03-02-2016 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, March 2, 2016
Regular Meeting Packet
Commission Members:
Terry Connick Hall County
John Hoggatt Grand Island
Derek Apfel Grand Island
Jerry Huismann Grand Island
Leonard Rainforth Hall County
Carla Maurer Doniphan
Dean Kjar Wood River
Dean Sears Grand Island
Jaye Monter Cairo Vice Chairperson
Pat O’Neill Hall County Chairperson
Greg Robb Hall County
Leslie Ruge Alda Secretary
Regional Planning Director: Chad Nabity
Planning Technician:
Edwin Maslonka
Planning Secretary:
Rose Rhoads
6:00 PM
Grand Island Regular Meeting - 3/2/2016 Page 1 / 95
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.
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Hall County Regional Planning
Commission
Wednesday, March 2, 2016
Regular Meeting
Item A1
Agenda
Staff Contact: Chad Nabity
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REGIONAL PLANNING COMMISSION
AGENDA AND NOTICE OF MEETING
Wednesday, March 2, 2016
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.
The Planning Commission may vote to go into Closed Session on any
Agenda Item as allowed by State Law.
The Commission will discuss and may take action on any item listed on
this agenda.
The order of items on the agenda may be reorganized by the Chair to
facilitate the flow of the meeting to better accommodate the public.
2. Minutes of February 17, 2016.
3.Request Time to Speak.
4.Public Hearing – Amendments to the Alda Future Land Use Map, to
consider changes to the Future Land Use Map for the Village of Alda
necessary to allow zoning changes proposed by the Alda Village Board and
to harmonize the map with current uses of property within the Village. (C-11-
2016Alda)
5.Public Hearing – Adoption of Alda Zoning Map. Readoption of the Alda
Zoning map incorporating all zoning changes and annexations and including
potential changes of zoning as requested by the Alda Village Board at their
meeting of February 9, 2016.(C-11-2016Alda)
6.Public Hearing – Redevelopment Plan - Concerning an amendment to the
redevelopment plan for CRA, Area 15, for a Site Specific Redevelopment
Plan for property located at 106 S Webb Rd., in Grand Island, Hall County,
Nebraska. Resolution No. 2016-02. (C-12-2016GI)
7.Public Hearing – Redevelopment Plan - Concerning an amendment to the
redevelopment plan for CRA, Area 1, for a Site Specific Redevelopment Plan
for property located at 110 E 3rd St., In Grand Island, Hall County, Nebraska.
Resolution No. 2016-03. (C-13-2016GI)
8.Public Hearing – Rezone – Concerning the rezone of property proposed for
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platting as Maderville Subdivision located at the south end of Hillside Drive, in
the NW ¼ of the Section 35, Township 11 North, Range 10 West of the 6th
P.M. in Hall County, Nebraska from TA – Transitional Agriculture Zone to LLR
– Large Lot Residential Zone. (C-14-2016GI)
Consent Agenda
9.Final Plat – Hayman’s Second Subdivision – located east of North Road
and south of Stolley Park Road in the City of Grand Island, in Hall County,
Nebraska. (2 Lots and 4.75 acres).
10.Final Plat – Maderville Estates Subdivision – located east of Engleman
Road and south of Husker Highway in the 2 mile extra territorial jurisdiction of
Grand Island, in Hall County, Nebraska. (2 Lots and 4.44 acres).
11.Final Plat – Shriner Acres – located west of Webb Rd and south of One R
Road in Hall County, Nebraska. (1 Lot and 2.72 acres).
12.Final Plat – Thomas Second Subdivision – located south of Capital Avenue
and west of Sky Park Road, in Grand Island, in Hall County, Nebraska. (2
Lots and 2.751 acres).
13.Final Plat – Thelen Fourth Subdivision – located east of NE Highway 11
and south of Wood River Road, in Wood River, in Hall County, Nebraska. (1
Lot and 4.130 acres).
14.Community Needs Assessment Survey.
15. Long Range Transportation Plan.
16.Directors Report
17.Next Meeting April 13, 2016
18. 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.
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Hall County Regional Planning
Commission
Wednesday, March 2, 2016
Regular Meeting
Item E1
Meeting Minutes
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/2/2016 Page 6 / 95
THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
February 17, 2016
The meeting of the Regional Planning Commission was held Wednesday, February 17, 2016 in
the Council Chambers - City Hall – Grand Island, Nebraska. Notice of this meeting appeared
in the "Grand Island Independent" February 6, 2016.
