03-04-2015 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, March 4, 2015
Regular Meeting Packet
Commission Members:
Terry Connick Hall County
Karen Bredthauer Grand Island Vice Chairperson
Julie Connelly Grand Island
Jerry Huismann Grand Island
Mark Haskins Hall County
Carla Maurer Doniphan
Dean Kjar Wood River
Dean Sears Grand Island
Richard Heckman Cairo
Pat O’Neill Hall County Chairperson
Greg Robb Hall County
Leslie Ruge Alda Secretary
Regional Planning Director: Chad Nabity
Planning Technician:
Edwin Maslonka
Planning Secretary:
Rose Rhoads
6:00 PM
Grand Island Regular Meeting - 3/4/2015 Page 1 / 48
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 - 3/4/2015 Page 2 / 48
Hall County Regional Planning
Commission
Wednesday, March 4, 2015
Regular Meeting
Item A1
Agenda
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/4/2015 Page 3 / 48
REGIONAL PLANNING COMMISSION
AGENDA AND NOTICE OF MEETING
Wednesday, March 4, 2015
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 18, 2015.
3.Request Time to Speak.
4.Public Hearing - Rezone - A request to rezone property from CD
Commercial Development Zone to Amended CD Commercial Development
Zone, located north of State Street and east of US Hwy 281, in Grand Island,
in Hall County, Nebraska. (C-07-2015GI)
5.Public Hearing - Rezone - A request to rezone property from RD Residential
Development Zone & R1 Suburban Residential Zone to RD Residential
Development Zone, located south of Capital Ave., and west of US Hwy 281,
in the City of Grand Island, in Hall County, Nebraska. (C-08-2015GI)
6.Public Hearing - Concerning an amendment to the redevelopment plan for
CRA, Area 2, for a Site Specific Redevelopment Plan for 1616 S Eddy, in
Grand Island, Hall County, Nebraska. Resolution No. 2015-03. (C-09-2015GI)
Consent Agenda
7.Final Plat - Sterling Estates 4th Subdivision – located south of Capital Ave
and west of US Hwy 281, in the City of Grand Island, in Hall County,
Nebraska, consisting of 22.65 acres and (34 Lots).
8.Preliminary Plat – Sterling Estates 6th Subdivision – located south of
Capital Ave and west of US Hwy 281, in the City of Grand Island, in Hall
County, Nebraska, consisting of 7.28 acres and (1Lot).
Final Plat – Sterling Estates 6th Subdivision –
located south of Capital Ave and west of US Hwy 281,
in the City of Grand Island, in Hall County, Nebraska,
consisting of 7.28 acres and (1Lot).
9.Final Plat – Bill Baasch Acres Subdivision – located north of US Hwy 34
Grand Island Regular Meeting - 3/4/2015 Page 4 / 48
and south and east of Blaine Street, in the City of Grand Island, in Hall
County, Nebraska, consisting of 4.825 acres and (2 Lots).
10.Final Plat – MAC Subdivision – located north of Guenther Road and west of
Alda Road, in Hall County, Nebraska, consisting of 3.355 acres and (1Lot).
11.Final Plat – Meyer Acres Subdivision – located south of Abbott Road and
west of Bluff Center Road, in Hall County, Nebraska, consisting of 1.9992
acres and (1 Lot).
12.Final Plat – Steadfast Ridge Subdivision – located south of 13th Street and
west of McGuire Road, in Hall County, Nebraska, consisting of 5.0547 acres
and (1 Lot).
13.Next Meeting April 1, 2015
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 - 3/4/2015 Page 5 / 48
Hall County Regional Planning
Commission
Wednesday, March 4, 2015
Regular Meeting
Item E1
Meeting Minutes
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/4/2015 Page 6 / 48
THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
February 18, 2015
The meeting of the Regional Planning Commission was held Wednesday, February 18, 2015 in
the Council Chambers - City Hall – Grand Island, Nebraska. Notice of this meeting appeared
in the "Grand Island Independent" February 7, 2015.
