06-10-2015 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, June 10, 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 - 6/10/2015 Page 1 / 108
Call to Order
Roll Call
A - SUBMITTAL OF REQUESTS FOR FUTURE ITEMS
Individuals who have appropriate items for City Council consideration should complete the Request for
Future Agenda Items form located at the Information Booth. If the issue can be handled administratively
without Council action, notification will be provided. If the item is scheduled for a meeting or study
session, notification of the date will be given.
B - RESERVE TIME TO SPEAK ON AGENDA ITEMS
This is an opportunity for individuals wishing to provide input on any of tonight's agenda items to reserve
time to speak. Please come forward, state your name and address, and the Agenda topic on which you will
be speaking.
DIRECTOR COMMUNICATION
This is an opportunity for the Director to comment on current events, activities, and issues of interest to
the commission.
Grand Island Regular Meeting - 6/10/2015 Page 2 / 108
Hall County Regional Planning
Commission
Wednesday, June 10, 2015
Regular Meeting
Item A1
Agenda
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 6/10/2015 Page 3 / 108
REGIONAL PLANNING COMMISSION
AGENDA AND NOTICE OF MEETING
Wednesday, June 10, 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 May 6, 2014.
3.Request Time to Speak.
4.Public Hearing - Concerning adoption of the Hall County 1 & 6 Year Road
Improvement Plan. (C-18-2015HC)
5.Public Hearing – Redevelopment Plan for 308-312 W 3rd Street, in Grand Island NE.
(C-15-2015GI)
6.Public Hearing – Rezone request for 604 N Custer Ave., in Grand Island NE. (C-14-
2015GI)
7.Public Hearing – Rezone request for 3344 Wildwood Drive, in Grand Island NE. (C-
19-2015GI)
8.Public Hearing – Rezone request for Wood River Industrial Park, in Wood River
NE. (C-17-2015WR)
Consent Agenda
9.Preliminary Plat – Starlite Subdivision – located south of State Street and north of
13th Street, in the City of Grand Island, in Hall County, Nebraska, consisting of
69.346 acres and (2 Lots).
10.Final Plat – Stauffer Subdivision – located west of US Highway 281 and north of
Wildwood Drive, in the City of Grand Island, in Hall County, Nebraska, consisting of
5.662 acres and (1 Lot).
11.Final Plat – Landell Subdivision – located north of Capital Avenue and west of
Gunbarrel Road, in the 2 mile extra territorial jurisdiction of the City Of Grand
Island, in Hall County, Nebraska, consisting of 3.002 acres and (1 Lots).
12.Final Plat – MAC Subdivision – located north of Guenther Road and west of Alda
Road, in Hall County, Nebraska, consisting of 25.225 acres and (2 Lots).
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13.Final Plat – Wood River Industrial Park – located east of Walnut Street and south
of Railroad Street, in Wood River, Hall County, Nebraska, consisting of 17.8 acres
and (11 Lots).
14.Final Plat – C.A. A. P. West Railroad Subdivision – located north of Old Potash
Hwy and east of 90th Rd., in Hall County, Nebraska, consisting of 10.9549 acres and
(1 Lot).
15.Final Plat – C. A. A. P. North Railroad Subdivision – located north of 13th Street
and west of 80th Rd., in Hall County, Nebraska, consisting of 3.7629 acres and (1
Lot).
16.Final Plat – C. A. A. P. East Railroad Subdivision – located north of Old Potash
Hwy and east of 80th Rd., in Hall County, Nebraska, consisting of 18.3048 acres and
(3 Lots).
17.Directors Report
18.Next Meeting July 1, 2015.
19. Adjourn
PLEASE NOTE: This meeting is open to the public, and a current agenda is on file
at the office of the Regional Planning Commission, located on the second floor of
City Hall in Grand Island, Nebraska.
Grand Island Regular Meeting - 6/10/2015 Page 5 / 108
Hall County Regional Planning
Commission
Wednesday, June 10, 2015
Regular Meeting
Item E1
Meeting Minutes
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 6/10/2015 Page 6 / 108
THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
May 6, 2015
The meeting of the Regional Planning Commission was held Wednesday, May 6, 2015 in the
Council Chambers - City Hall – Grand Island, Nebraska. Notice of this meeting appeared in
the "Grand Island Independent" April 25, 2015.
Present: Pat O’Neill Carla Maurer
Karen Bredthauer Mark Haskins
Les Ruge Richard Heckman
Dean Sears Greg Robb
Dean Kjar
Absent: Terry Connick, Jerry Huismann, Julie Connelly
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 April 1, 2015 meeting.