Present: Pat O’Neill Carla Maurer
Dean Sears Jerry Huismann
Les Ruge Greg Robb
Derek Apfel John Hoggatt
Jaye Monter
Absent: Dean Kjar, Terry Connick, Leonard Rainforth
Other:Terry Brown
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.
O’Neill also noted the Planning Commission may vote to go into Closed Session on
any Agenda Item as allowed by State Law.
The Commission will discuss and may take action on any item listed on this agenda.
Grand Island Regular Meeting - 3/2/2016 Page 7 / 95
The order of items on the agenda may be reorganized by the Chair to facilitate the flow
of the meeting to better accommodate the public.
2. Minutes of January 6, 2016 meeting.
A motion was made by Sears and seconded by Hoggatt to approve the Minutes
of the January 6, 2016 meeting.
The motion carried with 9 members present and all voting in favor (O’Neill,
Ruge, Maurer, Apfel, Robb, Huismann, Sears, Hoggatt, and Monter) and no
member abstaining.
3.Request Time to Speak.
Barry Keslar, 2723 N North Road, GI
4.Public Hearing – Concerning the rezone of Lot One (1) of Sterling Estates Sixth
Subdivision, a portion of the NE ¼ of the NW ¼ of Section 12, Township 11 North,
Range 10, West of the 6th P.M. in the City of Grand Island, Hall County, Nebraska
from RD Residential Developmental Zone to Amended RD Residential Development
Zone. This property is located south of Capital Avenue and west of the Moore’s Creek
Drainway and consists of 7.28 acres. (C- 10-2016GI)
O’Neill opened the Public Hearing.
An application has been made to rezone Lot One (1) of Sterling Estates Sixth
Subdivision, a portion of the NE ¼ of the NW ¼ of Section 12, Township 11 North,
Range 10, West of the 6th P.M. in the City of Grand Island, Hall County, Nebraska
from RD Residential Developmental Zone to Amended RD Residential Development
Zone. This property is located south of Capital Avenue and west of the Moore’s Creek
Drainway and consists of 7.28 acres.
The changes to the development plan would combine the two (10 unit) buildings on the
northeast side of the lot into a single building with 30 units. This will allow for the
creation of an addition 46 parking spaces on the property. The number of units in the
second phase of this development will change from 140 as approved to 150 unit
approved with the initial as originally planned.
O’Neill closed the Public Hearing.
A motion was made by Ruge and seconded by Sears to approve the rezone as
requested. The motion carried with 9 members voting in favor (Huismann, Monter,
Hoggatt, Apfel, O’Neill, Ruge, Maurer, Robb and Sears) and no member abstaining.
5.Public Hearing – Concerning adoption of the Grand Island 1 & 6 Year Street
Improvement Plan. (C-11-2016GI)
O’Neill opened the Public Hearing.
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Terry Brown, Manager of Engineering Service, discussed the Grand Island 1 &
6 Year Street Improvement Plan.
Brown briefed members on: 2016 Projects, which included Capital Avenue
widening, 1st & 2nd Street resurfacing, creating a radius at Sky Park & Airport
Road. Handicap ramps for 4th & 5th Street. State Fair Blvd and south Locust
street traffic signal, Adams Street widening, Jefferson Street paving and Waugh
Street realignment.
Barry Keslar, 2723 N Road, Grand Island, expressed some concern with the
roundabout proposal near Star school. Keslar would prefer traffic signals,
crossing guards and stop signs.
O’Neill closed the Public Hearing.
A motion was made by Apfel and seconded by Huismann, to recommend
approval of the Grand Island 1 & 6 Year Street Improvement Plan as submitted.
A roll call vote was taken and the motion passed with 9 members present and all
voting in favor (Apfel, O’Neill, Ruge, Maurer, Robb, Monter, Huismann, Sears
and Hoggatt) and no member present voting against.
6.Public Hearing – Concerning the new Blight and Substandard Study and
Redevelopment Plan for the Village of Cairo as prepared by Olsson Associates under
the direction of the Village of Cairo. Copies of the proposed plan are available at the
Village of Cairo in Cairo, 406 S High St., in Cairo and at the Hall County Regional
Planning Department offices 100 E. 1st Street in Grand Island. (C-12-2016C)
O’Neill opened the Public Hearing.
Nabity briefly explained the proposed Blight Study provided by Olssons Associates.
Joe Johnson, Olsson Associates spoke briefly on the Blight and Substandard Study
O’Neill closed the Public Hearing.
A motion was made by Hoggatt and seconded by Monter to approve the proposed
Blight Study for the Village of Cairo. The motion carried with 9 members voting in
favor (Huismann, Monter, Hoggatt, Apfel, O’Neill, Ruge, Maurer, Robb and Sears) and
no member abstaining.
