09-02-2015 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, September 2, 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 - 9/2/2015 Page 1 / 57
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 - 9/2/2015 Page 2 / 57
Hall County Regional Planning
Commission
Wednesday, September 2, 2015
Regular Meeting
Item A1
Agenda
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 9/2/2015 Page 3 / 57
REGIONAL PLANNING COMMISSION
AGENDA AND NOTICE OF MEETING
Wednesday, September 2, 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 August 12, 2015.
3.Request Time to Speak.
4.Public Hearing - Rezone - A request to rezone property from CD
Commercial Development Zone to Amended CD Commercial Development
Zone, located north of State Street and east of US Hwy 281, in Grand Island,
in Hall County, Nebraska. (C-24-2015GI)
5.Public Hearing - Concerning an amendment to the redevelopment plan for
CRA, Area 2, for a Site Specific Redevelopment Plan for 1607 S Locust St., in
Grand Island, Hall County, Nebraska. Resolution No. 2015-06. (C-25-2015GI)
Consent Agenda
6.Final Plat – Park-View 6th Subdivision – located south of Pioneer Blvd and
east of Blaine Street, in the City of Grand Island, in Hall County, consisting of
2 lots and 2.6234 acres.
7.Grand Island Mall Eighteenth Subdivision – located west of Webb Rd in
the City of Grand Island, in Hall County, consisting of 6 lots and 16.43 acres.
8.Next Meeting October 7, 2015
9. 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 - 9/2/2015 Page 4 / 57
Hall County Regional Planning
Commission
Wednesday, September 2, 2015
Regular Meeting
Item E1
Meeting Minutes
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 9/2/2015 Page 5 / 57
THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
August 12, 2015
The meeting of the Regional Planning Commission was held Wednesday, August 12, 2015 in
the Council Chambers - City Hall – Grand Island, Nebraska. Notice of this meeting appeared
in the "Grand Island Independent" July 25, 2015.
Present: Pat O’Neill Carla Maurer
Karen Bredthauer Terry Connick
Les Ruge Greg Robb
Dean Sears
Absent: Richard Heckman, Julie Connelly, Dean Kjar, Mark Haskins, Jerry
Huismann,
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 July 1, 2015 meeting.
A motion was made by Bredthauer and seconded by Ruge to approve the
Minutes of the July 1, 2015 meeting.
Grand Island Regular Meeting - 9/2/2015 Page 6 / 57
The motion carried with 7 members present and 7 voting in favor (O’Neill,
Ruge, Connick, Maurer, Robb, Bredthauer and Sears) and no member
abstaining.
3.Request Time to Speak.
Ray O’Connor 611 Fleetwood Rd, Grand Island, item 4; Ron Depue, 308 N
Locust St., Grand Island, item 4; Keith Marvin, 457 O Street, David City, item
4; Jeff Palik 201 E 2nd St., Grand Island, item 5.
4.Public Hearing – Proposed Blight Study Area 18 – located between Webb Road on
the west, Blaine Street and Custer Avenue on the east, U.S. Highway 30 on the north
and 2nd street on the South. Substandard and Blight Study as prepared by Marvin
Planning Consultants entitled “Grand Island NE, Blighted and Substandard Study Area
18”. This area as defined by the study will be referred to as Community
Redevelopment Authority (CRA) Area 18. The study as prepared and submitted
indicates that this property could be considered substandard and blighted. This only
includes property that is located within the municipal limits of Grand Island. The study
as presented shows that this property meets the criteria to be declared blighted and
substandard of its own accord.
O’Neill opened the Public Hearing.
Nabity reviewed the Blight Study.
The blighted and substandard criteria included more than half of the buildings in the
area being more than 40 years old and in deteriorating condition, a lack of sidewalks,
challenging lot sizes brought out primarily because of the Union Pacific Railroad line
that bisects the study area, a stagnant population, and lots of standing water and
drainage problems.
It was the drainage problems and shallow utilities that the commission really focused
on because they create challenges for any type of redevelopment or new development.
The land is very flat with little to no outlet for storm water.
“There are some complications here that ... if there’s any redevelopment done, it may
take some additional engineering to do, which is another potential reason why this area
could be looked at as being blighted and substandard,” said Keith Marvin of Marvin
Planning Consultants.
Depue said his client has a redevelopment intent, but it can’t be fully determined until a
blighted and substandard designation is made.
Grand Island developer Ray O’Connor, a member of the Grow Grand Island strategic
planning committee, spoke in favor of the blighted and substandard designation.“My
concern is the entrance to the community,” O’Connor told the commission. “I don’t
think we’ve given much consideration to this area.”
