07-01-2015 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, July 1, 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 - 7/1/2015 Page 1 / 43
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 - 7/1/2015 Page 2 / 43
Hall County Regional Planning
Commission
Wednesday, July 1, 2015
Regular Meeting
Item A1
Agenda
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 7/1/2015 Page 3 / 43
REGIONAL PLANNING COMMISSION
AGENDA AND NOTICE OF MEETING
Wednesday, July 1, 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 June 10, 2014.
3.Request Time to Speak.
4.Public Hearing – Redevelopment Plan for 116/118 W 3rd Street, in Grand Island NE.
(C-22-2015GI)
5.Budget - 2015-2016 Budget. (C-23-2015GI)
Consent Agenda
6.Final Plat – Starlite Subdivision – 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 19.75 acres.
7.Final Plat – Vanosdall Second Subdivision – final plat proposes to create 3 lots, on
a tract of land comprising a part of the South Half of the Southwest Quarter (S1/2
SW1/4) of Section Twenty Seven (27), 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 28.266 acres.
8.Final Plat – Sandy Beach Third Subdivision – final plat
proposes to create 2 lots, on a tract of land comprising all of Lot
Five (5), Sandy Beach Subdivision, and all of Lot One (1), Sandy
Beach Second Subdivision, West of the 6th P.M., in Hall County,
Nebraska, said tract containing 2.277 acres.
9.Directors Report
10.Next Meeting August 12, 2015.
11. Adjourn
PLEASE NOTE: This meeting is open to the public, and a current agenda is on file
Grand Island Regular Meeting - 7/1/2015 Page 4 / 43
at the office of the Regional Planning Commission, located on the second floor of
City Hall in Grand Island, Nebraska.
Grand Island Regular Meeting - 7/1/2015 Page 5 / 43
Hall County Regional Planning
Commission
Wednesday, July 1, 2015
Regular Meeting
Item E1
Meeting Minutes
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 7/1/2015 Page 6 / 43
THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
June 10, 2015
The meeting of the Regional Planning Commission was held Wednesday, June 10, 2015 in the
Council Chambers - City Hall – Grand Island, Nebraska. Notice of this meeting appeared in
the "Grand Island Independent" May 30, 2015.
Present: Pat O’Neill Carla Maurer
Karen Bredthauer Mark Haskins
Les Ruge Richard Heckman
Dean Sears Terry Connick
Jerry Huismann
Absent: Greg Robb, Dean Kjar, 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 May 6, 2015 meeting.
A motion was made by Bredthauer and seconded by Ruge to approve the
Minutes of the May 6 2015 meeting.
Grand Island Regular Meeting - 7/1/2015 Page 7 / 43
The motion carried with 8 members present and 7 voting in favor (O’Neill,
Ruge, Maurer, Heckman, Bredthauer, Haskins and Sears) and one member
abstaining (Connick).
3.Request Time to Speak.
No one request time to speak.
Huismann joined the meeting at 6:06 p.m.
4. Public Hearing - Concerning adoption of the Hall County 1 & 6 Year Road
Improvement Plan.
O’Neill opened the Public Hearing.
Casey Sherlock reviewed the Hall County 1 & 6.
O’Neill closed the Public Hearing.
A motion was made by Bredthauer to approve the adoption of the Hall County 1
& 6 and was seconded by Connick. The motion carried with 9 members voting
in favor (Bredthauer, Connick, O’Neill, Ruge, Maurer, Heckman, Haskins,
Huismann, and Sears) and no member abstaining.
5.Public Hearing – Redevelopment Plan concerning an amendment to the
redevelopment plan for CRA Area 1, for a Site Specific Redevelopment Plan for 308-
312 W 3rd Street in Grand Island: Lot 7, Block 57, Original Town of Grand Island,
Hall County, Nebraska.
O’Neill opened the Public Hearing.
Nabity reviewed the redevelopment plan for 308-312 W 3rd Street.
O’Neill closed the Public Hearing.
A motion was made by Bredthauer to approved Resolution 2015-04 for the
Redevelopment Plan for 308-312 W 3rd Street and was seconded by Haskins.
The motion carried with 9 members voting in favor (Bredthauer, Connick,
O’Neill, Ruge, Maurer, Heckman, Haskins, Huismann, and Sears) and no
member abstaining.