Consent Agenda
7.Final Plat – Lilley Subdivision – located east of Processer Rd and south of Platte
River Drive, in Hall County, Nebraska. (1 Lot and 2.333 acres).
8.Final Plat – Isaac & Owen Subdivision – located south of Bismarck Road and west of
Gunbarrel Road in Hall County, Nebraska. (2 Lots and 20.894 acres).
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9.Final Plat – Graham Subdivision – located south of US Highway 30 and north of
Seedling Mile Road, in Grand Island, in Hall County, Nebraska. (2 Lots 12141 acres).
A motion was made by Ruge and seconded by Robb to approve the plats as presented.
The motion carried with 9 members voting in favor for items #7 and #9 (Huismann,
Monter, Hoggatt, Kjar, O’Neill, Ruge, Maurer, Robb and Sears) and on item #8 the
motion carried with 8 members voting in favor (Huismann, Monter, Hoggatt, Kjar,
Ruge, Maurer, Robb, and Sears) one member abstaining on item #8 (O’Neill).
10.Directors Report.
NPZA conference March 9, 10 & 11, 2016.
Nabity discussed moving the April 6, 2016 meeting date to April 13, 2016.
A motion to approve the meeting date change was made by Ruge and seconded
by Huissmann. Motion carried with 9 members voting in favor (Huismann,
Monter, Hoggatt, Kjar, O’Neill, Ruge, Maurer, Robb and Sears) no member
present abstaining.
11.Next Meeting March 2, 2016.
12.Adjourn
Chairman Pat O’Neill adjourned the meeting at 6:40 p.m.
___________________________________________
Leslie Ruge, Secretary
By Rose Rhoads
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Hall County Regional Planning
Commission
Wednesday, March 2, 2016
Regular Meeting
Item F1
Amendments to Alda Future Land Use Map
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/2/2016 Page 11 / 95
Agenda Item #4
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
February 19, 2016
SUBJECT: Concerning proposed amendments to the Future Land Use Map of the Alda Comprehensive
Development Plan. (C-11-2016 ALDA)
PROPOSAL:
The Village of Alda approved a future land use map as part of their comprehensive development plan on
December 2, 2003 the Village has amended the map on occasion since that time and is seeking to make
further adjustments for the benefit of the Village and its citizens. The Village Board of Alda has
forwarded a zoning map with a number of potential changes primarily to zoning classifications north of
U.S. Highway 30. To accommodate those requests planning department staff is recommending that a
revised future land use map be considered and adopted.
Changes recommended:
Change Alda Elementary School from Public to Single Family Residential
Change South side of Pine Street north of the Alley between Chestnut and Mulberry from Service
Commercial to Single Family Residential
Change the approximately 40 acres bounded by Schimmer Drive on the south, 60th Road on the east, the
Rail spur on the west from a combination of Highway Commercial, Service Commercial and
Transitional Agriculture to Highway Commercial.
The changes are highlighted on the attached map and a copy of the revised Future Land Use map to be
adopted is attached.
RECOMMENDATION:
That the Regional Planning Commission recommends that the Village Board of Alda adopt the proposed
future land use map as presented.
____________________ Chad Nabity AICP, Planning Director
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TA
TA
TA
HUSKER HWY
90TH RD S60TH RD SGUENTHER RD W80TH RDWILDWOOD DR W MONITOR RD SALDA RD SUS HIGHW AY 30 W
SCHIMMER DR W
SATURN STVIN
E S
T
APOLLO AVEFRONT ST W
E
L
M S
T
M
Y
R
T
L
E S
T
O
A
K S
T
MARS STSOLAR STHUSKER HWY
ALDA RD S80TH RDWILDWOOD DR W
US HIGHW AY 30 W
SCHIMMER DR W
TA
TA
HI
SFR
SFR
HI
HC
MDR
HI REC
LI
HC
PUB
HDR
LILI
HIHI MDR MDR
PUB
PBC SFR
HC
REC
REC
RDA
SCHC
PUBRECRDA
Furure Land UseMap forAlda Nebraska
Legend
Landuse
TA - Transitional Agriculture
MDR - Medium Density Residential
HDR - High Density Residential
SFR - Single Family Residential
RDA - Redevelopment Area
HC - Highway Commercial
SC - Service Commercial
HI - Heavy Industrial
LI - Light Industrial
PUB - Public
REC - Parks and Recreation
PBC - Potential Bypass Corridor
/
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Hall County Regional Planning
Commission
Wednesday, March 2, 2016
Regular Meeting
Item F2
Adoption of Alda Zoning Map
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/2/2016 Page 14 / 95
Agenda Item #5
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
February 19, 2016
SUBJECT: Concerning the re-adoption of the Village of Alda Zoning Map as produced using the Hall
County Geographic Information System as the official zoning map for the City of Cairo. (C-11-
2016ALDA)
PROPOSAL:
In 2003 the Alda Village Board approved a revised zoning map for the Village of Alda. Several changes
have been requested and approved since that time. As a matter of course, the Village of Alda
occasionally re-adopts the zoning map incorporating all changes since the last re-adoption of the entire
map along with other changes as recommended by staff and the Hall County Regional Planning
Commission. This will allow a newly revised and adopted copy of the map to be printed for official use
by the Board, staff and the general public. This hearing is being held for that purpose. This map will
also serve to give notice to all parties that the Alda Village limits, and 1 mile extraterritorial jurisdiction,
is as shown on the map.