A motion was made by Bredthauer and seconded by Heckman to approve the
Minutes of the April 1, 2015 meeting.
Grand Island Regular Meeting - 6/10/2015 Page 7 / 108
The motion carried with 9 members present and 9 voting in favor (Kjar,
O’Neill, Ruge, Maurer, Robb, Heckman, Bredthauer, Haskins and Sears) and no
member abstaining.
3.Request Time to Speak.
No one request time to speak.
5.4. Public Hearing – Proposed Blight Study Area 17 – located west of US Highway
281 and south of Husker Highway.
O’Neill opened the Public Hearing.
Nabity explained a Substandard and Blight Study was prepared for Chief
Industries Inc. (Chief) by Hanna:Keelan Associates, P.C. This study is for
approximately 116 acres of property in south central Grand Island, west of
U.S. 281 and south of Husker Highway. The study as prepared and
submitted indicates that this property could be considered substandard and
blighted.
Ruge commented “this looks like a cornfield with a farmstead; he doesn’t
feel that public intervention needs to be at this time.”
Haskins agreed saying that there is quite a bit of that that is just regular
farmland. He noted “The part that is the just the farmstead is probably
blighted, but it’s just part of it, it’s not enough to create a blighted
situation in the whole thing.”
O’Neill closed the Public Hearing.
A motion was made by Ruge to not recommend approval of the Blight
Study to City Council and was seconded by Haskins. The motion carried
with 6 voting in favor of not recommending approval of the study
(Bredthauer, Ruge, Robb, Haskins, Sears and Kjar) 3 members voting
against this motion (O’Neill, Maurer and Heckman).
Consent Agenda
6.Final Plat – Skag-Way Third Subdivision – located north of State Street and east of
Broadwell Ave., in Grand Island, Nebraska, consisting of 12 acres and (2 Lots).
7.Final Plat – Sterling Estates Fourth Subdivision – located south of Capital Ave., and
east of North Road, in Grand Island, Nebraska, consisting of 13.30 acres and (27 Lots).
8.Final Plat – B & A Harrenstein Subdivision – located south of Rainforth Rd., and
west of S Locust Street, in Hall County, Nebraska, consisting of 7 acres and (1 Lot).
9.Final Plat – Whitaker Subdivision – located west of 70th Road and south of Lepin
Road, in Hall County, Nebraska, consisting of 3.017 acres and (1 Lot).
Grand Island Regular Meeting - 6/10/2015 Page 8 / 108
10.Preliminary Plat – Wood River Industrial Park – located east of Walnut Street and
south of Railroad Street, in Wood River, Hall County, Nebraska, consisting of 17.8
acres and (11 Lots).
A motion was made by Bredthauer and seconded by Ruge to approve the consent
agenda.
The motion carried with 9 members present and 9 voting in favor (O’Neill,
Ruge, Maurer, Heckman, Robb, Bredthauer, Kjar, Haskins and Sears) and no
member abstaining.
5.Next Meeting June10, 2015
6.Adjourn
Chairman Pat O’Neill adjourned the meeting at 6:22 p.m.
___________________________________________
Leslie Ruge, Secretary
By Rose Rhoads
Grand Island Regular Meeting - 6/10/2015 Page 9 / 108
Hall County Regional Planning
Commission
Wednesday, June 10, 2015
Regular Meeting
Item F1
Hall County 1 & 6
Staff Contact: Chad Nabity
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Hall County Regional Planning
Commission
Wednesday, June 10, 2015
Regular Meeting
Item F2
Redevelopment Plan Amendment Area 1
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 6/10/2015 Page 50 / 108
Agenda Item #5
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
May 11, 2015
SUBJECT:
Redevelopment plan amendment to support the redevelopment of property located in Blight
and Substandard Area 1, The Kaufman Building at 312 W 3rd Street in Downtown Grand
Island Nebraska (C-15-2015GI)
PROPOSAL:
T & S Land Development, LLC is proposing to redevelop the second floor of the
Kaufman building into commercial office space to support their logistics and dispatching
company. They are the current owners of this historic building. They are currently
located on the first floor and wish to expand their operation at this location and utilize
the 2nd floor of this building. At full build out this development will support 100
employees in the downtown area.
OVERVIEW:
The purpose of the CRA and the designated blight and substandard areas is to provide
incentives for development in underdeveloped areas of the community. This project will
provide residential development in a location that is intended for these uses.
