and west sides of the mall by opening a vehicle and pedestrian plaza through the center of the mall creating additional tenant spaces with exterior entrances. The developer is trying to attract national retailers as an anchor to the shopping center. This project would not be possible in an affordable manner without the use of TIF. The site is owned by the developer. All site work, demolition and utilities will be paid for by the developer. The developer is responsible for and has provided evidence that they can secure adequate debt financing to cover the costs associated with the acquisition, site work and remodeling. The Grand Island Community Redevelopment Authority (CRA) intends to pledge the ad valorem taxes generated over the 15 year period beginning January 1, 2016 towards the allowable costs and associated financing for the remodeling and site work. TAX INCREMENT FINANCING TO PAY FOR THE ACQUISTION OF THE PROPERTY AND RELATED SITE WORK WILL COME FROM THE FOLLOWING REAL PROPERTY: Property Description (the “Redevelopment Project Area”) This property is located between State Street and Capital Avenue and between U.S. Highway 281 and Webb Road in northwest Grand Island. The attached map identifies the subject property and the surrounding land uses: Legal Descriptions Lot 10 of Grand Island Mall Eighth Subdivision and Lot 2 of the Grand Island Mall Fifteenth Subdivision in the City of Grand Island, Hall Grand Island Regular Meeting - 8/6/2014 Page 11 / 51 County, Nebraska. It is anticipated that these will be replatted to facilitate the redevelopment. Grand Island Regular Meeting - 8/6/2014 Page 12 / 51 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 rehabilitation of the vacant commercial space into smaller tenant spaces. Statutory Pledge of Taxes. Pursuant to Section 18-2147 of the Act, any ad valorem tax levied upon real property in the Redevelopment Project Area shall be divided, for the period not to exceed 15 years after the effective date of the provision, which effective date shall be January 1, 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. Redevelopment Plan Amendment Complies with the Act: The Community Development Law requires that a Redevelopment Plan and Project consider and comply with a number of requirements. This Plan Amendment meets the statutory qualifications as set forth below. 1. The Redevelopment Project Area has been declared blighted and substandard by action of the Grand Island City Council on April 24, 2012. [§18-2109] Such declaration was made after a public hearing with full compliance with the public notice requirements of §18-2115 of the Act. Grand Island Regular Meeting - 8/6/2014 Page 13 / 51 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: There is no proposed acquisition by the authority or the developer. b. Demolition and Removal of Structures: The project to be implemented with this plan amendment does not call for the demolition and removal of any existing structures. Partial demolition and renovation of the existing Grand Island Mall will be necessary to facilitate the planned development and vehicular and pedestrian plaza between the east and west sides of the Mall. c. Future Land Use Plan See the attached map from the 2004 Grand Island Comprehensive Plan. The site is planned for highway commercial development. [§18-2103(b) and §18-2111] The attached map also is an accurate site plan of the area after redevelopment. [§18-2111(5)] Grand Island Regular Meeting - 8/6/2014 Page 14 / 51 City of Grand Island Future Land Use Map Grand Island Regular Meeting - 8/6/2014 Page 15 / 51 d. Changes to zoning, street layouts and grades or building codes or ordinances or other Planning changes. The area is zoned CD Commercial Development zone. The CD zone is a planned unit development with the look, style placement and size of the buildings approved by with a Development Plan approved by the Grand Island City Council. The proposed redevelopment will require a revised development plan for the Grand Island Mall Commercial Development zone. No changes are anticipated in street layouts or grades. No changes are anticipated in building codes or ordinances. No other planning changes are contemplated. The proposed use for commercial retail space is permitted in the CD zoning district. [§18-2103(b) and §18-2111] e. Site Coverage and Intensity of Use The developer is proposing rehabilitate the existing structure a conforming structure and use in the CD zoning district and add additional structures as may be permitted with a revised development plan. [§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. It is anticipated that the developer will need to extend sewer and water to various new lots to be created on this property. All improvements will be paid for by the developer. The developer will be responsible for replacing any sidewalks damaged during construction of the project. No other utilities would be impacted by the development. [§18-2103(b) and §18-2111] 4. The Act requires a Redevelopment Plan provide for relocation of individuals and families displaced as a result of plan implementation. This property, owned by the developer is maintained as retail center. The proposed use of this property would continue as a retail commercial space. No individuals or families will be relocated as a result of this project.