BACKGROUND:
ZONING CHANGES
The attached map is an accurate reflection of all zoning changes and boundary changes approved by the
Village of Alda since 2003. In addition to the changes previously approved the Village Board of Alda in
cooperation with the staff of the Hall County Regional Planning department is recommending the
changes shown on Figure 1.
These changes include:
Changing the zoning on property south of Pine Street and north of the alley between Chestnut and
Mulberry from BGC to R6. These are residential properties and likely to remain residential on the north
side of the alley.
Changing the zoning on the Mobile Home Parks between Pine and U.S. Highway 30 west of Chestnut
from R6 to BGC. This may provide incentive to redevelop these for newer commercial uses.
Changing property north of U.S. Highway 30 between 60th Road and the rail road spur from TA to HC.
Changing the R9 Zoning to R6 for all property zoned R9 south of 4th Street and Schimmer Drive and
north of U.S. Highway 30. The lot sizes in this original part of Alda are not large enough for the R9
zoning district. The R6 is more appropriate based on the size of the platted lots.
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Figure 1 Proposed Zoning Changes
Grand Island Regular Meeting - 3/2/2016 Page 16 / 95
All of these changes are consistent with the existing uses and the proposed Future Land Use map for the
Village of Alda provided the proposed changes to the future land use map also under consideration are
approved. The proposed changes will harmonize the map and make enforcement of the zoning
regulations more consistent.
The changes as proposed will have no impact on the extraterritorial jurisdiction of the Village of Alda.
RECOMMENDATION:
That the Regional Planning Commission recommends that the Village Board of Alda adopt this map as
presented as the official Zoning Map for the Village of Alda.
____________________ Chad Nabity AICP, Planning Director
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Hall County Regional Planning
Commission
Wednesday, March 2, 2016
Regular Meeting
Item F3
Redevelopment Plan Area 15
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/2/2016 Page 18 / 95
Agenda Item #6
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
February 15, 2016
SUBJECT:
Redevelopment plan amendment for property located in Blight and Substandard Area 15 for
a Site Specific Redevelopment Plan for property located at the southwest corner of the
intersection of Old Potash Highway and Webb Road, in Grand Island, in Hall County,
Nebraska to support this development. (C-12-2016GI)
PROPOSAL:
Pump and Pantry Inc. is proposing to acquire property, and prepare the site for construction of
a latest generation Pump and Pantry convenience story. The property is zoned M2 Heavy
Manufacturing and a convenience store is a permitted principal use.
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 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 uses in this area of the City of
Grand Island. This is evident by the fact that the property is zoned M2 Heavy
Manufacturing. The M2 zone allows for a variety of commercial, office and
manufacturing/industrial uses including 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 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.
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RECOMMENDATION:
That the Regional Planning Commission recommends 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 - 3/2/2016 Page 21 / 95
Redevelopment Plan Amendment
Grand Island CRA Area 15
February 2016
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area 15 within the city, pursuant to
the Nebraska Community Development Law (the “Act”) and provide for the
financing of a specific project in Area 15.
Executive Summary:
Project Description
THE REDEVELOPMENT OF PROPERTY LOCATED AT THE SOUTHWEST
CORNER OF WEBB ROAD AND OLD POTASH HIGHWAY (LOT 1 OF
ANTONSON SECOND SUBDIVISION) FOR USE AS A LATEST GENERATION
BOSSELMAN PUMP AND PANTRY STORE INCLUDING ACQUISTION OF
PROPERERTY AND NECESSARY INFRASTRUCTURE AND GRADING
IMPROVEMENTS.