Development of this property should prevent further decay of this neighborhood. This
area has already been declared blighted and substandard by the CRA, the Hall County
Regional Planning Commission and the Grand Island City Council.
This project is consistent with the existing zoning and the future land use plan for
this area within the City of Grand Island. This is evidenced by the fact that the property
is zoned B3 Heavy Business District. The proposed development is within the allowed
parameters for the existing zoning district.
The Regional Planning Commission recommendation is limited to the appropriateness
of the proposed use at this location. The Grand Island Comprehensive Plan calls for
residential development at this location.
The Planning Commission is required to comment on these applications to confirm that
expenditure of public funds through TIF is not supporting uses that would be
inconsistent with the Comprehensive Plan. The proposed use for second floor
commercial office space at this location appears to be supported by the plan.
Grand Island Regular Meeting - 6/10/2015 Page 51 / 108
RECOMMENDATION:
That the Regional Planning Commission recommend that City Council approve of the
redevelopment plan amendment as submitted. A resolution is attached for your
consideration.
___________________ Chad Nabity AICP, Planning Director
Grand Island Regular Meeting - 6/10/2015 Page 52 / 108
Redevelopment Plan Amendment
Grand Island CRA Area 1
May 2015
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area 1 with in the city, pursuant to
the Nebraska Community Development Law (the “Act”) and provide for the
financing of a specific infrastructure related project in Area 1.
Executive Summary:
Project Description
THE REDEVELOPMENT OF THE KUAFMAN BUILDING LOCATED AT 308-312
W. 3RD STREET FOR OFFICE USES ON THE FIRST AND SECOND FLOORS
INCLUDING FIRE/LIFE SAFETY IMPROVEMENTS AND BUILDING
REHABILITATION AND REMODELING.
The use of Tax Increment Financing to aid in rehabilitation expenses associated with
redevelopment of the Kaufman Building into office space for more than 100 employees
for GIX Logistics. The use of Tax Increment Finance is an integral part of the
development plan and necessary to make this project affordable. The project will result
in renovated commercial office space and an increased number of downtown employees
at an existing Grand Island company. This project would not be possible without the use
of TIF.
T & S Land Development LLC is the owner of the property. They purchased this
property in December of 2014. The purchase price is not included as an eligible TIF
activity. The first floor of the building is currently occupied by GIX Logistics and JEO
Consulting. The second floor of the building is currently vacant. The developer is
responsible for and has provided evidence that they can secure adequate debt financing to
cover the costs associated with the 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, 2017 towards the allowable costs
and associated financing for the acquisition and site work.
TAX INCREMENT FINANCING TO PAY FOR THE REHABILITATION OF THE
PROPERTY WILL COME FROM THE FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
308-312 W 3rd Street in Grand Island Nebraska Kaufman Building
Legal Descriptions: Lot 7, Block 57, Original Town of Grand Island, Hall County,
Nebraska.
Grand Island Regular Meeting - 6/10/2015 Page 53 / 108
Existing Land Use and Subject Property
Grand Island Regular Meeting - 6/10/2015 Page 54 / 108
The tax increment will be captured for the tax years the payments for which become
delinquent in years 2017 through 2031 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 this the
vacant portions of this historic building for commercial office space as permitted in
the B3 Heavy Business Zoning District.
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, 2017.
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 December 19, 2000.[§18-2109] Such
declaration was made after a public hearing with full compliance with the public
notice requirements of §18-2115 of the Act.
Grand Island Regular Meeting - 6/10/2015 Page 55 / 108
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 the building for permitted uses on this property as defined by
the current and effective zoning regulations.
3. The Redevelopment Plan must be sufficiently complete to address the following
items: [§18-2103(13) (b)]
a. Land Acquisition:
The Redevelopment Plan for Area #1 provides for real property acquisition and this plan
amendment does not prohibit such acquisition. There is no proposed acquisition by the
authority.
b. Demolition and Removal of Structures:
The project to be implemented with this plan does not provide for the demolition and
removal any structures on this property.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. All of the area
around the site in private ownership is planned for Downtown Commercial development;
this includes housing and commercial uses within the same structure. This property is in
private ownership. [§18-2103(b) and §18-2111] The attached map also is an accurate site
plan of the area after redevelopment. [§18-2111(5)]
Grand Island Regular Meeting - 6/10/2015 Page 56 / 108
City of Grand Island Future Land Use Map
Grand Island Regular Meeting - 6/10/2015 Page 57 / 108
d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned B3-Heavy 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 rehabilitating the existing building. The developer is not proposing to
increase the size of the building and current building meets the applicable regulations
regarding site coverage and intensity of use. [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Sewer and water are available to support this development. No new services are
anticipated with this development.