6.Public Hearing – Rezone request for 604 N Custer Avenue (Lot 222 Part of Lot 221
and Part of the Vacated 6th (Peterson) Street of Belmont Addition) from R2 Low
Density Residential to RO Residential Office.
O’Neill opened the Public Hearing.
Nabity reviewed the rezone request for 604 N Custer Ave.
Grand Island Regular Meeting - 7/1/2015 Page 8 / 43
O’Neill closed the Public Hearing.
A motion was made by Connick to approve the rezone request for 304 N Custer
and was seconded by Heckman. The motion carried with 9 members voting in
favor (Bredthauer, Connick, O’Neill, Ruge, Maurer, Heckman, Haskins,
Huismann, and Sears) and no member abstaining.
7.Public Hearing – Rezone request for 3344 Wildwood Drive, Grand Island, a request to
rezone property being platted as Stauffert Subdivision an addition to the City of Grand
Island and the adjoining right of way, containing the east 902 feet and the south 400
feet of the E ½ of the SE ¼ of Section 1, Township 10 N, Range 10 W of the 6th P.M. in
Hall County Nebraska, located at 3344 Wildwood Drive, from B2 General Business
Zone and TA Transitional Agriculture Zone to B2 General Business Zone.
O’Neill opened the Public Hearing.
Nabity reviewed the rezone request for 3344 Wildwood Drive.
O’Neill closed the Public Hearing.
A motion was made by Haskins to approve the rezone request for 3344
Wildwood Drive and was seconded by Bredthauer. The motion carried with 9
members voting in favor (Bredthauer, Connick, O’Neill, Ruge, Maurer,
Heckman, Haskins, Huismann, and Sears) and no member abstaining.
8.Public Hearing – Rezone request for Wood River Industrial Park, in Wood River, NE,
a request to rezone property described as the N ½ of the SW ¼ of the SE ¼ of Section
19, Township 10 N, Range 11 W of the 6th P.M. in the City of Wood River, Hall
County Nebraska from TA Transitional Agriculture to I1 Light Industrial.
O’Neill opened the Public Hearing.
Nabity reviewed the rezone request for Wood River Industrial Park.
O’Neill closed the Public Hearing.
A motion was made by Ruge to approve the rezone request for Wood River
Industrial Park and was seconded by Heckman. The motion carried with 9
members voting in favor (Bredthauer, Connick, O’Neill, Ruge, Maurer,
Heckman, Haskins, Huismann, and Sears) and no member abstaining.
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
Grand Island Regular Meeting - 7/1/2015 Page 9 / 43
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).
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).
A motion was made by Ruge and seconded by Bredthauer to approve the consent
agenda.
The motion carried with 9 members present and 9 voting in favor for items 9,
10, 11, 12, 13, 14, and 15 (O’Neill, Ruge, Maurer, Heckman, Bredthauer,
Huismann, Connick, Haskins and Sears) and no member abstaining.
On item 16 the motion carried with 9 members present and 8 voting in favor
(Ruge, Maurer, Heckman, Bredthauer, Huismann, Connick, Haskins and Sears)
and 1 member (O’Neill) abstaining.
A motion was made by Bredethauer and seconded by Maurer to move the
August 5, 2015 planning meeting to August 12, 2015. This includes moving the
deadline for submissions out until July 23, 2015. The motion carried with 9
members present and 9 members voting in favor (Ruge, Maurer, Heckman,
Bredthauer, Huismann, Connick, Haskins and Sears) no member abstaining.
17.Next Meeting July 1, 2015
18.Adjourn
Chairman Pat O’Neill adjourned the meeting at 6:49 p.m.
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___________________________________________
Leslie Ruge, Secretary
By Rose Rhoads
Grand Island Regular Meeting - 7/1/2015 Page 11 / 43
Hall County Regional Planning
Commission
Wednesday, July 1, 2015
Regular Meeting
Item F1
Redevelopment Plan Amendment
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 7/1/2015 Page 12 / 43
Agenda Item 5
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
June 18, 2015
SUBJECT:
Redevelopment plan amendment to support the redevelopment of property located in Blight
and Substandard Area 1, Chocolate Bar at 116/118 W 3rd Street in Downtown Grand Island
Nebraska (C-15-2015GI)
PROPOSAL:
FAmos Construction Inc. is proposing to redevelop the west side main floor and second
floor of the entire building at 116/118 W 3rd Street into commercial meeting space and
restaurant use and upper story residential. They are the current owners of this historic
building. The Chocolate Bar occupies the east side of the building on the main floor and
basement. The west side of the building and upper floor are unoccupied. At full build
out this development will support the current restaurant operation, meeting space for up
to 250 people and 5 apartments 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 a
mix of commercial, office and 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 first floor commercial
meeting space and upper story residential at this location appears to be supported by
the plan.