The use of Tax Increment Financing to aid in rehabilitation expenses associated with
acquisition of property and necessary infrastructure and grading improvements to
redevelop 106 S. Webb Road (Lot 1 of Antonson Second Subdivision in the City of
Grand Island). The use of Tax Increment Financing is an integral part of the
development plan and necessary to make this project affordable. The project will result
in the construction of a newest generation Pump and Pantry store and carwash on a piece
of property that has been vacant for a number of years. The developers feel this project,
at this location would not be possible without the use of TIF.
Pump and Pantry Inc. made an offer to purchase this property for $900,000 contingent on
their ability to secure TIF for the project to offset a portion of the acquisition cost.
Acquisition of property is an eligible TIF activity. The property is currently vacant the
buildings that were on this property were removed by the current property owner in
preparation for redevelopment.. The developer is responsible for and has provided
evidence that they can secure adequate debt financing to cover the costs associated with
the site work and remodeling. The Grand Island Community Redevelopment Authority
(CRA) intends to pledge the ad valorem taxes generated over the 15 year period
beginning January 1, 2017 towards the allowable costs and associated financing for the
acquisition and site work.
TAX INCREMENT FINANCING TO PAY FOR THE REHABILITATION OF THE
PROPERTY WILL COME FROM THE FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
106 S Webb Road in Grand Island Nebraska
Legal Descriptions: Lot 1 of Antonson Second Subdivision in Grand Island, Hall
County, Nebraska.
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Existing Land Use and Subject Property
Grand Island Regular Meeting - 3/2/2016 Page 23 / 95
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 the construction of a
convenience store at this location as permitted in the M2 Heavy Manufacturing
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 January 14, 2014.[§18-2109] Such
declaration was made after a public hearing with full compliance with the public
notice requirements of §18-2115 of the Act.
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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:
This Redevelopment Plan for Area #15 provides and anticipates real property acquisition
by the developer. 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. All structures on the property were removed by
the current property owner.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. The area
immediately to the north and east of this property is planned for commercial or highway
commercial development. The Nebraska Department of Roads has the property to the
south and the property to the west is used for commercial purposes. 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 - 3/2/2016 Page 26 / 95
d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned M2 Heavy Manufacturing zone. No zoning changes are anticipated
with this project. No changes are anticipated in street layouts or grades. No changes are
anticipated in building codes or ordinances. Nor are any other planning changes
contemplated. [§18-2103(b) and §18-2111]
e. Site Coverage and Intensity of Use
The developer is proposing to build on the site within the constraints allowed by the
current zoning district. [§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.
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 has been
vacant with no structures for several years, 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 members of the
authority or staff of the CRA have any interest in this property.
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 has a contract to purchase this property contingent on approval of the Tax
Increment Financing. The cost this property is $900,000 and would be a TIF eligible
expense. Grading, storm water management, utility connections and extensions,
landscaping and similar site improvements are estimated at $600,000 a portion of which
would be eligible for TIF. Planning related expenses for Architectural and Engineering
services of $85,000 and are included as a TIF eligible expense. Legal, Developer and
Audit Fees including a reimbursement to the City and the CRA of $7,000 are included as
Grand Island Regular Meeting - 3/2/2016 Page 27 / 95
TIF eligible expense. The total of eligible expenses for this project is $992,000 at a
minimum and potentially as much at $1,592,000.
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 $748,688 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 blighted conditions
including vacant and underutilized building sites.
8. Time Frame for Development
Development of this project is anticipated to be completed between April 2016 and
December of 2017. Excess valuation should be available for this project for 15 years
beginning with the 2017 tax year.
Grand Island Regular Meeting - 3/2/2016 Page 28 / 95
9. Justification of Project
This space has been vacant for a number of years and has not sold or redeveloped even
with aggressive marketing by the owner. The proximity of and appearance of the
Nebraska Department of Roads equipment yards adjacent to the site may have an
influence on the perceived value of the site. The proposed use and plan would provide
screening of the NDOR site from the north. Screening from the south will not be
possible without cooperation from NDOR.
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
Redevelopment Project, including:
Project Sources and Uses. Approximately $748,688 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
$2,993,312 in private sector financing; a private investment of $3.99 for every TIF and
grant dollar investment.1
Use of Funds.