Electric utilities are sufficient for the proposed use of 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]
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 no relocation is contemplated or necessary. [§18-2103.02]
5. No member of the Authority, nor any employee thereof holds any interest in any
property in this Redevelopment Project Area. [§18-2106] Sue Pirnie is a member of
the Authority and has disclosed this appropriately. As such she will not take part in any
discussions or decisions regarding 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 owns this property and acquisition is not part of the request for tax
increment financing. The estimated cost of rehabilitation of this property is $770,500.
Planning related expenses for Architectural and Engineering services of $73,000 and are
Grand Island Regular Meeting - 6/10/2015 Page 58 / 108
included as a TIF eligible expense. Legal, Developer and Audit Fees including a
reimbursement to the City and the CRA of $6,600 are included as TIF eligible expense.
The total of eligible expenses for this project is $850,600.
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 $272,788 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, 2017 through December
2032.
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. This
will have the intended result of preventing recurring elements of unsafe buildings and
blighting conditions.
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8. Time Frame for Development
Development of this project is anticipated to be completed between September 2015 and
December of 2016. Excess valuation should be available for this project for 15 years
beginning with the 2017 tax year.
9. Justification of Project
This is an historic building in downtown Grand Island that will be preserved with this
project. This project will provide more base employment within the downtown.
Additional downtown employees will support additional housing and retail services in the
downtown 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 $273,000 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
$886,000 in private sector financing; a private investment of $3.25 for every TIF dollar
investment.1
Use of Funds.
Description TIF Funds Private Funds Total
Site Acquisition $307,500 $307,500
Site preparation
Legal and Plan*$81,000 $81,000
Building Costs
Renovation $272,788 $497,212 $770,000
Personal Property
Soft Costs
TOTALS $272,788 $885,712 $1,158,500
Tax Revenue. The property to be redeveloped is anticipated to have a January 1, 2016,
valuation of approximately $310,720. Based on the 2013 levy this would result in a real
property tax of approximately $6,840. It is anticipated that the assessed value will
increase by $826,121 upon full completion, as a result of the site redevelopment. This
development will result in an estimated tax increase of over $18,186 annually. The tax
1 This does not include any investment in personal property at this time.
Grand Island Regular Meeting - 6/10/2015 Page 60 / 108
increment gained from this Redevelopment Project Area would not be available for use
as city general tax revenues, for a period of 15 years, or such shorter time as may be
required to amortize the TIF bond, but would be used for eligible private redevelopment
costs to enable this project to be realized.
Estimated 2016 assessed value:$ 310,720
Estimated value after completion $ 1,136,841
Increment value $ 826,121
Annual TIF generated (estimated)$ 18,186
TIF bond issue $ 272,788
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $310,720.
The proposed redevelopment will create additional valuation of $826,121. 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 negatively impacted
by this development. The addition of life safety elements to this building including fire
sprinklers and a second exit actually reduce the chances of negative impacts to the fire
department.
(c) Impacts on employers and employees of firms locating or expanding within the
boundaries of the area of the redevelopment project;
The proposed project will have no impact on other firms locating or expanding in the
area.
(d) Impacts on other employers and employees within the city or village and the
immediate area that are located outside of the boundaries of the area of the
redevelopment project; and
This project will not have a negative impact on other employers in any manner
different from any other expanding business within the Grand Island area. The Grand
Island labor market is tight but this will create additional full time jobs in the regions.
This will allow a local company to expand in our community.
Grand Island Regular Meeting - 6/10/2015 Page 61 / 108
(e) Any other impacts determined by the authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
This project will increase the number of available positions within the city and
strength and expand a locally owned company. This will also result in a larger employee
base located in the Grand Island Downtown.
Time Frame for Development
Development of this project is anticipated to be completed during between August of
2015 and December 31 of 2016. The base tax year should be calculated on the value of
the property as of January 1, 2016. Excess valuation should be available for this project
for 15 years beginning in 2017 with taxes due in 2018. 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 $272,788 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 rehabilitation the developer will
spend at least $770,000 on TIF eligible activities. The CRA will reserve the right to issue
additional debt for this project upon notification by the developer of sufficient expenses
and valuation to support such debt in the form of a second or third bond issuance.