[§18-2103.02] 5. No member of the Authority, nor any employee thereof holds any interest in any property in this Redevelopment Project Area. [§18-2106] 6. Section 18-2114 of the Act requires that the Authority consider: a. Method and cost of acquisition and preparation for redevelopment and estimated proceeds from disposal to redevelopers. Grand Island Regular Meeting - 8/6/2014 Page 16 / 51 The developer has owned the property since 2013 it was acquired at a cost of $1,818,000. The cost of property acquisition is not being included as a TIF eligible expense. Costs for rehabilitation of the existing structure are estimated at $10,009,805. The cost of onsite improvements including the extension of utilities is estimated at $3,165,805. Fees and reimbursement to the City and the CRA will be included as a TIF eligible expense. No property will be transferred to redevelopers by the Authority. The developer will provide and secure all necessary financing. b. Statement of proposed method of financing the redevelopment project. The developer will provide all necessary financing for the project. The Authority will assist the project by granting the sum of $6,447,250 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, 2016 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 at this location. Renovated commercial development will raise property values and provide a stimulus to keep surrounding properties properly Grand Island Regular Meeting - 8/6/2014 Page 17 / 51 maintained. This will have the intended result of preventing recurring elements of unsafe buildings and blighting conditions. 8. Time Frame for Development Development of this project (including demolition, site preparation and new construction) is anticipated to be completed between October 2014 and June of 2016. Additional buildings will be added as the market permits. Excess valuation should be available for this project for 15 years beginning with the 2016 tax year. 9. Justification of Project The U.S. Highway 281 Corridor is a major entrance for the City of Grand Island from the north and from I-80. The majority of the new commercial development in Grand Island in the past 10 years has occurred along this stretch of highway. The Grand Island Mall area was one of the first pieces in this corridor to develop. The pattern that has been most successful with buildings facing onto U.S. 281 was not as obvious a pattern for success as it is today. The opportunity to partner with owners of key building along this corridor as they redevelop and reinvest in their properties is important to making those favorable first impressions. Buildings to both the north and the south of this property have been redeveloped with faces toward both U.S. 281 and Webb Road. The completion of this project will transform this area. 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. As authorized in the Nebraska Community Development Law, §18-2147, Neb. Rev. Stat. (2012), the City of Grand Island has analyzed the costs and benefits of the proposed Grand Island Mall Redevelopment Project, including: Project Sources and Uses. Approximately $6,447,250 in public funds from tax increment financing provided by the Grand Island Community Redevelopment Authority will be required to complete the project. This investment by the Authority will leverage $14,638,399 in private sector financing; a private investment of $2.27 for every TIF dollar investment.1 1 This does not include any investment in personal property at this time. Grand Island Regular Meeting - 8/6/2014 Page 18 / 51 Use of Funds. Description TIF Funds Private Funds Total Site Acquisition $1,818,000 $1,818,000 Site preparation $3,165,805 $3,165,805 Legal and Plan* Building Costs Renovation Phase 1 $6,447,250 $3,562,555 $10,009,805 Out Parcels Phase 2 $2,657,000 $2,657,000 General Conditions $805,630 $805,630 Personal Property Soft Costs $2,629,409 $2,629,409 TOTALS $6,447,250 $14,638,399 $21,570,029 Tax Revenue. The property to be redeveloped is anticipated to have a January 1, 2014, valuation of approximately $2,044,858. Based on the 2013 levy this would result in a real property tax of approximately $45,015. It is anticipated that the assessed value will increase by $19,525,171, upon full completion, as a result of the site redevelopment. This development will result in an estimated tax increase of over $429,818.00 annually. The tax increment gained from this Redevelopment Project Area