Present: Pat O’Neill Julie Connelly
Karen Bredthauer Mark Haskins
Les Ruge Richard Heckman
Dean Sears Greg Robb
Carla Maurer
Absent: Jerry Huismann, Terry Connick, Dean Kjar
Other:
Staff:Chad Nabity, Rose Rhoads, Craig Lewis, John Collins
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 January 7, 2015 meeting.
Grand Island Regular Meeting - 3/4/2015 Page 7 / 48
A motion was made by Bredthauer and seconded by Ruge to approve the
Minutes of the January 7, 2015 meeting.
The motion carried with 9 members present and 8 voting in favor (O’Neill,
Ruge, Maurer, Heckman, Bredthauer, Haskins, Robb, Sears) and one member
abstaining (Connelly).
3.Request Time to Speak.
Greg Mead, 411Walnut St, Wood River, #6.
4.Public Hearing – Concerning adoption of the Grand Island 1 & 6 Year Street
Improvement Plan. (C-03-2015GI)
O’Neill opened the Public Hearing.
John Collins, Public Works Director discussed the Grand Island 2015
Street Improvement Plan.
O’Neill closed the Public Hearing.
A motion was made by Bredthauer and seconded by Connelly to approve the
Grand Island 1 & 6 as presented. A roll call vote was taken and the motion
passed with 9 members present and 9 voting in favor (Bredthauer, Ruge,
O’Neill, Maurer, Robb, Heckman, Haskins, Sears and Connelly) and no one
abstaining.
5.Public Hearing - Concerning an amendment to the redevelopment plan for Downtown
Upper Story Residential Life Safety Grant. (C-05-2015GI)
O’Neill opened the Public Hearing.
Nabity briefed the board on the redevelopment plan for the Downtown Upper Story
Residential Life Safety Grant. The 2014-2015 CRA Budget included a line item of
$200,000 to support the development of upper story residential development in
Downtown Grand Island. Grand Island City Council and the CRA each authorized
$100,000 toward this effort. The goal of this program is to encourage the development
of 50 new residential units in Downtown Grand Island. The intent of this program if
used and successful is to continue funding the program for 5 years through the 2019
budget year.
O’Neill closed the Public Hearing.
A motion was made by Bredthauer and seconded by Connelly to approve the
Redevelopment Plan for Upper Story Residential Life Safety Grant and
Resolution 2015-02. A roll call vote was taken and the motion passed with 9
members present and 9 voting in favor (Bredthauer, Ruge, O’Neill, Maurer,
Robb, Heckman, Haskins, Sears and Connelly) and no one abstaining.
Grand Island Regular Meeting - 3/4/2015 Page 8 / 48
6.Public Hearing - Concerning changes to the Wood River Zoning Ordinance to amend
Article 5, Section 5.1.03 by adding the following Permitted Conditional Uses within the
I-1 Light Industrial District (C-06-2015WR) (Hearing, Discussion, Action)
O’Neill opened the Public Hearing.
Nabity explained this is an amendment to the Zoning Ordinance for the City of Wood
River and its 1 mile extra-territorial jurisdiction. Amendments to be considered pertain
to the addition of: Assembly, fabrication, and processing of hazardous or combustible
materials inside an enclosed building, except radioactive or biohazard materials to the
Permitted Conditional Uses within the I-1 Light Industrial District Article 5, Section
5.1.03
Greg Mead, president of Mead Industries, spoke briefly about his request for the change
so that he could carry out ammunition manufacturing in his existing property in the
light industry zone, by conditional use permit.
O’Neill closed the Public Hearing.
A motion was made by Ruge and seconded by Heckman to approve the
requested changes to the City of Wood River Zoning ordinance. A roll call vote
was taken and the motion passed with 9 members present and 9 voting in favor
(Bredthauer, Ruge, O’Neill, Maurer, Robb, Heckman, Haskins, Sears and
Connelly) and no one abstaining.
Consent Agenda
Nabity reviewed the plats.
7.Final Plat – Hannon Subdivision – located east of Nine Bridge Road and north of
Lowry Road, in Hall County, Nebraska. Consisting of (1 Lot) and 7.93 acres.