Grand Island Regular Meeting - 6/10/2015 Page 62 / 108
Hall County Regional Planning
Commission
Wednesday, June 10, 2015
Regular Meeting
Item F3
Zoning Change from R2 to RO
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 6/10/2015 Page 63 / 108
Agenda Item #6
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
May 6, 2015
SUBJECT:Zoning Change (C-14-2015GI)
PROPOSAL:An application has been made to rezone 0.15 acres west of Custer
Avenue south of Faidley Avenue and west of Custer Ave., from R2 Low Density
Residential to RO Residential Office. Timothy Dunagan the owner of the chiropractic
office immediately to the north of this property has an interest in purchasing this property
but wants to insure that he can expand his business this direction should he need to.
OVERVIEW:
Site Analysis
Current zoning designation:R2- Low Density Residential Zone
Permitted and conditional uses:R2: Agricultural uses, recreational uses,
churches, schools and residential uses at a
density of 7 units per acre
Comprehensive Plan Designation:Low to Medium Density Residential
Existing land uses.Single Family Home
Adjacent Properties Analysis
Current zoning designations:North and East: RO-Residential Office
South and North: R2-Low Density Residential
Permitted and conditional uses:RO- Agricultural uses, recreational uses, office and
prescription related retail and residential uses at
with no limit on density.
R2- Agricultural uses, recreational uses,
churches, schools and residential uses at a
density of 7 units per acre
Comprehensive Plan Designation:West: Parks and Recreation
East, South and North: Medium Density
Residential to Office use
Existing land uses:North: Chiropractors Office
East: Beauty Salon
South: Single Family
West: Park and Detention Cell
EVALUATION:
Positive Implications:
In general conformance with the City’s Comprehensive Land Use Plan: This
particular site is designated Medium Density Residential to Office uses within the
plan.
Grand Island Regular Meeting - 6/10/2015 Page 64 / 108
Compatible with the adjacent development. This would allow expansion of the
chiropractors office located north of this site.
Negative Implications:
None Foreseen
RECOMMENDATION:
That the Regional Planning Commission recommend that the Grand Island City
Council change the zoning on this site from R2-Low Density Residential Zone to RO-
Residential Office Zone.
___________________ Chad Nabity AICP, Planning Director
Grand Island Regular Meeting - 6/10/2015 Page 65 / 108
Figure 1 Future Land Use Map from the Grand Island Comprehensive Plan
Grand Island Regular Meeting - 6/10/2015 Page 66 / 108
Hall County Regional Planning
Commission
Wednesday, June 10, 2015
Regular Meeting
Item F4
Zoning Change from TA to B2
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 6/10/2015 Page 67 / 108
Agenda Item #7
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
May 18, 2015
SUBJECT:Rezoning Request C-19-2015GI
PROPOSAL: To change the zoning for a tract of land in the SE ¼ of the SE
¼ of 29-11-09 from TA – Transitional Agriculture Zone to B2 - General
Business Zone. The subject property is located west U.S. Highway 281 and
north of Wildwood Road. A portion of this property already zoned to B2. All
of this property is within the Gateway Corridor Overlay Zone and no changes
are proposed to the overlay zone.
OVERVIEW:
Site Analysis
Current zoning designation:TA-Transitional Agriculture Zone
Permitted and conditional uses:TA: Small scale animal ag uses, field crop
and limited residential
Comprehensive Plan Designation: Manufacturing
Existing land uses:Irrigation Supply and Equipment Sales
Site constraints:none
Adjacent Properties Analysis
Current zoning designations:North and West: TA-Transitional Ag Zone
South and West: B2-General Business
Permitted and conditional uses:TA: Small Scale ag uses and limited
residential
B2: General Service, retail and wholesale
commercial uses including outdoor sales,
Billboards
Comprehensive Plan Designation: North: Manufacturing
South: Manufacturing
East: Manufacturing
West: Manufacturing
Existing land uses:North and West: Farm ground
East: 281 and Boys Town
South: Commercial Businesses
Grand Island Regular Meeting - 6/10/2015 Page 68 / 108
Future Land Use Map 2004 Grand Island Comprehensive Plan
Grand Island Regular Meeting - 6/10/2015 Page 69 / 108
EVALUATION:
The proposed rezoning is consistent with the comprehensive plan and the
surrounding land uses. This property is currently split between two zoning
districts the proposed change makes the zoning consistent across the
property
Positive Implications:
Consistent with intent of the City’s Comprehensive Plan: The City’s 2004
Comprehensive Plan has designated this site for manufacturing uses.
Compatible with adjacent land uses: The B2 zone is consistent with the
current zoning on surrounding properties.
Negative Implications:
No negative implications foreseen.