Grand Island Regular Meeting - 9/2/2015 Page 7 / 57
While the city has developed the South Locust Street entrance and made improvements
from the airport and along east Highway 30, little has been done along the west
Highway 30 corridor, he said. “I want our community to look good and this would be
another avenue ... to put together a real plan to enhance the appearance of Highway 30,
old Highway 30, as we come in,” O’Connor said.
Ruge said he believed some type of public intervention was needed to help the
beautification of the Highway 30 area. His motion to support the blighted and
substandard designation passed, but generated a bigger discussion about the impact that
improper drainage has on an area.
Commission Chairman Pat O’Neill has raised questions about a water retention cell
near Nelson Furniture that has no outlet for storm water. Planning Director Chad
Nabity said the furniture store currently owns that water retention cell, but the city will
be taking it over in attempts to resolve more drainage issues in that area.
O’Neill closed the Public Hearing.
A motion was made by Ruge and seconded by Bredthauer to approve the proposed
Blight Study Area 18. The motion carried with 7 members voting in favor (Bredthauer,
Connick, O’Neill, Ruge, Maurer, Robb and Sears) and no member abstaining.
Consent Agenda
5.Preliminary Plat – Wildwood Business Park Subdivision – located north of
Wildwood Drive and west of Blaine Street, in the 2 mile jurisdiction of the City of
Grand Island, in Hall County, Nebraska, consisting of 276.016 acres and (34 Lots).
Final Plat – Wildwood Business Park Subdivision –
located north of Wildwood Drive and west of Blaine
Street, in the 2 mile jurisdiction of the City of Grand
Island, in Hall County, Nebraska, consisting of 30.796
acres and (10 Lots).
6.Final Plat – Bolanos Subdivision – located south of 4th Street and east of Plum Street,
in the City of Grand Island, in Hall County, Nebraska, consisting of 2.831 acres and (2
Lots).
7.Final Plat – Cottonwood Corner Subdivision – located north of White Cloud Rd and
east of 90th Road, in Hall County, Nebraska, consisting of 5.6484 acres and (2 Lots).
8.Final Plat – Codner Subdivision – located north of Rainforth Road and east of Bluff
Center Road, in Hall County, Nebraska, consisting of 4.6013 acres and (1 Lot).
9.Final Plat – C.A.A.P. East Railroad Second Subdivision – located north of Old
Potash Hwy and west of Alda Road, in Hall County, Nebraska, consisting of 4.6234
acres and (1 Lot).
10.Final Plat –Cargill Second Subdivision – located north of 1st Street and east of 150th
in the City of Wood River, in Hall County, Nebraska, consisting of 113.77 acres and (2
Grand Island Regular Meeting - 9/2/2015 Page 8 / 57
Lots).
A motion was made by Haskins and seconded by Bredthauer to approve the
consent agenda. The motion carried with 10 members present and 10 voting in
favor (O’Neill, Ruge, Maurer, Robb, Kjar, Bredthauer, Huismann, Connick,
Haskins and Sears) and no member abstaining.
11.Next Meeting September 2, 2015
12.Adjourn
Chairman Pat O’Neill adjourned the meeting at 6:42 p.m.
___________________________________________
Leslie Ruge, Secretary
By Rose Rhoads
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Hall County Regional Planning
Commission
Wednesday, September 2, 2015
Regular Meeting
Item F1
Rezone
Staff Contact: Chad Nabity
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Agenda Item 4
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
August 25, 2015
SUBJECT:Concerning change of zoning for property described as all of
Grand Island Mall 18th Subdivision in Grand Island NE, from CD Commercial
Development Zone to Amended CD Commercial Development Zone. (C-24-
2015GI)
The Development Plan for Grand Island Mall 17 th Subdivision was approved
by the Grand Island City Council in January of 2015. The Developers are
requesting changes to the plan as approved to accommodate marketing
opportunities and enhance the appearance of this property from the U.S.
Highway 281 side.
Development Plan as Approved in January 2015
Grand Island Regular Meeting - 9/2/2015 Page 13 / 57
Proposed Development Plan as submitted August 2015
PROPOSAL:This proposed development would create 2 additional lots within
the development on the west side of the existing building and eliminate one lot
that was previously approved for the east side of the building. The space on the
east side of the development would be used for parking. No new access drives
are being requested or would be approved with this plan. The CD Zone allows
for up to 50% of the property to be covered with buildings. The proposed
coverage within this development at full development as shown is well below the
maximum coverage.
OVERVIEW:
Site Analysis
Current zoning designation:CD-Commercial Development Zone.