Description TIF Funds Private Funds Total
Site Acquisition $748,688 $151,312 $90,000
Site preparation $600,000 $24,174
Legal and Plan*$920,00 $15,000
Building Costs $2,000,000 $2,000,000
Renovation $527,053
Personal Property
Soft Costs $150,000 $150,000
TOTALS $748,688 $2,993,312 $3,741,820
Tax Revenue. The property to be redeveloped is anticipated to have a January 1, 2016,
valuation of approximately $393,355. Based on the 2015 levy this would result in a real
property tax of approximately $8,692. It is anticipated that the assessed value will
increase by $2,258,730 upon full completion, as a result of the site redevelopment. This
development will result in an estimated tax increase of over $49,913 annually. The tax
increment gained from this Redevelopment Project Area would not be available for use
as city general tax revenues, for a period of 15 years, or such shorter time as may be
1 This does not include any investment in personal property at this time.
Grand Island Regular Meeting - 3/2/2016 Page 29 / 95
required to amortize the TIF bond, but would be used for eligible private redevelopment
costs to enable this project to be realized.
Estimated 2016 assessed value:$ 393,355
Estimated value after completion $ 2,652,085
Increment value $ 2,258,730
Annual TIF generated (estimated)$ 49,913
TIF bond issue $ 748,688
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $393,355.
The proposed redevelopment will create additional valuation of $2,258,730. 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.
(c) Impacts on employers and employees of firms locating or expanding within the
boundaries of the area of the redevelopment project;
This will have minimal impact on employers or employees within the redevelopment
project area. It will create a need for additional employees within Bosselman Inc.
(d) Impacts on other employers and employees within the city or village and the
immediate area that are located outside of the boundaries of the area of the
redevelopment project; and
This project will not have a negative impact on other employers in any manner
different from any other expanding business within the Grand Island area. The Grand
Island labor market is tight but this will create additional full time jobs in the regions.
This will allow a local company to expand in our community.
(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 produce sales tax from items sold and property taxes on the personal
property located within the store and carwash.
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Time Frame for Development
Development of this project is anticipated to be completed during between April of
2016 and December 31 of 2017. 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 $110,485 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 between $992,000 and $1,592,000 on TIF eligible activities.
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Pump & Pantry Inc.
Resolution Number 2016-02
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: ____________________ 2016.
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST:By: ___________________________________
Chair
By: ___________________________________
Secretary
Grand Island Regular Meeting - 3/2/2016 Page 36 / 95
Pump & Pantry Inc.
EXHIBIT A
FORM OF REDEVELOPMENT PLAN
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Hall County Regional Planning
Commission
Wednesday, March 2, 2016
Regular Meeting
Item F4
Redevelopment Plan Area 1
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/2/2016 Page 38 / 95
Agenda Item #7
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
February 15, 2016
SUBJECT:
Redevelopment plan amendment for property located in Blight and Substandard Area 1 for a
Site Specific Redevelopment Plan for property located at the 110 E 3rd Street in Grand
Island, in Hall County, Nebraska to support this development. (C-13-2016GI)
PROPOSAL:
Wing Properties Inc. is proposing to renovate the first floor of this space for commercial space
and the second for upper story residential use. The property is zoned B3 Heavy Business and
a mixed use building such as this is a permitted principal use.
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 proposed plan
encourages a mix of commercial and residential uses that has been identified as a priority
for development in the downtown area. 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 B3
Heavy Business. The B3 zone allows for a variety of commercial, office and residential uses
including 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 commercial and
residential 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 a mixed use development at this
location appears to be supported by the plan.
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RECOMMENDATION:
That the Regional Planning Commission recommends 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
February 2016
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 BUILDING LOCATED AT 110 E. 3RD STREET
(WEST 1/3 OF WILLIAMSON’S FURNITURE STORE) FOR RETAIL USES ON THE
FIRST FLOOR AND A RESIDENTIAL APARTMENT ON THE SECOND FLOOR
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 west 1/3 of the Williamson’s Furniture Building located at 110 E
3rd Street into first floor retail space and a second floor apartment. The use of Tax
Increment Financing is an integral part of the development plan and necessary to make
this project affordable. The project will result in renovating 4,084 square feet of
commercial space and an additional upper story residential unit (2,714 square feet) and is
consistent with the downtown redevelopment plan and priorities to add 50 residential
units downtown by 2019. This project would not be possible without the use of TIF.
Wing Properties is the owner of the property. They purchased this property in 2015. The
purchase price is not included as an eligible TIF activity. The building is currently vacant.
The developer is responsible for and has provided evidence that they can secure adequate
debt financing to cover the costs associated with the site work and remodeling. The
Grand Island Community Redevelopment Authority (CRA) intends to pledge the ad
valorem taxes generated over the 15 year period beginning January 1, 2017 towards the
allowable costs and associated financing for the acquisition and site work.