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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
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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 116/118 W 3RD STREET FOR FIRST FLOOR
COMMERCIAL AND UPPER STORY RESIDENTIAL USES 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 second side of the Chocolate Bar building and the upper level space
above both sides of the building. 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 meeting/restaurant space and an increased number of
downtown residential units. This project would not be possible without the use of TIF.
FAmos Construction Inc. is the owner of the property. They have owned this property
since 2006. The purchase price is not included as an eligible TIF activity. The first floor
and basement of the east half of the building is currently occupied by The Chocolate Bar.
The west half of the building and upper floors are undeveloped and in need of substantial
renovation prior to being available to the public or residents. 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 owners have received a
Community Development Block Grant in the form a forgivable loan to cover $159,339 of
the costs of renovation of the first floor. The owners will also be seeking $80,000 from
the upper story residential grant program from the CRA. 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”)
116 and 118 W 3rd Street in Grand Island Nebraska
Legal Descriptions: The west 44 feet of Lot 6, Block 56, Original Town of Grand
Island, Hall County, Nebraska.
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Existing Land Use and Subject Property
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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 meeting space and upper
story residential uses 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 - 7/1/2015 Page 17 / 43
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)]
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City of Grand Island Future Land Use Map
Grand Island Regular Meeting - 7/1/2015 Page 19 / 43
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]
No member of the Authority holds any interest in this project.
6. Section 18-2114 of the Act requires that the Authority consider:
a. Method and cost of acquisition and preparation for redevelopment and estimated
proceeds from disposal to redevelopers.
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 $578,000.
Planning related expenses for Architectural and Engineering services of $15,000 and are
Grand Island Regular Meeting - 7/1/2015 Page 20 / 43
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 approximately $600,000.
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 $317,000 from the proceeds of the TIF
Indebtedness issued by the Authority. This indebtedness will be repaid from the Tax
Increment Revenues generated from the project. TIF revenues shall be made available to
repay the original debt and associated interest after January 1, 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 needed gathering space and increase the number of
residential units in the downtown. This will allow and encourage greater utilization of
the downtown and hopefully will result in increased property values throughout the 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 $317,000 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 an
additional private sector and grant fund investment of $467,208 added to the initial
investment of $444,333 for building purchase, equipment purchases and completed
renovations; representing an investment of $2.87 for every TIF dollar investment.1
Use of Funds.
Description TIF Funds Grant Funds Private
Funds
Total
Site Acquisition $40,000 $40,000
Site preparation $10,564 $10,564
Completed
Improvements
$200,000 $200,000
Façade Imp.$154,333 $154,333
Legal and Plan $195,126 $195,126
Building Costs
Renovation $317,000 $159,339 $11,379 $487,718
Life/Safety $80,000 $80,000
Personal
Property
$50,000 $50,000
Soft Costs $10,800 $10,800
TOTALS $317,000 $393,672 $517,869 $1,228,541
1 This does not include any investment in personal property at this time.
Grand Island Regular Meeting - 7/1/2015 Page 22 / 43
Tax Revenue. The property to be redeveloped is anticipated to have a January 1, 2016,
valuation of approximately $118,222. Based on the 2013 levy this would result in a real
property tax of approximately $2600. It is anticipated that the assessed value will
increase by $960,855 upon full completion, as a result of the site redevelopment. This
development will result in an estimated tax increase of over $21,160 annually. The tax
increment gained from this Redevelopment Project Area would not be available for use
as city general tax revenues, for a period of 15 years, or such shorter time as may be
required to amortize the TIF bond, but would be used for eligible private redevelopment
costs to enable this project to be realized.
Estimated 2016 assessed value:$ 118,222
Estimated value after completion $ 1,079,077
Increment value $ 960,855
Annual TIF generated (estimated)$ 21,160
TIF bond issue $ 317,000
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $118,222.