Permitted and conditional uses:Commercial, Office and Retail Uses
Comprehensive Plan Designation: Commercial development
Existing land uses.Retail development and vacant property
Adjacent Properties Analysis
Current zoning designations:South and East CD Commercial Development
Zone
Grand Island Regular Meeting - 9/2/2015 Page 14 / 57
North: B1- Light Business
West: B2 General Business
Permitted and conditional uses:CD – Commercial, office and retail uses as
permitted and built according to the approve
development plan. B2- Commercial, office,
retail and service uses along with residential
uses up to a density of 43 units per acre. B1
limited commercial, office, and interior retail to
support the immediate neighborhood and
residential uses up to a density of 43 units per
acre.
Comprehensive Plan Designation:North, South, East and West:
Designated for commercial development and
uses.
Existing land uses:North: Gordman Property Retail Development
East: Webb Road, Taco Johns, Burger King,
Strip Commercial
West: U.S. Highway 281 and Commercial
Uses
South: Shopko, and Northwest Crossings
Commercial Development
EVALUATION:
Positive Implications:
Consistent with the City’s Comprehensive Land Use Plan: The subject
property is designated for commercial development.
Is infill development. This development is using property that is within the
existing functional and legal boundaries of the City of Grand Island. This is a
piece of property that is in need of redevelopment. The City and the
Community Redevelopment Authority have already approved the use of Tax
Increment Financing to further this project.
Accessible to Existing Municipal Infrastructure: Water and sewer services are
available to service the area.
Monetary Benefit to Applicant: Would allow the applicant to further develop
this site.
More visually appealing development along 281: The proposed plan would
put buildings between 281 and the west side of the main mail building. This
would hide the back of the building and create a more visually appealing drive
along this stretch of 281.
Negative Implications:
None foreseen
Grand Island Regular Meeting - 9/2/2015 Page 15 / 57
Other Considerations
Commercial development zones allow up to 50% of the property within the CD
zone to be covered with buildings.
RECOMMENDATION:
That the Regional Planning Commission recommend that the Grand Island
City Council approve the amended CD zoning district and final development
plan as shown.
___________________ Chad Nabity AICP, Planning Director
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WEBB RD.STATE ST.SYCAMORE ST.STATE ST.AIRPORT RD.U.S. HIGHWAY 281 4TH
ST
.10 TH
ST
.
U.S. 281
CUSTER AVE.NEBR. HIGHWAY NO.2BROADWELL AVE.W 1ST
.
ST
.W
2ND
.
ST
.EDDY ST.NORTH ROAD
FAIDLEY AVE.13TH ST.COLLEGE ST.CAPITAL AVE.WHEELER ST.PROJECT LOCATIONSHEETREVISIONS
NO.
REV.DATE REVISIONS DESCRIPTIONproject no.:approved by:checked by:drawn by:drawing no.:QA/QC by:date:www.olssonassociates.com
TEL 308.384.8750
FAX 308.384.8752
201 East 2nd Street
P.O. Box 1072
Grand Island, NE 68802-1072
R
GRAND ISLAND JOINT VENTURE, LLC
GRAND ISLAND, NEBRASKA 201410COVERBJFDZDZ014-2360JULY 20151ofGRAND ISLAND JOINTVENTURE, LLCAMENDED DEVELOPMENT PLAN FOR CD ZONEGRAND ISLAND, NEBRASKA2015Grand IslandRegular Meeting - 9/2/2015Page 18 / 57
SHEETREVISIONS
NO.
REV.DATE REVISIONS DESCRIPTIONproject no.:approved by:checked by:drawn by:drawing no.:QA/QC by:date:www.olssonassociates.com
TEL 308.384.8750
FAX 308.384.8752
201 East 2nd Street
P.O. Box 1072
Grand Island, NE 68802-1072
R
GRAND ISLAND JOINT VENTURE, LLC
GRAND ISLAND, NEBRASKA 201410LOT LAYOUT / UTILITY PLAN
BJD/BJFDZDZ014-2360OCTOBER 20142ofGrand IslandRegular Meeting - 9/2/2015Page 19 / 57
SHEETREVISIONS
NO.
REV.DATE REVISIONS DESCRIPTIONproject no.:approved by:checked by:drawn by:drawing no.:QA/QC by:date:www.olssonassociates.com
TEL 308.384.8750
FAX 308.384.8752
201 East 2nd Street
P.O. Box 1072
Grand Island, NE 68802-1072
R
GRAND ISLAND JOINT VENTURE, LLC
GRAND ISLAND, NEBRASKA 201410DRAINAGE PLAN
BJD/BJFDZDZ014-2360OCTOBER 20143ofGrand IslandRegular Meeting - 9/2/2015Page 20 / 57
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SHEETREVISIONS
NO.