8.Final Plat – A & E Second Subdivision – located west of 70th Road and south of State
Highway 2, in Hall County, Nebraska. Consisting of (2 Lots) and 12.0307 acres.
9.Vacate Regents Park Subdivision.
Final Plat – Grand Island Public Schools Subdivision – located east
of Adams Street and north of Stolley Park Road, in the City of Grand
Island, in Hall County, Nebraska. Consisting of (1 Lot) and 30.71 acres.
A motion was made by Ruge and seconded by Haskins to approve the plats as
presented. A roll call vote was taken and the motion passed with 9 members
present and 9 voting in favor (Bredthauer, Ruge, O’Neill, Maurer, Robb,
Heckman, Haskins, Sears and Connelly) and no one abstaining.
Grand Island Regular Meeting - 3/4/2015 Page 9 / 48
Connelly left the meeting at 6:43 p.m.
10.Discussion on Definitions and Zoning Matrix.
There was further discussion on the definitions and zoning matrix.
11.Next Meeting March 4, 2015
12.Planning Directors Report.
NPZA Conference March 11-13, 2015.
13. Adjourn
Chairman Pat O’Neill adjourned the meeting at 6:52 p.m.
___________________________________________
Leslie Ruge, Secretary
By Rose Rhoads
Grand Island Regular Meeting - 3/4/2015 Page 10 / 48
Hall County Regional Planning
Commission
Wednesday, March 4, 2015
Regular Meeting
Item F1
Rezone - Grand Island Mall 12th Subdivision
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/4/2015 Page 11 / 48
February 18, 2015
Dear Members of the Board:
RE: Rezoning – A request to rezone the properties from CD Commercial
Development to Amended Commercial Development in the City of Grand
Island, Hall County, Nebraska.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a rezone request to the Grand Island Zoning Map from CD
Commercial Development to Amended Commercial Development Zone. 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 4, 2015 in
the Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
cc: City Clerk
City Attorney
City Public Works
City Building Department
City Utilities
This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126.
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Hall County Regional Planning
Commission
Wednesday, March 4, 2015
Regular Meeting
Item F2
Rezone - Sterling Estates 6th Subdivision
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/4/2015 Page 14 / 48
February 18, 2015
Dear Members of the Board:
RE: Rezoning – A request to rezone the properties from RD Residential
Development Zone and R1 Suburban Residential Zone to RD Residential Zone
in the City of Grand Island, Hall County, Nebraska.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a rezone request to the Grand Island Zoning Map from RD
Residential Development Zone and R1 Suburban Residential Zone to RD
Residential Zone. 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 4, 2015 in
the Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
cc: City Clerk
City Attorney
City Public Works
City Building Department
City Utilities
This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126.
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Hall County Regional Planning
Commission
Wednesday, March 4, 2015
Regular Meeting
Item F3
Amendment to Redevelopment Plan
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/4/2015 Page 18 / 48
Redevelopment Plan Amendment
Grand Island CRA Area 2
February 2015
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area 2 within the city, pursuant to
the Nebraska Community Development Law (the “Act”) and provide for the
financing of a specific housing related project in Area 2.
Executive Summary:
Project Description
THE ACQUISITION OF PROPERTY AT 1616 S. EDDY STREET AND THE
SUBSEQUENT SITE WORK, UTILITY IMPROVEMENTS, ENGINEERING,
LANDSCAPING AND PARKING IMPROVEMENTS NECESSARY FOR
REBUILDING A DUPLEX AT THIS LOCATION.
The use of Tax Increment Financing (TIF) to aid in the acquisition of property, necessary
site work and installation of public utilities and utility connections necessary to develop
this site. The use of TIF makes it feasible to complete 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 north of Delta Street west of Eddy Street in south central Grand
Island, the attached map identifies the subject property and the surrounding land uses:
Legal Description Lot 3 of Mehring & Kelly Subdivision
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The tax increment will be captured for the tax years the payments for which become
delinquent in years 2017 through or 30 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.