The proposed redevelopment will create additional valuation of $960,855. 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 negative impact on other firms locating or
expanding in the area. This project may provide housing for young professionals
working at businesses that have relocated to downtown in the last few years including
GIx Logistics, Cannon Moss Brygger Architects and Dana F. Cole and Company.
Grand Island Regular Meeting - 7/1/2015 Page 23 / 43
(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 region.
This will allow a local company to expand in our community and create additional
housing opportunities.
(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 available venues for downtown events and provide a
size of space that is not currently available within the market. It will also increase the
number of downtown residential units consistent with the redevelopment plan adopted by
the Grand Island City Council.
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 $317,000 the
projected amount of increment based upon the anticipated value of the project and current
tax rate. Based on the estimates of the expenses of the rehabilitation the developer will
spend at least $560,000 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 - 7/1/2015 Page 24 / 43
116/118 W 3rd
Resolution Number 2015-05
HALL COUNTY REGIONAL PLANNING COMMISSION
A RESOLUTION RECOMMENDING APPROVAL OF A SITE SPECIFIC
REDEVELOPMENT PLAN OF THE CITY OF GRAND ISLAND, NEBRASKA;
AND APPROVAL OF RELATED ACTIONS
WHEREAS, the Chairman and Board of the Community Redevelopment Authority of the City of
Grand Island, Nebraska (the “Authority”), referred that certain Redevelopment Plan to the Hall County
Regional Planning Commission, (the “Commission”) a copy of which is attached hereto as Exhibit “A”
for review and recommendation as to its conformity with the general plan for the development of
the City of Grand Island, Hall County, Nebraska, pursuant to Section 18-2112 of the Community
Development Law, Chapter 18, Article 21, Reissue Revised Statutes of Nebraska, as amended (the
“Act”); and
WHEREAS, the Commission has reviewed said Redevelopment Plan as to its conformity with
the general plan for the development of the City of Grand Island, Hall County;
NOW, THEREFORE, BE IT RESOLVED BY THE HALL COUNTY REGIONAL
PLANNING COMMISSION AS FOLLOWS:
Section 1. The Commission hereby recommends approval of the Redevelopment Plan.
Section 2. All prior resolutions of the Commission in conflict with the terms and provisions of
this resolution are hereby expressly repealed to the extent of such conflicts.
Section 3. This resolution shall be in full force and effect from and after its passage as provided
by law.
DATED: ____________________ 2015.
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST:By: ___________________________________
Chair
By: ___________________________________
Secretary
Grand Island Regular Meeting - 7/1/2015 Page 25 / 43
116/118 W 3rd
EXHIBIT A
FORM OF REDEVELOPMENT PLAN
Grand Island Regular Meeting - 7/1/2015 Page 26 / 43
Hall County Regional Planning
Commission
Wednesday, July 1, 2015
Regular Meeting
Item M1
Final Plats
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 7/1/2015 Page 27 / 43
June 23, 2015
Dear Members of the Board:
RE: Final 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 19.75 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 July 1, 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 Assoc.
This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126.
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June 23, 2015
Dear Members of the Board:
RE: Final Plat – Vanosdall Second Subdivision
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Vanosdall Second Subdivision, located in the City
of Grand Island, in Hall County Nebraska.