REV.DATE REVISIONS DESCRIPTIONproject no.:approved by:checked by:drawn by:drawing no.:QA/QC by:date:www.olssonassociates.com
TEL 308.384.8750
FAX 308.384.8752
201 East 2nd Street
P.O. Box 1072
Grand Island, NE 68802-1072
R
GRAND ISLAND JOINT VENTURE, LLC
GRAND ISLAND, NEBRASKA 201410OVERALL SITE PLAN
BJD/BJFDZDZ014-2360OCTOBER 201410ofGrand IslandRegular Meeting - 9/2/2015Page 27 / 57
August 18, 2015
Dear Members of the Board:
RE: Rezoning – A request to rezone the properties from CD Commercial
Development Zone to Amended Commercial Development Zone in the City of
Grand Island, Hall County, Nebraska.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a rezone request to the Grand Island Zoning Map from CD
Commercial Development Zone to Amended Commercial Development Zone. As
shown on the enclosed map.
You are hereby notified that the Regional Planning Commission will consider this
zoning change at the next meeting that will be held at 6:00 p.m. on September 2,
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 - 9/2/2015 Page 28 / 57
Hall County Regional Planning
Commission
Wednesday, September 2, 2015
Regular Meeting
Item F2
Redevelopment Plan Amendment
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 9/2/2015 Page 29 / 57
Agenda Item 5
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
August 21, 2015
SUBJECT:
Redevelopment plan amendment for property located in Blight and Substandard Area 2 at
1607 S Locust Street in Grand Island Nebraska to support this development. (C-25-2015GI)
PROPOSAL:
Bosselman Real Estate LLC is proposing to acquire property, redevelop the existing building for
a combination of corporate office space, retail space, storage and residential space, extend
services, and prepare the site for the addition of lots to be used for a hotel and additional
professional office space on property located at 1607 S. Locust Street. The developer is
seeking Tax Increment Financing to offset the cost of acquisition of the property, and renovation
of the existing building. This is the former location of Skagway South.
OVERVIEW:
The purpose of the CRA and the designated blight and substandard areas is to provide
incentives for development in underdeveloped areas of the community. This project will
provide commercial development in a location that is intended for these uses. Development
of this property should prevent further decay of this neighborhood. This area has already
been declared blighted and substandard by the CRA, the Hall County Regional Planning
Commission and the Grand Island City Council.
This project is consistent with the existing zoning and the future land use plan for this
area within the City of Grand Island. This is evident by the fact that the property is zoned B2
General Business with an AC Arterial Commercial Overlay. The B2-AC zone allows for a
variety of commercial, office and residential uses including all of those proposed with this
plan as permitted principal uses.
The Regional Planning Commission recommendation is limited to the appropriateness of the
proposed use at this location. The Grand Island Comprehensive Plan calls for general
commercial uses here.
The Planning Commission is required to comment on these applications to confirm that
expenditure of public funds through TIF is not supporting uses that would be inconsistent
with the Comprehensive Plan. The proposed use for residential units at this location
appears to be supported by the plan.
Grand Island Regular Meeting - 9/2/2015 Page 30 / 57
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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Grand Island Regular Meeting - 9/2/2015 Page 32 / 57
1607 S Locust St - Bosselman
Resolution Number 2015-06
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 - 9/2/2015 Page 33 / 57
1607 S Locust St - Bosselman
EXHIBIT A
FORM OF REDEVELOPMENT PLAN
Grand Island Regular Meeting - 9/2/2015 Page 34 / 57
Redevelopment Plan Amendment
Grand Island CRA Area 2
July 2015
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area 2 within the city, pursuant to
the Nebraska Community Development Law (the “Act”) and provide for the
financing of a commercial project in Area 2.
Executive Summary:
Project Description
THE ACQUISITION OF PROPERTY AT 1607 SOUTH LOCUST STREET AND THE
SUBSEQUENT SITE WORK, RENOVATIONS, UTILITY IMPROVEMENTS,
ENGINEERING, LANDSCAPING AND PARKING IMPROVEMENTS NECESSARY
FOR REBUILDING CORPORATE OFFICE FOR BOSSELMAN COMPANIES
ALONG WITH A MOTEL AND SEPARATE PROFESSIONAL OFFICE SPACE AT
THIS LOCATION.