would not be available for use as city general tax revenues, for a period of 15 years, or such shorter time as may be required to amortize the TIF bond, but would be used for eligible private redevelopment costs to enable this project to be realized. Estimated 2014 assessed value:$ 2,044,858.00 Estimated value after completion $ 21,570,029.00 Increment value $ 19,525,399.00 Annual TIF generated (estimated)$ 429,818.00 TIF bond issue $ 6,447,250.00 (a) Tax shifts resulting from the approval of the use of Tax Increment Financing; The redevelopment project area currently has an estimated valuation of $2,044,858. The proposed renovation of this facility will result in an estimated additional $19,525,399 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 Grand Island Regular Meeting - 8/6/2014 Page 19 / 51 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; This project will protect and enhance the existing employment within the Project Area by redeveloping prime commercial space at this location. Most of the retail space at this location is vacant. It could result in a new national retailers locating in Grand Island. The new retail facilities will employ managerial and sales staff at these locations. New businesses would result in a net increase in employment. At project stabilization employment is expected to increase by 368 employees including a mixture of part time, full time and managerial positions. Temporary construction employment will increase during the construction. The construction period is expected to be 18 to 36 months. The proposed facility will provide jobs for persons employed by the contractors that will be involved with the project. (d) Impacts on other employers and employees within the city or village and the immediate area that are located outside of the boundaries of the area of the redevelopment project; and This may create additional demand for retail service employees in the Grand Island area and could impact other retailers. The proposed retailers represent businesses not located in Grand Island but they will potentially create competition for businesses located here. The latest available labor statistics show that the Grand Island labor pool is 27,961 with a 3.3% unemployment rate2. (e) Any other impacts determined by the authority to be relevant to the consideration of costs and benefits arising from the redevelopment project. Personal property in the project is subject to current property tax rates and would generate additional property tax for all entities in the first year. Annual city sales taxes at this location at project stabilization are expected to approach $25,000,000. Based on the current city sales tax rate of 1.5% this would be projected at $375,000. Time Frame for Development Development of this project is anticipated to be completed during between October 2014 and June of 2016 with out-parcels to be developed as the market demands. The base tax year should be calculated on the value of the property as of January 1, 2015. The tax increment on excess valuation should be available for this project for 15 years beginning 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 2 https://neworks.nebraska.gov Labor Force, Employment and Unemployment for Grand Island City in May 2014 Grand Island Regular Meeting - 8/6/2014 Page 20 / 51 or an amount not to exceed $6,447,250 the projected amount of increment based upon the anticipated value of the project and current tax rate. Based on the estimates of the expenses of the cost of renovation, site preparation, engineering, expenses and fees reimbursed to the City and CRA, and financing fees the developer will spend over $13,000,000 of TIF eligible activities over $10,000,000 of which are directly related to remodeling and rehabilitating the existing building. It is anticipate by the Hall County Assessor’s office that this property if redeveloped as proposed will see a 10 fold increase in valuation. Grand Island Regular Meeting - 8/6/2014 Page 21 / 51 Northwest Commons Resolution Number 2014-07 HALL COUNTY REGIONAL PLANNING COMMISSION A RESOLUTION RECOMMENDING APPROVAL OF A SITE SPECIFIC REDEVELOPMENT PLAN OF THE CITY OF GRAND ISLAND, NEBRASKA; AND APPROVAL OF RELATED ACTIONS WHEREAS, the Chairman and Board of the Community Redevelopment Authority of the City of Grand Island, Nebraska (the “Authority”), referred that certain Redevelopment Plan to the Hall County Regional Planning Commission, (the “Commission”) a copy of which is attached hereto as Exhibit “A” for review and recommendation as to its conformity with the general plan for the development of the City of Grand Island, Hall County, Nebraska, pursuant to Section 18-2112 of the Community Development Law, Chapter 18, Article 21, Reissue Revised Statutes of Nebraska, as amended (the “Act”); and WHEREAS, the Commission has reviewed said Redevelopment Plan as to its conformity