TAX INCREMENT FINANCING TO PAY FOR THE REHABILITATION OF THE
PROPERTY WILL COME FROM THE FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
110 E 3rd Street in Grand Island Nebraska Kaufman Building
Legal Descriptions: West 22 feet of Lot 7, Block 54, 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 space and upper story
residential 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.
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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 - 3/2/2016 Page 45 / 95
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, is vacant and has been vacant for more than 1 year; 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 members of the
authority or staff of the CRA have any interest in this property.
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 $551,227.
Planning related expenses for Architectural and Engineering services of $10,000 and are
Grand Island Regular Meeting - 3/2/2016 Page 46 / 95
included as a TIF eligible expense. Legal, Developer and Audit Fees including a
reimbursement to the City and the CRA of $5,000 are included as TIF eligible expense.
The total of eligible expenses for this project is $566,227.
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 $110,485 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 April 2016 and
December of 2017. 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. The addition of a new upper story residential unit is consistent with goals to
build 50 new residential units in downtown Grand Island by 2019 and with the goals of
the 2014 Grand Island housing study and Grow Grand Island. The renovated commercial
space will provide opportunities for more businesses to locate downtown.
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
Redevelopment Project, including:
Project Sources and Uses. Approximately $110,485 in public funds from tax increment
financing provided by the Grand Island Community Redevelopment Authority will be
required to complete the project. This property has received façade improvement funding
of $111,344 and is eligible for a life/safety grant of $20,000. This investment by the
Authority will leverage $414,398 in private sector financing; a private investment of
$1.71 for every TIF and grant dollar investment.1
Use of Funds.
Description TIF Funds Private Funds Total
Site Acquisition $90,000 $90,000
Site preparation $24,174 $24,174
Legal and Plan*$15,000 $15,000
Building Costs
Renovation $95,485 $431,568 $527,053
Personal Property
Soft Costs
TOTALS $110,485 $545,742 $656,227
Tax Revenue. The property to be redeveloped is anticipated to have a January 1, 2016,
valuation of approximately $49,021. Based on the 2015 levy this would result in a real
property tax of approximately $1,083. It is anticipated that the assessed value will
1 This does not include any investment in personal property at this time.
Grand Island Regular Meeting - 3/2/2016 Page 48 / 95
increase by $333,245 upon full completion, as a result of the site redevelopment. This
development will result in an estimated tax increase of over $7,364 annually. The tax
increment gained from this Redevelopment Project Area would not be available for use
as city general tax revenues, for a period of 15 years, or such shorter time as may be
required to amortize the TIF bond, but would be used for eligible private redevelopment
costs to enable this project to be realized.
Estimated 2016 assessed value:$ 49,021
Estimated value after completion $ 382,266
Increment value $ 333,245
Annual TIF generated (estimated)$ 7,364
TIF bond issue $ 110,485
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $49,021. The
proposed redevelopment will create additional valuation of $333,245. 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;
This will provide additional housing options in the downtown area and will provide
commercial space for new or expanded commercial uses in the downtown.
(d) Impacts on other employers and employees within the city or village and the
immediate area that are located outside of the boundaries of the area of the
redevelopment project; and
This project will not have a negative impact on other employers in any manner
different from any other expanding business within the Grand Island area. The Grand
Island labor market is tight but this will create additional full time jobs in the regions.
This will allow a local company to expand in our community.
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(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 is consistent the goals of the Council, the Downtown BID, the CRA, and
Grow Grand Island to create additional housing units in downtown Grand Island.
Time Frame for Development
Development of this project is anticipated to be completed during between April of
2016 and December 31 of 2017. 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 $110,485 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 $566,000 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.
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Wing Properties
Resolution Number 2016-03
HALL COUNTY REGIONAL PLANNING COMMISSION
A RESOLUTION RECOMMENDING APPROVAL OF A SITE SPECIFIC
REDEVELOPMENT PLAN OF THE CITY OF GRAND ISLAND, NEBRASKA;
AND APPROVAL OF RELATED ACTIONS
WHEREAS, the Chairman and Board of the Community Redevelopment Authority of the City of
Grand Island, Nebraska (the “Authority”), referred that certain Redevelopment Plan to the Hall County
Regional Planning Commission, (the “Commission”) a copy of which is attached hereto as Exhibit “A”
for review and recommendation as to its conformity with the general plan for the development of
the City of Grand Island, Hall County, Nebraska, pursuant to Section 18-2112 of the Community
Development Law, Chapter 18, Article 21, Reissue Revised Statutes of Nebraska, as amended (the
“Act”); and
WHEREAS, the Commission has reviewed said Redevelopment Plan as to its conformity with
the general plan for the development of the City of Grand Island, Hall County;
NOW, THEREFORE, BE IT RESOLVED BY THE HALL COUNTY REGIONAL
PLANNING COMMISSION AS FOLLOWS:
Section 1. The Commission hereby recommends approval of the Redevelopment Plan.