The use of Tax Increment Financing (TIF) to aid in the acquisition of property,
rehabilitation of the existing building, necessary site work and installation of public
utilities and utility connections necessary to develop this site. The use of TIF makes it
feasible to complete the proposed project within the timeline presented. This project
developer has stated that the project will not be completed at this location without the use
of TIF.
The acquisition, rehabilitation, site work and construction of all improvements will be
paid for by the developer. The developer is responsible for and has provided evidence
that they can secure adequate debt financing to cover the costs associated with the
acquisition, site work and remodeling. The Grand Island Community Redevelopment
Authority (CRA) intends to pledge the ad valorem taxes generated over the 15 year
period beginning January 1, 2017 towards the allowable costs and associated financing
for the acquisition and site work.
TAX INCREMENT FINANCING TO PAY FOR THE ACQUISTION OF THE
PROPERTY AND RELATED SITE WORK WILL COME FROM THE
FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
This property is located east of Locust Street south of State Fair Boulevard and west of
Fonner Park in south central Grand Island, the attached map identifies the subject
property and the surrounding land uses:
Legal Description Lot 1 of Fonner Fourth Subdivision (It is anticipated
this property will be re-subdivided to accommodate phases 2 and 3 of this proposal.
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The tax increment will be captured for the tax years the payments for which become
delinquent in years 2018 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 the construction of new
commercial space on this property.
Statutory Pledge of Taxes.
Pursuant to Section 18-2147 of the Act, any ad valorem tax levied upon real property in
the Redevelopment Project Area shall be divided, for the period not to exceed 15 years
after the effective date of the provision, which effective date shall be January 1, 2017.
Said taxes shall be divided as follows:
a. That portion of the ad valorem tax which is produced by levy at the rate
fixed each year by or for each public body upon the redevelopment project valuation shall
be paid into the funds, of each such public body in the same proportion as all other taxes
collected by or for the bodies; and
b. That portion of the ad valorem tax on real property in the
redevelopment project in excess of such amount, if any, shall be allocated to and, when
collected, paid into a special fund of the Authority to pay the principal of; the interest on,
and any premiums due in connection with the bonds, loans, notes, or advances on money
to, or indebtedness incurred by, whether funded, refunded, assumed, or otherwise, such
Authority for financing or refinancing, in whole or in part, a redevelopment project.
When such bonds, loans, notes, advances of money, or indebtedness including interest
and premium due have been paid, the Authority shall so notify the County Assessor and
County Treasurer and all ad valorem taxes upon real property in such redevelopment
project shall be paid into the funds of the respective public bodies.
Pursuant to Section 18-2150 of the Act, the ad valorem tax so divided is hereby pledged
to the repayment of loans or advances of money, or the incurring of any indebtedness,
whether funded, refunded, assumed, or otherwise, by the CRA to finance or refinance, in
whole or in part, the redevelopment project, including the payment of the principal of,
premium, if any, and interest on such bonds, loans, notes, advances, or indebtedness.
Grand Island Regular Meeting - 9/2/2015 Page 37 / 57
Redevelopment Plan Amendment Complies with the Act:
The Community Development Law requires that a Redevelopment Plan and Project
consider and comply with a number of requirements. This Plan Amendment meets the
statutory qualifications as set forth below.
1. The Redevelopment Project Area has been declared blighted and substandard by
action of the Grand Island City Council on September 13, 1999.[§18-2109] Such
declaration was made after a public hearing with full compliance with the public
notice requirements of §18-2115 of the Act.
2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (13)
(a) and §18-2110]
Grand Island adopted a Comprehensive Plan on July 13, 2004. This redevelopment plan
amendment and project are consistent with the Comprehensive Plan, in that no changes in
the Comprehensive Plan elements are intended. This plan merely provides funding for
the developer to acquire the necessary property and provide the necessary site work for
the construction of a permitted use on this property.
3. The Redevelopment Plan must be sufficiently complete to address the following
items: [§18-2103(13) (b)]
a. Land Acquisition:
The Redevelopment Plan for Area 2 provides for real property acquisition and this plan
amendment does not prohibit such acquisition. There is no proposed acquisition by the
authority. The applicant will be acquiring the property from the current owner.
b. Demolition and Removal of Structures:
The project to be implemented with this plan will not require demolition of any existing
structures.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. The site is
planned for commercial development within this arterial corridor allowing for maximum
exposure. Residential and hotel uses are also permitted in this area [§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 - 9/2/2015 Page 38 / 57
City of Grand Island Future Land Use Map
Grand Island Regular Meeting - 9/2/2015 Page 39 / 57
d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned B2-AC General Business zone with an Arterial Commercial Overlay
District. No zoning changes are anticipated with this project. No changes are anticipated
in street layouts or grades. No changes are anticipated in building codes or ordinances.