Said taxes shall be divided as follows:
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 - 3/4/2015 Page 21 / 48
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 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 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 will be acquiring the property from the current owner.
b. Demolition and Removal of Structures:
The project to be implemented with this plan will not require demolition 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 commercial development which also permits residential development
consistent with the neighborhood at a density lower than the proposed use of a duplex at
this site. [§18-2103(b) and §18-2111] The attached map also is an accurate site plan of
the area after redevelopment. [§18-2111(5)]
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City of Grand Island Future Land Use Map
Grand Island Regular Meeting - 3/4/2015 Page 23 / 48
d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned R4 High 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 to build a duplex on this lot. The proposed units including
the attached garages will cover about 2,400 square feet, well within the allowable
coverage. [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Sewer and water are available to support this development. Connections for water and
sewer will have to be extended to serve this lot. The lack of available connections and
cost to install those is one of the primary reasons for requesting TIF for this development.
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 - 3/4/2015 Page 24 / 48
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]
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 $20,000
provided that TIF is available for the project as defined. The cost of property acquisition
is being included as a TIF eligible expense. Costs for site preparation, utility extensions,
building plan and up front financing costs at $15,230 and are included as a TIF eligible
expense. An additional $2,750 of expenses for legal work, fees and financial tracking of
this project are also included as eligible expenses for a total TIF request of $37,983 It is
estimated based on the proposed increased valuation of $160,000 will result in $49,700 of
increment generated over a 15 year period more than the allowable expenses for this
project. It is anticipated that the debt for this project would be paid off in 12 years.
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 $37,983 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:
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
Grand Island Regular Meeting - 3/4/2015 Page 25 / 48
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 vacant property at this location. This lot is
surrounded by similar and higher density residential units. The cost to provide utilities to
this lot has kept it from developing. This will not increase traffic in the area. New
residential development will raise property values and provide a stimulus to keep
surrounding properties properly maintained. This will have the intended result of
preventing recurring elements of unsafe buildings and blighting conditions.
8. Time Frame for Development
Development of this project is anticipated to be completed between September of 2015
and September of 2016. Excess valuation should be available for this project for 15 years
beginning with the 2016 tax year.
9. Justification of Project
The City of Grand Island is in need of additional housing units and use and reuse of
existing lots is one strategy identified in the 2014 Housing Study. 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.
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 $38,000 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$163,115
in private sector financing; a private investment of $4.1 for every TIF dollar investment.
Grand Island Regular Meeting - 3/4/2015 Page 26 / 48
Use of Funds.
Description TIF Funds Private Funds Total
Site Acquisition $20,000 $20,000
Site preparation $7,583 $7,583
Utilities $4,700 $4,700
Legal and Plan $5,700 $5,700
Building Costs $163,115 $163,115
Soft Costs
TOTALS $37,983 $163,115 $201,098
Tax Revenue. The property to be redeveloped is has a January 1, 2015, valuation of
approximately $9,460. Based on the 2014 levy this would result in a real property tax of
approximately $208. It is anticipated that the assessed value will increase by $150,540 upon full
completion, as a result of the site redevelopment. This development will result in an estimated
tax increase of over $3,314 annually resulting in $49,700 of increment over the 15 year period.
The tax increment gained from this Redevelopment Project Area would not be available for use
as city general tax revenues, for a period of 15 years, or such shorter time as may be required to
amortize the TIF bond, but would be used for eligible private redevelopment costs to enable this
project to be realized.
Estimated 2014 assessed value:$ 9,460.00
Estimated value after completion $ 160,000.00
Increment value $ 150,540.00
Annual TIF generated (estimated)$ 3,314.00
TIF bond issue $ 38,000.00
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $9,460. The
proposed extension of utilities and construction of a duplex at this location will result in
an additional $160,000 of taxable valuation based on valuations of similar properties. 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. The project will not add any
tax burdens to taxing entities. Therefor no tax shifts will occur.
(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.
Grand Island Regular Meeting - 3/4/2015 Page 27 / 48
(c) Impacts on employers and employees of firms locating or expanding within the
boundaries of the area of the redevelopment project;
This project will not impact employers or employees in the area directly. This project
will provide housing for persons employed in and around Grand Island. National
estimates from the Homebuilders Association show that building a single family house is
adds 2.5 full time equivalent jobs to the overall employment in a community.