with the general plan for the development of the City of Grand Island, Hall County; NOW, THEREFORE, BE IT RESOLVED BY THE HALL COUNTY REGIONAL PLANNING COMMISSION AS FOLLOWS: Section 1. The Commission hereby recommends approval of the Redevelopment Plan. Section 2. All prior resolutions of the Commission in conflict with the terms and provisions of this resolution are hereby expressly repealed to the extent of such conflicts. Section 3. This resolution shall be in full force and effect from and after its passage as provided by law. DATED: ____________________ 2014. HALL COUNTY REGIONAL PLANNING COMMISSION ATTEST:By: ___________________________________ Chair By: ___________________________________ Secretary Grand Island Regular Meeting - 8/6/2014 Page 22 / 51 Northwest Commons EXHIBIT A FORM OF REDEVELOPMENT PLAN Grand Island Regular Meeting - 8/6/2014 Page 23 / 51 Hall County Regional Planning Commission Wednesday, August 6, 2014 Regular Meeting Item F2 Public Hearing - Redevelopment Plan - 620 W State St Staff Contact: Chad Nabity Grand Island Regular Meeting - 8/6/2014 Page 24 / 51 Redevelopment Plan Amendment Grand Island CRA Area 6 June 2014 The Community Redevelopment Authority (CRA) of the City of Grand Island intends to amend the Redevelopment Plan for Area 6 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 6. Executive Summary: Project Description THE ACQUISITION OF PROPERTY AT FIVE POINTS EAST OF BROADWELL AVENUE AND NORTH OF STATE STREET BY THE DEVELOPER AND SUBSEQUENT SITE PREPARATION, DEMOLITION, UTILITY IMPROVEMENTS, LANDSCAPING AND PARKING IMPROVEMENTS NECESSARY FOR BUILDING A NEW GROCERY STORE, INLINE RETAIL SPACE AND RESTAURANT SPACE AT THIS LOCATION. The use of Tax Increment Financing (“TIF”) to aid in the acquisition of property, demolition of existing structures, necessary site work and installation of public utilities and street improvements necessary to redevelop this site. The use of TIF makes it feasible to complete all of the phases of the proposed project within the timeline presented. This project could not be completed without the use of TIF. The acquisition, site work and construction of all improvements will be paid for by the developer. The developer is responsible for and has provided evidence that they can secure adequate debt financing to cover the costs associated with the acquisition, site work and remodeling. The Grand Island Community Redevelopment Authority (CRA) intends to pledge the ad valorem taxes generated over the 15 year period beginning January 1, 2016 towards the allowable costs and associated financing for the acquisition and site work. TAX INCREMENT FINANCING TO PAY FOR THE ACQUISTION OF THE PROPERTY AND RELATED SITE WORK WILL COME FROM THE FOLLOWING REAL PROPERTY: Property Description (the “Redevelopment Project Area”) This property is located at the northeast corner of Broadwell Avenue and State Street in northeast Grand Island including the attached map identifies the subject property and the surrounding land uses: Legal Descriptions Lot 3 of Skag-Way Subdivision and Lot 1 of Skag- Way Second Subdivision. Grand Island Regular Meeting - 8/6/2014 Page 25 / 51 Grand Island Regular Meeting - 8/6/2014 Page 26 / 51 The tax increment will be captured for the tax years the payments for which become delinquent in years 2017 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 new commercial space on this property. 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, 2016. a. That portion of the ad valorem tax which is produced by levy at the rate fixed each year by or for each public body upon the redevelopment project valuation shall be paid into the funds, of each such public body in the same proportion as all other taxes collected by or for the bodies; and b. That portion of the ad valorem tax on real property in the redevelopment project in excess of such amount, if any, shall be allocated to and, when collected, paid into a special fund of the Authority to pay the principal of; the interest on, and any premiums due in connection with the bonds, loans, notes, or advances on money to, or indebtedness incurred by, whether funded, refunded, assumed, or otherwise, such Authority for financing or refinancing, in whole or in part, a redevelopment project. When such bonds, loans, notes, advances of money, or indebtedness including interest and premium due have been paid, the Authority shall so notify the County Assessor and County Treasurer and all ad valorem taxes upon real property in such redevelopment project shall be paid into the funds of the respective public bodies. Pursuant to Section 18-2150 of the Act, the ad valorem tax so divided is hereby pledged to the repayment of loans or advances of money, or the incurring of any indebtedness, whether funded, refunded, assumed, or otherwise, by the CRA to finance or refinance, in whole or in part, the redevelopment project, including the payment of the principal of, premium, if any, and interest on such bonds, loans, notes, advances, or indebtedness. Grand Island Regular Meeting - 8/6/2014 Page 27 / 51 Redevelopment Plan Amendment Complies with the Act: The Community Development Law requires that a Redevelopment Plan and Project consider and comply with a number of requirements. This Plan Amendment meets the statutory qualifications as set forth below. 