Nor are any other planning changes contemplated. [§18-2103(b) and §18-2111]
e. Site Coverage and Intensity of Use
The developer is proposing to remodel the existing retail building for a combination of
retail uses, office uses and residential dormitories. In addition there are future phases that
anticipate the development of a 100 room motel at the northwest corner of the site and
additional in-line professional office space along the southern property line. [§18-2103(b)
and §18-2111]
f. Additional Public Facilities or Utilities
Sewer and water are available to support this development. Connections for water and
sewer will have to be extended to serve the proposed future development.
No other utilities would be impacted by the development.
The developer will be responsible for replacing any sidewalks damaged during
construction of the project.
No other utilities would be impacted by the development. [§18-2103(b) and §18-2111]
Grand Island Regular Meeting - 9/2/2015 Page 40 / 57
4. The Act requires a Redevelopment Plan provide for relocation of individuals and
families displaced as a result of plan implementation. This amendment does not
provide for acquisition of any residences and therefore, no relocation is
contemplated. [§18-2103.02]
5. No member of the Authority, nor any employee thereof holds any interest in any
property in this Redevelopment Project Area. [§18-2106]
6. Section 18-2114 of the Act requires that the Authority consider:
a. Method and cost of acquisition and preparation for redevelopment and estimated
proceeds from disposal to redevelopers.
The developer is proposing to purchase this property for redevelopment for $1,700,000
provided that TIF is available for the project as defined. The cost of property acquisition
is being included as a TIF eligible expense. Costs for site preparation, utility extensions,
building plans, and renovation of the existing building $6,591,600 and are included as
TIF eligible expenses for phase 1. Phase 2 eligible expenses include sitework/utility
extensions, architecture and legal fees of $315,000. Phase 3 eligible expenses include
architecture and legal fees of $120,000. The total amount of the TIF eligible expenses in
this request is over $8,700,000 It is estimated based on the proposed increased valuation
for Phase 1 of the project of $11,617,706 will result in $3,836,200 of increment generated
over a 15 year period. Phase 2 would generate an increase in value of $8,083,00 with
$1,491,229 generated over a 14 year period. Phase 3 would generate an increase of
$787,000 with $225,230 generated over a 13 year period. A total of $6,552,000 of TIF
would be available to cover $8,726,600 worth of TIF eligible expenses. It is anticipated
that the developer will spend almost $2,175,000 more on eligible expenses than will be
generated by the tax increment.
No property will be transferred to redevelopers by the Authority. The developer will
provide and secure all necessary financing.
b. Statement of proposed method of financing the redevelopment project.
The developer will provide all necessary financing for the project. The Authority will
assist the project by granting the sum of $6,552,000 for the project 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 after January 1, 2018 through December 2032.
c. Statement of feasible method of relocating displaced families.
No families will be displaced as a result of this plan.
Grand Island Regular Meeting - 9/2/2015 Page 41 / 57
7. Section 18-2113 of the Act requires:
Prior to recommending a redevelopment plan to the governing body for approval, an
authority shall consider whether the proposed land uses and building requirements in the
redevelopment project area are designed with the general purpose of accomplishing, in
conformance with the general plan, a coordinated, adjusted, and harmonious development
of the city and its environs which will, in accordance with present and future needs,
promote health, safety, morals, order, convenience, prosperity, and the general welfare, as
well as efficiency and economy in the process of development, including, among other
things, adequate provision for traffic, vehicular parking, the promotion of safety from
fire, panic, and other dangers, adequate provision for light and air, the promotion of the
healthful and convenient distribution of population, the provision of adequate
transportation, water, sewerage, and other public utilities, schools, parks, recreational and
community facilities, and other public requirements, the promotion of sound design and
arrangement, the wise and efficient expenditure of public funds, and the prevention of the
recurrence of insanitary or unsafe dwelling accommodations or conditions of blight.
The Authority has considered these elements in proposing this Plan Amendment. This
amendment, in and of itself will promote consistency with the Comprehensive Plan, in
that it will allow for the utilization of the existing building and development of additional
commercial facilities at this location. This lot is surrounded by similar commercial uses.
This will not increase traffic in the area. New commercial development will raise
property values and provide a stimulus to keep surrounding properties properly
maintained. This will have the intended result of preventing recurring elements of unsafe
buildings and blighting conditions.
8. Time Frame for Development
Development of Phase 1 of this project is anticipated to be completed between January of
2016 and December of 2016. Excess valuation should be available for this project for 15
years beginning with the 2017 tax year. It is anticipated that Phases 2 and 3 will be
completed within 5 years of the beginning of the project depending on market conditions.