RECOMMENDATION:
That the Regional Planning Commission recommends that the Grand Island
City Council approve this request to amend the rezoning from TA Transitional
Agriculture to B2 General Business as presented.
___________________ Chad Nabity AICP, Planning Director
Grand Island Regular Meeting - 6/10/2015 Page 70 / 108
May 20, 2015
Dear Members of the Board:
RE: Rezoning – A request to rezone the properties from B2 General Business
Zone and TA Transitional Agriculture to B2 General Business Zone in the City
of Grand Island, in Hall County, Nebraska. Property is located at 3344
Wildwood Drive, Grand Island.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a rezone request to the Grand Island Zoning Map from B2
General Business Zone and TA Transitional Agriculture to B2 General Business
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 June 10, 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.
Grand Island Regular Meeting - 6/10/2015 Page 71 / 108
Hall County Regional Planning
Commission
Wednesday, June 10, 2015
Regular Meeting
Item F5
Zoning Change from TA to I1
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 6/10/2015 Page 72 / 108
Agenda Item # 8
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
May 18, 2015
SUBJECT:Zoning Change (C-17-2015WR)
PROPOSAL:To rezone a tract of land preliminary platted as the Wood River Industrial
Park Subdivision located east of Walnut Street and north of Fifth Street extended and
south of Seventh Street extended from TA-Transitional Agriculture to I1- Light Industrial
District in the jurisdiction of the City of Wood River.
OVERVIEW:
Site Analysis
Current zoning designation:TA- Transitional Agriculture District
Permitted and conditional uses:TA- Agricultural Uses including raising of livestock
up to 300 animal units with some limited housing.
Comprehensive Plan Designation:Agriculture
Existing land uses.Crop Ground
Adjacent Properties Analysis
Current zoning designations:West, South and East: TA- Transitional
Agriculture District
South: I1-Light Industrial District and TA-
Transitional Agriculture District
East: R6-Multifamily Residential District
Permitted and conditional uses:TA- Agricultural Uses including raising of livestock
up to 300 animal units with some limited housing.
I1-Commercial, Office, Warehousing, Fabrication
and Manufacturing uses. Residential uses are not
permitted in this district.
R6-Residential uses on 6000 square foot lots,
schools, churches and parks
Comprehensive Plan Designation:North: General Commercial
South: Light Industrial
East: Agricultural
West: Medium Density Residential
Existing land uses:North: Single Family Residential on Large Lots,
City owned property
East: Agricultural
West: Single Family Residential, Mobile Homes on
residential lots
South: Agricultural and Mead Industries
Grand Island Regular Meeting - 6/10/2015 Page 73 / 108
EVALUATION:
Positive Implications:
Consistent with the Wood River Comprehensive Plan: This property is planned for
light industrial development.
Is adjacent to a similar use in an Industrial zone: This property is immediately north
of Mead Industries a property that was rezoned for industrial uses a number of years
ago. The extension of industrial uses to this area of the community would be
beneficial to the community and consistent with existing development.
Economic Development for Wood River: This development could have a substantial
economic impact on the community of Wood River adding jobs, provision of utilities
and valuation to the community.
Negative Implications:
Additional traffic: This development will add more truck traffic to the area.
RECOMMENDATION:
That the Regional Planning Commission recommend that the Wood River City
Council change the zoning on this site from TA-Transitional Agriculture to I1-Light
Industrial Zone.
___________________ Chad Nabity AICP, Planning Director
Grand Island Regular Meeting - 6/10/2015 Page 74 / 108
Grand Island Regular Meeting - 6/10/2015 Page 75 / 108
May 20, 2015
Dear Members of the Board:
RE: Rezoning – A request to rezone the properties from TA Transitional
Agriculture to I1 Light Industrial Zone, in the City of Wood River, in Hall
County, Nebraska.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a rezone request to the Wood River Zoning Map from TA
Transitional Agriculture to I1 Light Industrial 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 June 10, 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.
Grand Island Regular Meeting - 6/10/2015 Page 76 / 108
Hall County Regional Planning
Commission
Wednesday, June 10, 2015
Regular Meeting
Item L1
Starlite Sub
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 6/10/2015 Page 77 / 108
May 20, 2015
Dear Members of the Board:
RE: Preliminary Plat – Starlite Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a preliminary plat of Starlite 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 the
East Half of the Southwest (E1/2 SW14) 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 69.346 acres.