1. The Redevelopment Project Area has been declared blighted and substandard by action of the Grand Island City Council on October 9, 2007.[§18-2109] Such declaration was made after a public hearing with full compliance with the public notice requirements of §18-2115 of the Act. 2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (13) (a) and §18-2110] Grand Island adopted a Comprehensive Plan on July 13, 2004. This redevelopment plan amendment and project are consistent with the Comprehensive Plan, in that no changes in the Comprehensive Plan elements are intended. This plan merely provides funding for the developer to acquire the necessary property and provide the necessary site work for the construction of a permitted use on this property. 3. The Redevelopment Plan must be sufficiently complete to address the following items: [§18-2103(13) (b)] a. Land Acquisition: The Redevelopment Plan for Area 6 provides for real property acquisition and this plan amendment does not prohibit such acquisition. There is no proposed acquisition by the authority. The applicant will be acquiring the property from the current owner. b. Demolition and Removal of Structures: The project to be implemented with this plan does intend several structures along on the subject property to be removed or demolished. The structures to be demolished are all non-residential in nature and use. c. Future Land Use Plan See the attached map from the 2004 Grand Island Comprehensive Plan. The site is planned for commercial development. [§18-2103(b) and §18-2111] The attached map also is an accurate site plan of the area after redevelopment. [§18-2111(5)] Grand Island Regular Meeting - 8/6/2014 Page 28 / 51 City of Grand Island Future Land Use Map Grand Island Regular Meeting - 8/6/2014 Page 29 / 51 d. Changes to zoning, street layouts and grades or building codes or ordinances or other Planning changes. The area is zoned B2- General Business zone. No zoning changes are anticipated with this project. No changes are anticipated in street layouts or grades. No changes are anticipated in building codes or ordinances. Nor are any other planning changes contemplated. [§18-2103(b) and §18-2111] e. Site Coverage and Intensity of Use The developer is proposing remove all of the structures on the subject property in two phases. The buildings on Lot 3 of Skag-Way Subdivision will be demolished and a new grocery store will be constructed at that location, fuel pumps will be added near Broadwell Avenue and after the construction of the new store the old store will be demolished and the site will be prepared for additional retail and restaurant space to be constructed at a time when the market allows for said construction. The property is zoned B2 and could accommodate a building of up to 100% of the property [§18-2103(b) and §18-2111] f. Additional Public Facilities or Utilities Sewer and water are available to support this development. Water mains will have to be extended throughout the site to support the configuration of the proposed development. New water and sewer services may be required for this building. No other utilities would be impacted by the development. The developer will be responsible for replacing any sidewalks damaged during construction of the project. No other utilities would be impacted by the development. [§18-2103(b) and §18-2111] Grand Island Regular Meeting - 8/6/2014 Page 30 / 51 4. The Act requires a Redevelopment Plan provide for relocation of individuals and families displaced as a result of plan implementation. This amendment does not provide for acquisition of any residences and therefore, no relocation is contemplated. [§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, Chairman of the Grand Island Community Redevelopment Authority, is President of Home Federal Bank in Grand Island and Home Federal has a branch office and an ATM on the property. Mr. Sandstrom will recuse himself from action on this application. 