(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
No impacts are anticipated outside of the city or immediate area to total employment
from this project other than the incremental increase due to the construction.
(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 utilize a piece of property in the Grand Island City Limits that has been
vacant for at least 35 years. The level of development proposed is of a density similar to
or lower than the neighboring properties. This will create 2 additional housing units at a
time when studies show the City is in need of more than 1,700 additional housing units.
These units will be created in an area the will have a new elementary school and should
not negatively impact school populations.
Time Frame for Development
Development of this project is anticipated to be completed during between September
2015 and September of 2016. 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 $38,000 the projected amount
of the eligible expenses for this project. 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 $38,000 on TIF eligible activities.
See Attached Site Plan
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1616 S Eddy St
Resolution Number 2015-03
HALL COUNTY REGIONAL PLANNING COMMISSION
A RESOLUTION RECOMMENDING APPROVAL OF A SITE SPECIFIC
REDEVELOPMENT PLAN OF THE CITY OF GRAND ISLAND, NEBRASKA;
AND APPROVAL OF RELATED ACTIONS
WHEREAS, the Chairman and Board of the Community Redevelopment Authority of the City of
Grand Island, Nebraska (the “Authority”), referred that certain Redevelopment Plan to the Hall County
Regional Planning Commission, (the “Commission”) a copy of which is attached hereto as Exhibit “A”
for review and recommendation as to its conformity with the general plan for the development of
the City of Grand Island, Hall County, Nebraska, pursuant to Section 18-2112 of the Community
Development Law, Chapter 18, Article 21, Reissue Revised Statutes of Nebraska, as amended (the
“Act”); and
WHEREAS, the Commission has reviewed said Redevelopment Plan as to its conformity with
the general plan for the development of the City of Grand Island, Hall County;
NOW, THEREFORE, BE IT RESOLVED BY THE HALL COUNTY REGIONAL
PLANNING COMMISSION AS FOLLOWS:
Section 1. The Commission hereby recommends approval of the Redevelopment Plan.
Section 2. All prior resolutions of the Commission in conflict with the terms and provisions of
this resolution are hereby expressly repealed to the extent of such conflicts.
Section 3. This resolution shall be in full force and effect from and after its passage as provided
by law.
DATED: ____________________ 2015.
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST:By: ___________________________________
Chair
By: ___________________________________
Secretary
Grand Island Regular Meeting - 3/4/2015 Page 29 / 48
1616 S Eddy St
EXHIBIT A
FORM OF REDEVELOPMENT PLAN
Grand Island Regular Meeting - 3/4/2015 Page 30 / 48
Hall County Regional Planning
Commission
Wednesday, March 4, 2015
Regular Meeting
Item M1
Sterling Estates 4th Sub
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/4/2015 Page 31 / 48
February 18, 2015
Dear Members of the Board:
RE: Final Plat – Sterling Estates 4th Subdivision – Final Plat.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Sterling Estates 4th Subdivision, located in the City
of Grand Island, in Hall County Nebraska.
This final plat proposes to create 34 lots, on a tract of land located in part of the
Northwest Quarter (NW ¼) of Section Twelve (12), Township Eleven (11) North,
Range Ten (10) West of the 6th P.M. in the City of Grand Island, Hall County,
Nebraska, said tract containing 22.65 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 4, 2015 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 - 3/4/2015 Page 32 / 48
Grand Island Regular Meeting - 3/4/2015 Page 33 / 48
Hall County Regional Planning
Commission
Wednesday, March 4, 2015
Regular Meeting
Item M2
Sterling Estates 6th Sub
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/4/2015 Page 34 / 48
February 18, 2015
Dear Members of the Board:
RE: Preliminary Plat & Final Plat – Sterling Estates 6th Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Sterling Estates 6th Subdivision, located in the City
of Grand Island, in Hall County Nebraska.