This final plat proposes to create 3 lots, on a tract of land comprising a part of the
South Half of the Southwest Quarter (S1/2 SW1/4) of Section Twenty Seven (27),
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 28.266 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 July 1, 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
Benjamin & Associates
This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 7/1/2015 Page 31 / 43
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June 23, 2015
Dear Members of the Board:
RE: Final Plat – Sandy Beach Third Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Sandy Beach Third 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 2 lots, on a tract of land comprising all of Lot Five
(5), Sandy Beach Subdivision, and all of Lot One (1), Sandy Beach Second
Subdivision, West of the 6th P.M., in Hall County, Nebraska, said tract containing
2.277 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 July 1, 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
Benjamin & Associates
This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 7/1/2015 Page 34 / 43
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Grand Island Regular Meeting - 7/1/2015 Page 36 / 43
Hall County Regional Planning
Commission
Wednesday, July 1, 2015
Regular Meeting
Item N1
Budget
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 7/1/2015 Page 37 / 43
Date: June 12, 2015
To: Hall County Board of Supervisors
From: Chad Nabity, Planning Director
Re: 2015-2016 Budget and Fees
Enclosed you will find the budget for the Hall County Regional Planning Commission. The budget
submitted this year assumes the three positions in the Planning Department will be funded as follows:
Position Planning %CRA %Utilities %Building %Total
Director 80%20%100%
Secretary 70%20%10%1 100%
Technician 62%38%100%
The Regional Planning Department has had a history of cooperation with other city departments and
agencies for funding since 1990 when the budget was amended to transfer the planning technician
position to the Grand Island Utilities Department for 10 pay periods every year. This has been a
beneficial partnership that has kept the costs of maintaining the planning department lower than it
would have been without the partnership and increased the efficiency and communication between the
utilities department and the planning department. The partnership with the CRA was formed in 2005
and has resulted in increased efficiency and effectiveness for both agencies. The funding from the
Grand Island Building Department may be extended into the 2015-16 fiscal year. The Building
Department had planned to fill their vacant position in the latter part of the 2011-12 fiscal year but the
position is not likely to be filled until well into the 2015-16 fiscal year, it is likely that they will continue to
subsidize the planning department secretary position for the 2015-16 fiscal year.
Based on the proposed budget Regional Planning Commission is requesting $270,838 in budget
authority for fiscal year 2015-2016 from both Hall County and the City of Grand Island. The budget as
submitted to the County last year was $254,766; $238,310 in 2013, and $216,761 in 2012. This
included $127,383 from both Hall County and Grand Island. Once again the Planning Department is
requesting no funding for Capital equipment this year from the County though the City of Grand Island
will budget $10,000 for the possible replacement of the large format printer used by the planning
department. The proposed changes to the budget will cover increased personnel costs. These are
estimated costs for personnel. Final salaries and personnel cost will not be approved until later in the
city budget process.
Operating expenses have been reviewed and were kept at the same levels as last year. Operating
expenses cannot be reduced without impacting the ability of the department to function. Overall
1 It appears that the Grand Island Building Department will cover 10% of the Planning Department Secretary expenses for the
2015-16 fiscal year but the budget as presented shows the impact to the planning budget both with and without this input.
Grand Island Regular Meeting - 7/1/2015 Page 38 / 43
personnel expenses will increase by between $16,072 and $7,999. This is all due to personnel costs.
Employees pay 16% of the cost of the policy through a payroll deduction.
Decreasing expenses or holding line items constant within the department is one piece of the budget
puzzle. The other piece is looking at fees and the possibilities available for revenue generation. The
current fees have been reviewed as have the services provided by the planning department for which
we do not currently charge a fee. No fee changes are suggested for this year. In the past several
years we have aggressively reviewed our fee schedule and brought it into line with the cost of each
application. It is anticipated that we will have some incremental increases again next year. The County
receives the revenue for all zoning and subdivision activities outside of Grand Island and its extra
territorial zoning jurisdiction. These funds are received by the County Treasurer and deposited into the
County General Fund.