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 is proposing to purchase this property for redevelopment for $2,600,000 in October of 2014 provided that TIF is available for the project as define. The cost of property acquisition is being included as a TIF eligible expense. Costs for site preparation, utility and parking improvements are estimated at $3,004,953 as related to the demolition and site preparation are included as a TIF eligible expense. It is estimated based on the proposed increased valuation of $4,416,000 will result in $1,600,000 of increment generated over a 15 year period, substantially less than the TIF allowable expenses. No property will be transferred to redevelopers by the Authority. The developer will provide and secure all necessary financing. b. Statement of proposed method of financing the redevelopment project. The developer will provide all necessary financing for the project. The Authority will assist the project by granting the sum of $1,600,000 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, 2016 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: Grand Island Regular Meeting - 8/6/2014 Page 31 / 51 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 at the Five Points intersection. 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. 8. Time Frame for Development Development of phase one of this project (including construction of the new grocery store) is anticipated to be completed between October of 2014 and October of 2015. Demolition of the existing Skagway store and preparation of the eastern portion of the site for further development will occur after the opening of the new store. Excess valuation should be available for this project for 15 years beginning with the 2016 tax year. 9. Justification of Project Skagway has been a commercial anchor for the Five Points neighborhood since the 1950’s. This redevelopment and reinvestment by AWG at this location represents a great opportunity to strengthen and sustain this neighborhood commercial development. 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. Grand Island Regular Meeting - 8/6/2014 Page 32 / 51 As authorized in the Nebraska Community Development Law, §18-2147, Neb. Rev. Stat. (2012), the City of Grand Island has analyzed the costs and benefits of the proposed AWG-Skagway North Redevelopment Project, including: Project Sources and Uses. Approximately $1,600,000.00 in public funds from tax increment financing provided by the Grand Island Community Redevelopment Authority will be required to complete the project. This investment by the Authority will leverage $14,430,000.00 in private sector financing; a private investment of $9.02 for every TIF dollar investment. Use of Funds. Description TIF Funds Private Funds Total Site Acquisition $1,600,000 $1,000,000 $2,600,000 Site preparation $3,004,953 Legal and Plan Building Costs Phase 1 $4,725,000 $4,725,000 Phase 2 $3,000,000 $3,000,000 Fuel Center $500,000 $500,000 Personal Property $1,000,000 $1,000,000 Soft Costs $1,200,000 $1,200,000 TOTALS $1,600,000 $14,429,953 $16,029,953 Tax Revenue. The property to be redeveloped is anticipated to have a January 1, 2014, valuation of approximately $3,442,551. Based on the 2013 levy this would result in a real property tax of approximately $75,783. It is anticipated that the assessed value will increase by $4,416,000, upon full completion, as a result of the site redevelopment. This development will result in an estimated tax increase of over $97,200.00 annually adjusted with a 2% appreciation in value for 15 years resulting in $1,600,000 of increment over the 15 year period. The tax increment gained from this Redevelopment Project Area would not be available for use as city general tax revenues, for a period of 15 years, or such shorter time as may be required to amortize the TIF bond, but would be used for eligible private redevelopment costs to enable this project to be realized. Estimated 2014 assessed value:$ 3,442,551.00 Estimated value after completion $ 7,858,035.00 Increment value $ 4,415,484.00 Annual TIF generated (estimated)$ 97,200.00 TIF bond issue $ 1,600,000.00 (a) Tax shifts resulting from the approval of the use of Tax Increment Financing; The redevelopment project area currently has an estimated valuation of $3,442,591. The proposed demolition, new parking lot and renovations at this location will result in an additional $4,415,444 of taxable valuation based on an analysis by the Hall County Grand Island Regular Meeting - 8/6/2014 Page 33 / 51 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; This project will protect and enhance the existing employment within the Project Area by maintaining a grocery store at this location. Additional employment is anticipated with the inline retail and restaurant also proposed at this site. At project stabilization employment is expected to increase to 28 full time equivalent employees. Temporary construction employment will increase during the construction. The construction period is expected to exceed 12 months. (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 facility could draw employees from other similar facilities within the City. The latest available labor statistics show that the Grand Island labor pool is 27,961 with a 3.3% unemployment rate1. (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 appropriate