This final plat proposes to create 1 lot, on a tract of land consisting of Lot 2 of
Sterling Estates Second Subdivision and a part of the Northwest Quarter (NW1/4) of
Section 12, Township 11 North, Range 10 West of the 6th P.M. in the City of Grand
Island, Hall County, Nebraska, said tract containing 7.28 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 4, 2015 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 - 3/4/2015 Page 35 / 48
Grand Island Regular Meeting - 3/4/2015 Page 36 / 48
Hall County Regional Planning
Commission
Wednesday, March 4, 2015
Regular Meeting
Item M3
Bill Baasch Acres Sub
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/4/2015 Page 37 / 48
February 18, 2015
Dear Members of the Board:
RE: Final Plat – Bill Baasch Acres Subdivision
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Bill Baasch Acres 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
Six (6) and a Part of the East Half of Lot Eight (8) and the accretion thereto,
Riverside Farm Subdivision of a part of the Southeast Quarter (SE1/4) of Section
Twenty Nine (29), 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 4.825
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 4, 2015 in the
Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
Cc: City Clerk
City Attorney
City Public Works
City Building Department
City Utilities
Manager of Postal Operations
Rockwell & Associates
This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 3/4/2015 Page 38 / 48
Grand Island Regular Meeting - 3/4/2015 Page 39 / 48
Hall County Regional Planning
Commission
Wednesday, March 4, 2015
Regular Meeting
Item M4
MAC Subdivision
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/4/2015 Page 40 / 48
February 18, 2015
Dear Members of the Board:
RE: Final Plat – MAC Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of MAC Subdivision, located in Hall County,
Nebraska.
This final plat proposes to create 1 Lot on a tract of land comprising a part of the
Southeast Quarter (SE1/4), Section Seven (7), Township Ten (10) North, Range
Ten (10) West of the 6th P.M., in Hall County, Nebraska, said tract containing 4.84
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 4, 2015 in the
Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
Cc: Hall County Clerk
Hall County Attorney
Hall County Public Works
Hall County Zoning Department
Manager of Postal Operations
Rockwell & Accociates
This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 3/4/2015 Page 41 / 48
Grand Island Regular Meeting - 3/4/2015 Page 42 / 48
Hall County Regional Planning
Commission
Wednesday, March 4, 2015
Regular Meeting
Item M5
Meyer Acres Sub
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/4/2015 Page 43 / 48
February 18, 2015
Dear Members of the Board:
RE: Final Plat – Meyer Acres Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Meyer Acres Subdivision, located in Hall County,
Nebraska.
This final plat proposes to create 1 Lot on a tract of land comprising a part of the
North Half of the Northeast Quarter (N1/2 NE ¼) of Section Thirty Two (32),
Township Twelve (12) North, Range Twelve (12) West of the 6th P.M., in Hall
County, Nebraska, said tract containing 5.0547 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 4, 2015 in the
Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
Cc: Hall County Clerk
Hall County Attorney
Hall County Public Works
Hall County Zoning Department
Manager of Postal Operations
Benjamin & Associates, Inc
This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 3/4/2015 Page 44 / 48
Grand Island Regular Meeting - 3/4/2015 Page 45 / 48
Hall County Regional Planning
Commission
Wednesday, March 4, 2015
Regular Meeting
Item M6
Steadfast Ridge Sub
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/4/2015 Page 46 / 48
February 18, 2015
Dear Members of the Board:
RE: Final Plat – Steadfast Ridge Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Steadfast Ridge Subdivision, located in Hall
County, Nebraska.
This final plat proposes to create 1 Lot on a tract of land comprising a part of the
East Half of the Northeast Quarter (E1/2 NE1/4) of Section Sixteen (16), Township
Eleven (11) North, Range Twelve (12) West of the 6th P.M., in Hall County,
Nebraska, said tract containing 1.992 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 4, 2015 in the
Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
Cc: Hall County Clerk
Hall County Attorney
Hall County Public Works
Hall County Zoning Department
Manager of Postal Operations
Benjamin & Associates, Inc.
This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 3/4/2015 Page 47 / 48
Grand Island Regular Meeting - 3/4/2015 Page 48 / 48