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REGIONAL PLANNING COMMISSION FEES AND CHARGES: Effective October 1, 2015
Service or Product Fee
Category 1. Zoning
a. Zoning Map Amendment (general)$800.00
b. Zoning Ordinance Text Amendment $800.00
c. CD or RD Comprehensive Rezoning (Grand Island and 2 mile limit)$800.00
d. P.U.D. Rezoning (5 or more lots)(Hall County)$800.00 + $10 per lot
Category 2. Subdivision
a. Preliminary Plat $ 400.00 + $15/lot
b. Final Plat - (Grand Island and 2 mile limit)$ 420.00 + $10.00/lot
(Elsewhere in region)$ 420.00 +$10.00/lot
c. Plat Vacation $ 250.00
d. Administrative Subdivisions $ 50.00
Category 3. Comprehensive Plan:
a. Map Amendment $800.00
b. Text Amendment $800.00
Category 4. Planning Publications:
A. G.I. Street Directory $15.00
b. Zoning Ordinances - (Grand Island)$30.00
(All other communities)$30.00
c. Subdivision Regulations – (Grand Island)$30.00
(All other communities)$30.00
d. Comprehensive Plans - (Grand Island) $85.00
(All other communities)$60.00
Category 5. Maps:
Grand Island
800 scale zoning map unassembled $125.00
Generalized zoning map $60.00
Future Land Use Map $60.00
Grand Island Street Map $15.00
Grand Island Regular Meeting - 7/1/2015 Page 41 / 43
Hall County
Zoning Map Generalized 24 X 30 $60.00
Zoning Map 2” = 1 Mile $90.00
Road Map $15.00
Wood River, Cairo, Doniphan, Alda
Basemap $10.00
Zoning Map $60.00
Other Maps
School District Maps 36 X 36 $60.00
Election District Maps 36 X 36 $60.00
Fire District Maps 36 X 36 $60.00
Custom Printed Maps $15.00/sq foot
Electronic Publications
GIS Data CD $ 100.00
Aerial Photograph DC (Mr SID format)$ 100.00
Comprehensive Plans (all jurisdictions)$ 100.00
Zoning & Subdivision Regulations (all jurisdictions)$ 50.00
Custom Map PDF $ 25.00/ ½ hour
Research & Documentation Fee $150/hr
Minimum 2 hr
Category 6 Flood Plain
Letter of Map Interpretation $20.00
Review and Submission of LOMR $ 50.00
Category 7 Redevelopment Plan and Blight Studies
Blight Study Adoption $ 600.00
Redevelopment Plan Adoption $ 600.00
Redevelopment Plan Amendment $ 600.00
** An additional $50.00 fee is charged in the Villages of Alda, and Doniphan payable to the
pertaining clerk’s office
Shaded are amended fees
Grand Island Regular Meeting - 7/1/2015 Page 42 / 43
Hall County Regional Planning Dept. 2015-2016 Budget
2014-15 2015-16 % Change 2015-16**% Change
Salaries 5105 164,877$ 178,986$ 8.56 173,937$ 5.50
Employer Social Security 5115 12,613$ 13,692$ 8.56 13,306$ 5.49
Employee Insurance-Health*5120 45,412$ 45,412$ 0.00 43,157$ -4.97
Employee Insurance-Life 5125 194$ 194$ -0.15 185$ -4.64
Employee Insurance-Disab.5130 297$ 323$ 8.80 314$ 5.72
Tuition Reimbursment 5135 -$ -$ -$ 0.00
General Pension 5145 9,893$ 10,739$ 8.55 10,436$ 5.49
Workers Compensation 5150 230$ 242$ 5.28 234$ 1.74
Other Employee Benefits 5160 340$ 340$ 0.13 325$ -4.41
VEBA 5161 1,178$ 1,178$ 0.00 1,139$ -3.31
Total Personnel**235,034$ 251,106$ 6.84 243,033$ 3.40
Contract Services 5213 0 0 0 0.00
Administrative Services 5221 1200 1200 0.00 1200 0.00
Computer Services 5241 7768 7768 0.00 7768 0.00
Printing and Duplicating 5245 192 192 0.00 192 0.00
Repair/Maint.-Off Furn & Equip 5330 280 280 0.00 280 0.00
Insurance Premiums 5405 350 350 0.00 350 0.00
Telephone 5410 210 210 0.00 210 0.00
Postage 5413 982 982 0.00 982 0.00
Legal Notices/ Advert. 5419 750 750 0.00 750 0.00
Dues and Subscriptions 5422 800 800 0.00 800 0.00
Books 5425 100 100 0.00 100 0.00
Travel and Training 5428 4245 4245 0.00 4245 0.00
Other Expenditures 5490
Office Supplies 5505 1605 1605 0.00 1605 0.00
Other General Supplies 5590
Non Capital Office Equipment 5540 1250 1250 0.00 1250 0.00
Capital Improvement 5620
Total Operating 19,732$ 19,732$ 0.00 19,732$ 0.00
Total 254,766$ 270,838$ 6.31 262,765$ 3.14
2014-14 2015-16 2015-16**
City and County Shares 127,383$ 135,419$ 6.31 131,383$ 3.14
Projected Increase 8,036$ Possible Increase**4,000$
*Expected insurance costs. These may change before the final city budget.
20% of Director Secretary Expenses are paid by Grand Island CRA
** If 10% of Secretary Expenses are paid by Grand Island Building Department for this year
and 38% of Planning Technician Expenses continue to be paid by Grand Island Utilities
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