development at a key entrance into the City of Grand Island. Five Points is an iconic location in Grand Island. This redevelopment plan will result in substantial new construction in the neighborhood. Skagway has been a key business at the Five Points location for more than 60 years. This site has had a neighborhood grocery store since before the area to the north and east was developed. Redevelopment of this site will preserve this neighborhood commercial district and strengthen and preserve the surrounding residential values. Personal property in the project is subject to current property tax rates. Personal property for the Project is estimated at $1,000,000 resulting in an estimated personal property tax for the first year of operations of $22,000. Personal property tax is not subject to TIF and 1 https://neworks.nebraska.gov Labor Force, Employment and Unemployment for Grand Island City in May 2014 Grand Island Regular Meeting - 8/6/2014 Page 34 / 51 will be paid to the normal taxing entities. There will additionally be more city sales taxes paid to the city of Grand Island as a result of new taxable sales at the restaurant and inline stores. Time Frame for Development Development of phase 1 of this project is anticipated to be completed during between October 2014 and October of 2015. The base tax year should be calculated on the value of the property as of January 1, 2015. Excess valuation should be available for this project for 15 years beginning with the 2016 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 $1,600,000 the projected amount of increment based upon the anticipated value of the project and current tax rate. Based on the purchase price of the property and estimates of the expenses of renovation activities and associated engineering fees, the developer will spend more than $5,000,000 on TIF eligible activities. See Attached Site Plan and Interior Renovation Plan Grand Island Regular Meeting - 8/6/2014 Page 35 / 51 Super Saver at 5 Points Resolution Number 2014-08 HALL COUNTY REGIONAL PLANNING COMMISSION A RESOLUTION RECOMMENDING APPROVAL OF A SITE SPECIFIC REDEVELOPMENT PLAN OF THE CITY OF GRAND ISLAND, NEBRASKA; AND APPROVAL OF RELATED ACTIONS WHEREAS, the Chairman and Board of the Community Redevelopment Authority of the City of Grand Island, Nebraska (the “Authority”), referred that certain Redevelopment Plan to the Hall County Regional Planning Commission, (the “Commission”) a copy of which is attached hereto as Exhibit “A” for review and recommendation as to its conformity with the general plan for the development of the City of Grand Island, Hall County, Nebraska, pursuant to Section 18-2112 of the Community Development Law, Chapter 18, Article 21, Reissue Revised Statutes of Nebraska, as amended (the “Act”); and WHEREAS, the Commission has reviewed said Redevelopment Plan as to its conformity with the general plan for the development of the City of Grand Island, Hall County; NOW, THEREFORE, BE IT RESOLVED BY THE HALL COUNTY REGIONAL PLANNING COMMISSION AS FOLLOWS: Section 1. The Commission hereby recommends approval of the Redevelopment Plan. Section 2. All prior resolutions of the Commission in conflict with the terms and provisions of this resolution are hereby expressly repealed to the extent of such conflicts. Section 3. This resolution shall be in full force and effect from and after its passage as provided by law. DATED: ____________________ 2014. HALL COUNTY REGIONAL PLANNING COMMISSION ATTEST:By: ___________________________________ Chair By: ___________________________________ Secretary Grand Island Regular Meeting - 8/6/2014 Page 36 / 51 Super Saver at 5 Points EXHIBIT A FORM OF REDEVELOPMENT PLAN Grand Island Regular Meeting - 8/6/2014 Page 37 / 51 Hall County Regional Planning Commission Wednesday, August 6, 2014 Regular Meeting Item J1 Final Plats Staff Contact: Chad Nabity Grand Island Regular Meeting - 8/6/2014 Page 38 / 51 July 22, 2014 Dear Members of the Board: RE: Final Plat – South Shelton Subdivision. For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is herewith submitted a final plat of South Shelton Subdivision, located in Hall County Nebraska. This final plat proposes to create 1 lot, a tract of land comprising a part of the Northeast Quarter (NE ¼ ) of Section Four (4), Township (9) North, Range Twelve (12) West of the 6th P.M., in Hall County, Nebraska, said tract containing 1 acre. You are hereby notified that the Regional Planning Commission will consider this final plat at the next meeting that will be held at 6:00 p.m. on August 6, 2014 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 Manager of Postal Operations Benjamin & Associates, Inc. This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126. Grand Island Regular Meeting - 8/6/2014 Page 39 / 51 Grand Island Regular Meeting - 8/6/2014 Page 40 / 51 July 22, 2014 Dear Members of the