9. Justification of Project
The property is located at the entrance to the Fonner Park and the Nebraska State Fair
Grounds. These facilities are enjoyed and visited by hundreds of thousands of people
each year. This commercial property was vacated in May of 2015 and this is an excellent
chance to redevelop the property as the corporate headquarters for a Grand Island based
company that does business all over the United States. The proposed project will be
highly visible and complement the image of both the Community and the Bosselman
Companies. The potential addition of a hotel at this location increases the synergy
between Fonner Park and the Bosselman Conference center and South Locust. This will
provide hotel rooms within close walking distance to these facilities. This project does
not propose to tear down or substantially alter any buildings with historic value.
Grand Island Regular Meeting - 9/2/2015 Page 42 / 57
10. Cost Benefit Analysis Section 18-2113 of the Act, further requires the Authority
conduct a cost benefit analysis of the plan amendment in the event that Tax Increment
Financing will be used. This analysis must address specific statutory issues.
As authorized in the Nebraska Community Development Law, §18-2147, Neb. Rev. Stat.
(2012), the City of Grand Island has analyzed the costs and benefits of the proposed
AWG-Skagway North Redevelopment Project, including:
Project Sources and Uses. Approximately $6,552,000 in public funds from tax
increment financing provided by the Grand Island Community Redevelopment Authority
will be required to complete the project. This project has $8,726,600 worth of TIF
eligible expenses. The developer will be responsible for funding the additional
$2,174,600 as private investment. The total private investment on this project is the total
of the costs not eligible for TIF $11,215,000 plus the $2,174,600 of TIF eligible costs that
will not be covered by the Tax Increment for a total private investment of $13,389,600.
This $6,552,000 investment by the Authority and the people of Grand Island will
leverage $13,389,600 in private sector financing; a private investment of $2.04 for every
TIF dollar investment.
Use of Funds. Phase 1
Description Eligible for TIF Funds Private Funds Total
Site Acquisition $1,700,000 $1,700,000
Utilities/On Site
Improvements
$500,000 $500,000
Legal Private $5,000 $5,000
Legal CRA Cost1 $35,000 $35,000
Fees1 $1,600 $1,600
Architecture $60,000 $60,000
Building
Rehabilitation Costs
$6,000,000 $6,000,000
Soft Costs $215,000 $215,000
Personal Property $750,000 $750,000
TOTALS $8,301,600 $965,000 $9,266,600
1 Not included on application but shown as an eligible expense to be paid by the developer.
Grand Island Regular Meeting - 9/2/2015 Page 43 / 57
Use of Funds. Phase 2
Description Eligible for TIF Funds Private Funds Total
Site Acquisition $0 $0
Utilities/On Site
Improvements
$0 $0
Legal Private $5,000 $$5,000
Fees $$
Architecture $60,000 $$60,000
Building Costs $9,000,000 $9,000,000
Soft Costs $205,000 $205,000
Personal Property $$
TOTALS $315,000 $9,215,000 $9,530,000
Use of Funds. Phase 3
Description Eligible for TIF Funds Private Funds Total
Site Acquisition 0 0
Utilities/On Site
Improvements
$100,000 $100,000
Legal Private $5,000 $5,000
Fees $0 $0
Architecture $15,000 $15,000
Building Costs $1,000,000 $1,000,000
Soft Costs $30,000 $30,000
Personal Property $$
TOTALS $120,000 $1,030,000 $1,150,000
Tax Revenue. The property to be redeveloped has a January 1, 2015, valuation of
approximately $2,290,814. Based on the 2014 levy this would result in a real property tax of
approximately $50,292. It is anticipated that the assessed value will increase by almost
$20,500,000 upon full completion, as a result of the site redevelopment. This development will
result in an estimated tax increase of over $451,000 annually resulting in $6,552,000 of increment
over the 15 year period. The tax increment gained from this Redevelopment Project Area would
not be available for use as city general tax revenues, for a period of 15 years, or such shorter time
as may be required to amortize the TIF bond, but would be used for eligible private
redevelopment costs to enable this project to be realized.
Estimated 2014 assessed value:$ 2,290,814
Estimated value after completion $ 22,778,988
Increment value $ 20,488,175
Annual TIF generated (estimated)$ 451,017
TIF bond issue $ 6,552,000
Grand Island Regular Meeting - 9/2/2015 Page 44 / 57
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $2,290,814.
The proposed redevelopment and commercial construction at this location will result in
an additional $20,488,175 of taxable valuation based on valuations of similar properties.