You are hereby notified that the Regional Planning Commission will consider this
final plat at the next meeting that will be held at 6:00 p.m. on June 10, 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 - 6/10/2015 Page 78 / 108
Grand Island Regular Meeting - 6/10/2015 Page 79 / 108
Grand Island Regular Meeting - 6/10/2015 Page 80 / 108
Hall County Regional Planning
Commission
Wednesday, June 10, 2015
Regular Meeting
Item M1
Stauffer Sub
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 6/10/2015 Page 81 / 108
May 20, 2015
Dear Members of the Board:
RE: Final Plat – Stauffer Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Stauffer Subdivision, located in the City of Grand
Island, in Hall County Nebraska.
This final plat proposes to create 1 lot, on a tract of land comprising a part of the
East Half of the Southeast Quarter (E1/2 SE1/4), of Section One (1), Township Ten
(10) North, Range Ten (10) West of the 6th P.M., in the City of Grand Island, Hall
County, Nebraska, said tract containing 5.662 acres.
You are hereby notified that the Regional Planning Commission will consider this
final plat at the next meeting that will be held at 6:00 p.m. on June 10, 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 - 6/10/2015 Page 82 / 108
Grand Island Regular Meeting - 6/10/2015 Page 83 / 108
US HIGHWAY 281 SWILDWOOD DR W JUERGEN RDELK DRANTELOPE DRCOUGAR DR US HIGHWAY 281 SLOCATION MAP
ProposedStauffer Sub.
¯
Grand Island Regular Meeting - 6/10/2015 Page 84 / 108
Hall County Regional Planning
Commission
Wednesday, June 10, 2015
Regular Meeting
Item M2
Landell Sub
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 6/10/2015 Page 85 / 108
May 20, 2015
Dear Members of the Board:
RE: Final Plat – Landell Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Landell Subdivision, located in the 2 mile extra
territorial jurisdiction of the City of Grand Island, in Hall County Nebraska.
This final plat proposes to create 1 lot, on a tract of land comprising a part of
Southeast Quarter (S1/2 SE1/4), Section One (1), Township Eleven (11) North,
Range Nine (9) West of the 6th P.M., in Hall County, Nebraska, said tract containing
3.002
You are hereby notified that the Regional Planning Commission will consider this
final plat at the next meeting that will be held at 6:00 p.m. on June 10, 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 - 6/10/2015 Page 86 / 108
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Grand Island Regular Meeting - 6/10/2015 Page 88 / 108
Hall County Regional Planning
Commission
Wednesday, June 10, 2015
Regular Meeting
Item M3
MAC Subdivision
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 6/10/2015 Page 89 / 108
May 20, 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 2 Lots on a tract of land comprising a part of the
Southeast Quarter (SE1/4), and a Part of the Southwest Quarter (SW1/4), all in
Section Seven (7), Township Ten (10) North, Range Ten (10) West of the 6th P.M.,
in Hall County, Nebraska, said tract containing 25.225 acres.
You are hereby notified that the Regional Planning Commission will consider this
final plat at the next meeting that will be held at 6:00 p.m. on June 10, 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 & Associates
This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 6/10/2015 Page 90 / 108
Grand Island Regular Meeting - 6/10/2015 Page 91 / 108
Grand Island Regular Meeting - 6/10/2015 Page 92 / 108
Hall County Regional Planning
Commission
Wednesday, June 10, 2015
Regular Meeting
Item M4
Wood River Industrial Park Sub
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 6/10/2015 Page 93 / 108
May 20, 2015
Dear Members of the Board:
RE: Final Plat – Wood River Industrial Park Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is herewith
submitted a final plat of Wood River Industrial Park, located east of Walnut Street and south
of Railroad Street in the City of Wood, Hall County, Nebraska.
This final plat proposes to create 11 lots on a tract of land, comprising a part of the
Southwest Quarter of the Southeast Quarter (SW1/4 SE ¼), of Section Nineteen (19),
Township Ten (10) North, Range Eleven (11) West of the 6th. P.M., in Hall County,
Nebraska.
You are hereby notified that the Regional Planning Commission will consider this final plat at
the next meeting that will be held at 6:00 p.m. on June 10, 2015 in the Council Chambers
located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
cc: City Clerk
City Attorney
Director of Public Works
Director of Utilities
Director of Building Inspections
Manager of Postal Operations
Rockwell And Associates
This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 6/10/2015 Page 94 / 108
130TH RD SU S H IG H W A Y 3 0 WMAIN STELM ST SSCHULTZ RD WWALNUT STTWELFTH ST E
NEBRASKA 11 HIGHWAY SEAST STLILLEY STR A IL R O A D S T E
THIRTEENTH ST E
OAK STFIFTH ST E
SIXTH ST E
THIRD ST E
TENTH ST E
FOURTH ST E
NINTH ST EHARRISON STPINE STSEVENTH ST E
ELEVENTH ST EELEVENTH ST E
R A IL R O A D S T E
MAIN STEAST STNINTH ST E PINE STU P R a ilro a d M ain LineU P R a ilro a d M ain Lin e
LOCATION MAP
ProposedWood River Industrial Sub.