Board: RE: Final Plat – Perfect Peace Farms Subdivision. For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is herewith submitted a final plat of Perfect Peace Farms Subdivision, located in Hall County Nebraska. This final plat proposes to create 1 lot, a part of the Southwest Quarter of the Southeast Quarter (SW ¼ SE ¼), Section Four (4), Township Nine (9) North, Range Ten (10) West of the 6th P.M. in Hall County, Nebraska, said tract containing 6 acres. You are hereby notified that the Regional Planning Commission will consider this final plat at the next meeting that will be held at 6:00 p.m. on August 6, 2014 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 Manager of Postal Operations Stevens Land Surveying, LLC This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126. Grand Island Regular Meeting - 8/6/2014 Page 41 / 51 Grand Island Regular Meeting - 8/6/2014 Page 42 / 51 July 22, 2014 Dear Members of the Board: RE: Final Plat – Follmer Acres Subdivision. For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is herewith submitted a final plat of Follmer Acres Subdivision, located in Hall County Nebraska. This final plat proposes to create 1 lot, a part of the Northeast Quarter (NE ¼ NE ¼) of Section Thirty (30), Township Ten (10) North, Range Ten (10) West of the 6th P.M., in Hall County, Nebraska, said tract containing 3 acres. You are hereby notified that the Regional Planning Commission will consider this final plat at the next meeting that will be held at 6:00 p.m. on August 6, 2014 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 Manager of Postal Operations Trenton D. Snow, LLC This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126. Grand Island Regular Meeting - 8/6/2014 Page 43 / 51 Grand Island Regular Meeting - 8/6/2014 Page 44 / 51 July 22, 2014 Dear Members of the Board: RE: Final Plat – TLST Spiehs Subdivision For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is herewith submitted a final plat of TLST Spiehs Subdivision, located in the City of Grand Island, in Hall County Nebraska. This final plat proposes to create 2 lots, on a tract of land comprising a part of Lot One (1), Norwood Subdivision and a part of the North Ten (10) Acres of the West Half of the Northwest Quarter (W ½ NW ¼) all in section Ten (10), Township Eleven (11) North, Range Nine (9) West of the 6th P.M., in the City of Grand Island, Hall County, Nebraska, said tract containing 5.781 acres. You are hereby notified that the Regional Planning Commission will consider this final plat at the next meeting that will be held at 6:00 p.m. on August 6, 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 Rockwell & Associates LLC This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126. Grand Island Regular Meeting - 8/6/2014 Page 45 / 51 Grand Island Regular Meeting - 8/6/2014 Page 46 / 51 July 22, 2014 Dear Members of the Board: RE: Preliminary Plat – Sterling Estates and Final Plat - Sterling Estates Fourth and Fifth Subdivision For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is herewith submitted a preliminary and final plat of Sterling Estates Fourth and Fifth Subdivision, located in the City of Grand Island, in Hall County Nebraska. These final plats propose to create 78 lots on Sterling Estates Fourth Subdivision, on a tract of land located 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 Grand Island, Hall County, NE said tract containing 23.46 acres and 9 lots on Sterling Estates Fifth Subdivision, a replat of all of Lots 1-6, Block 6, Sterling Estates Subdivision in the City of Grand Island in the City of Grand Island, Hall County, Nebraska, said tract containing 3.26 acres. You are hereby notified that the Regional Planning Commission will consider this final plat at the next meeting that will be held at 6:00 p.m. on August 6, 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 - 8/6/2014 Page 47 / 51 Grand Island Regular Meeting - 8/6/2014 Page 48 / 51 Grand Island Regular Meeting - 8/6/2014 Page 49 / 51 July 22, 2014 Dear Members of the Board: RE: Preliminary Plat & Final Plat – Kurz Subdivision For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is herewith submitted a final plat of Kurz Subdivision, located in the City of Grand Island, in Hall County Nebraska. This final plat proposes to create 7 lots, on a tract of land in part of the Northeast 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., in the City of Grand Island, Hall County, Nebraska, said tract containing 1.80 acres. You are hereby notified that the Regional Planning Commission will consider this final plat at the next meeting that will be held at 6:00 p.m. on August 6, 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 Keith Kurz This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126. Grand Island Regular Meeting - 8/6/2014 Page 50 / 51 Grand Island Regular Meeting - 8/6/2014 Page 51 / 51