No tax shifts are anticipated from the project. The project creates additional valuation
that will support taxing entities long after the project is paid off. The project will not add
any tax burdens to taxing entities. Therefore no tax shifts will occur.
(b) Public infrastructure and community public service needs impacts and local tax
impacts arising from the approval of the redevelopment project;
No additional public service needs have been identified. Existing water and waste
water facilities will not be impacted by this development. The electric utility has
sufficient capacity to support the development. It is not anticipated that this will impact
schools. Fire and police protection are available and should not be impacted by this
development.
(c) Impacts on employers and employees of firms locating or expanding within the
boundaries of the area of the redevelopment project;
This project will not negatively impact employers or employees in the area directly.
Bosselman Companies will be able to continue employing people within the City of
Grand Island.
(d) Impacts on other employers and employees within the city or village and the
immediate area that are located outside of the boundaries of the area of the
redevelopment project; and
No impacts are anticipated outside of the city or immediate area to total employment
from this project other than the incremental increase due to the construction.
(e) Any other impacts determined by the authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
This project will utilize a piece of property in the Grand Island City Limits that is at the
entrance to the Fonner Park and the Nebraska State Fair grounds. This property has been
the home of Skagway South for more than 20 years. Skagway closed this past May
leaving the building mostly vacant. This project will change this entrance in to the
fairgrounds in a positive way, rehabilitate and reutilize the existing building and provide
hotel rooms within walking distance of the fairgrounds.
Time Frame for Development
Development of this project is anticipated to be completed during between October 2015
and December of 2018, depending on the market demand for the buildings in phases 2
Grand Island Regular Meeting - 9/2/2015 Page 45 / 57
and 3. The date of TIF will be established with the approved contract but it is anticipated
that he 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 with
the 2017 tax year. Excess valuation will be used to pay the TIF Indebtedness issued by
the CRA per the contract between the CRA and the developer for a period not to exceed
15 years or an amount not to exceed $6,552,000 the projected amount of the eligible
expenses for this project. Based on the purchase price of the property and estimates of
the expenses of renovation activities and associated engineering fees, the developer will
spend more than $8,700,000 on TIF eligible activities.
See Attached Site Plan
Grand Island Regular Meeting - 9/2/2015 Page 46 / 57
LOCUST ST SSYLVAN STEDDY ST SLINCOLN AVE SHALL ST
STATE FAIR BLVD
ROUSH LN
WEDGEWOOD DR
STOLLEY PARK RD E
FONNER PARK RD E
BELLWOOD DRHOLCOMB ST
NEBRASKA AVE
OXNARD AVE
B
R
A
H
M
A
S
T
FONNER PARK RD W
WINDOLPH AVE ISLAND OASIS DRCHANTICLEER STVINE ST SSTOLLEY PARK RD W PINE ST SKINGSWOOD DRPARKWOOD DRDELTA ST
SANTA ANITA DRGAMMA ST
LOCUST ST SLOCUST ST SEDDY ST SHALL ST
AREA # 2
0 625 1,250312.5 Feet
Area 2Redevelopment PlanLocation Map ¯
Grand Island Regular Meeting - 9/2/2015 Page 47 / 57
Hall County Regional Planning
Commission
Wednesday, September 2, 2015
Regular Meeting
Item M1
Park View Sixth Sub
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 9/2/2015 Page 48 / 57
August 18, 2015
Dear Members of the Board:
RE: Final Plat – Park-View Sixth Subdivision
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Park-View Sixth Subdivision, located in the City of
Grand Island, in Hall County Nebraska.
This final plat proposes to create 2 lots, a tract of land comprising all of Lots Sixteen
(16), Seventeen (17) and Eighteen (18), Block E, Park-View Subdivision in the Cith
of Grand Island, Hall County, Nebraska, said tract containing 2.623 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 September 2, 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.
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Hall County Regional Planning
Commission
Wednesday, September 2, 2015
Regular Meeting
Item M2
Grand Island Mall 18th Sub
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 9/2/2015 Page 53 / 57
August 19, 2015
Dear Members of the Board:
RE: Final Plat – Grand Island Mall 18th Subdivision
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Grand Island Mall 18th Subdivision, located in the
City of Grand Island, in Hall County Nebraska.
This final plat proposes to create 6 lots, a replat of all of Grand Island Mall 17th
Subdivision all in the City of Grand Island, Hall County, Nebraska, said tract
containing 16.43 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 September 2, 2015 in
the Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
Cc: City Clerk
City Attorney
City Public Works
City Building Department
City Utilities
Manager of Postal Operations
Olsson Associates
This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126.
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