¯
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Grand Island Regular Meeting - 6/10/2015 Page 96 / 108
Hall County Regional Planning
Commission
Wednesday, June 10, 2015
Regular Meeting
Item M5
C.A.A.P West Railroad Subdivision
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 6/10/2015 Page 97 / 108
May 20, 2015
Dear Members of the Board:
RE: Final Plat – C. A. A. P. West Railroad Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of C. A. A. P. West Railroad Subdivision, 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)) and a part of the Northeast Quarter (NE1/4) of Section
Thirteen (13), Township Eleven (11) North Range Eleven (11) West of the 6th P.M.
in Hall County, Nebraska, said tract containing 10.995 acres.
You are hereby notified that the Regional Planning Commission will consider this
final plat at the next meeting that will be held at 6:00 p.m. on June 10, 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
This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 6/10/2015 Page 98 / 108
13TH ST W
OLD POTASH HWY W ALDA RD N70TH RD NALDA RD SOrdinance Plant Spur
Ordinance Plant SpurOrdinance Plant Spur Ordinance Plant SpurOrdinance Plant Spur Ordinance Plant SpurLOCATION MAP
ProposedC.A.A.P. North RailroadSub.
¯
ProposedC.A.A.P. West RailroadSub.
ProposedC.A.A.P. East RailroadSub.
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Grand Island Regular Meeting - 6/10/2015 Page 100 / 108
Hall County Regional Planning
Commission
Wednesday, June 10, 2015
Regular Meeting
Item M6
C.A.A.P North Railroad Sub
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 6/10/2015 Page 101 / 108
May 20, 2015
Dear Members of the Board:
RE: Final Plat – C.A.A.P. North Railroad Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of C.A.A.P. North Railroad Subdivision, 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) and a part of the Southwest Quarter (SW1/4) of Section
Twelve (12), Township Eleven (11) North, Range Eleven (11) West of the 6th P.M. in
Hall County, Nebraska, said tract containing 3.763 acres.
You are hereby notified that the Regional Planning Commission will consider this
final plat at the next meeting that will be held at 6:00 p.m. on June 10, 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 - 6/10/2015 Page 102 / 108
13TH ST W
OLD POTASH HWY W ALDA RD N70TH RD NALDA RD SOrdinance Plant Spur
Ordinance Plant SpurOrdinance Plant Spur Ordinance Plant SpurOrdinance Plant Spur Ordinance Plant SpurLOCATION MAP
ProposedC.A.A.P. North RailroadSub.
¯
ProposedC.A.A.P. West RailroadSub.
ProposedC.A.A.P. East RailroadSub.
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Grand Island Regular Meeting - 6/10/2015 Page 104 / 108
Hall County Regional Planning
Commission
Wednesday, June 10, 2015
Regular Meeting
Item M7
C.A.A.P East Railroad Sub
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 6/10/2015 Page 105 / 108
May 20, 2015
Dear Members of the Board:
RE: Final Plat – C.A.A.P. East Railroad Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of C.A.A.P. East Railroad Subdivision, in Hall County
Nebraska.
This final plat proposes to create 3 lots, on a tract of land comprising a part of the
Southwest Quarter (SW1/4) and a part of the Southeast Quarter (SE1/4) of Section
Eighteen (18), Township Eleven (11) North, Range Ten (10) West of the 6th P.M. in
Hall County, Nebraska, said tract containing 18.305 acres.
You are hereby notified that the Regional Planning Commission will consider this
final plat at the next meeting that will be held at 6:00 p.m. on June 10, 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 - 6/10/2015 Page 106 / 108
13TH ST W
OLD POTASH HWY W ALDA RD N70TH RD NALDA RD SOrdinance Plant Spur
Ordinance Plant SpurOrdinance Plant Spur Ordinance Plant SpurOrdinance Plant Spur Ordinance Plant SpurLOCATION MAP
ProposedC.A.A.P. North RailroadSub.
¯
ProposedC.A.A.P. West RailroadSub.
ProposedC.A.A.P. East RailroadSub.
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