Section 2. All prior resolutions of the Commission in conflict with the terms and provisions of
this resolution are hereby expressly repealed to the extent of such conflicts.
Section 3. This resolution shall be in full force and effect from and after its passage as provided
by law.
DATED: ____________________ 2016.
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST:By: ___________________________________
Chair
By: ___________________________________
Secretary
Grand Island Regular Meeting - 3/2/2016 Page 57 / 95
Wing Properties
EXHIBIT A
FORM OF REDEVELOPMENT PLAN
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Hall County Regional Planning
Commission
Wednesday, March 2, 2016
Regular Meeting
Item F5
Rezone
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/2/2016 Page 59 / 95
Agenda Item #8
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
February 22, 2016
SUBJECT: Zoning Change (C-14-2016GI)
PROPOSAL:An application has been made to rezone 4 acres at the south end of
Hillside Drive east of Engleman Road from TA Transitional Agriculture to LLR Large Lot
Residential Zone.
OVERVIEW:
Site Analysis
Current zoning designation:TA- Residential Development
Permitted and conditional uses:TA- Agricultural uses, recreational uses and
residential uses at a density of 1 unit per 20 acres
with limited exceptions including one ½ acre lot per
80 acre parcel or splitting an existing farmstead (10
year old) from a parcel of 20 acres.
Comprehensive Plan Designation:Low to Medium Density Residential
Existing land uses.Vacant Ground-Trees
Adjacent Properties Analysis
Current zoning designations:North: LLR- Large Lot Residential
East, South, and West: TA Transitional Agriculture
Permitted and conditional uses:LLR- Agricultural uses, recreational uses and
residential uses at a density of 2 dwelling units per
acre TA- Agricultural uses, recreational uses and
residential uses at a density of 1 unit per 20 acres
with limited exceptions including one ½ acre lot per
80 acre parcel or splitting an existing farmstead (10
year old) from a parcel of 20 acres.
Comprehensive Plan Designation:East West, North and South: Low to Medium
Density Residential
Existing land uses:North: Houses in Large Lot Residential Zone
East: Existing home on large lot
West and South: Farm Ground
Grand Island Regular Meeting - 3/2/2016 Page 60 / 95
EVALUATION:
Positive Implications:
In general conformance with the City’s Comprehensive Land Use Plan: This
particular site is designated Low to Medium Density Residential within the plan.
Monetary Benefit to Applicant: As always this change has the potential to benefit the
applicant monetarily.
Consistent with the zoning to the north and the use to the east. The houses on the
north are all zoned LLR.
Negative Implications:
None foreseen
Other
Grand Island Regular Meeting - 3/2/2016 Page 61 / 95
Figure 1 Future Land Use Map from the Grand Island Comprehensive Plan
Grand Island Regular Meeting - 3/2/2016 Page 62 / 95
RECOMMENDATION:
That the Regional Planning Commission recommends that the Grand Island City
Council change the zoning on this site from TA – Transitional Agriculture Zone to
LLR Large Lot Residential Zone.
___________________ Chad Nabity
Grand Island Regular Meeting - 3/2/2016 Page 63 / 95
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Grand Island Regular Meeting - 3/2/2016 Page 65 / 95
February 17, 2016
Dear Members of the Board:
Re: Rezone – Concerning the rezone of property proposed for platting as
Maderville Subdivision located at the south end of Hillside Drive, in the NW ¼ of
Section 35, Township 11 North, Range 10 West of the 6th P.M. in Hall County,
Nebraska from TA – Transitional Agriculture Zone to LLR – Large Lot Residential
Zone.
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 TA –
Transitional Agriculture Zone to LLR – Large Lot Residential Zone. As shown on
the enclosed map.
You are hereby notified that the Regional Planning Commission will consider this
zoning change at the next meeting that will be held at 6:00 p.m. on March 2, 2016 in
the Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
cc: County Clerk
County Attorney
County Public Works
County Zoning
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 - 3/2/2016 Page 66 / 95
Hall County Regional Planning
Commission
Wednesday, March 2, 2016
Regular Meeting
Item M1
Hayman's Second Subdivision
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/2/2016 Page 67 / 95
February 17, 2016
Dear Members of the Board:
RE: Final Plat – Hayman’s 2nd Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Hayman’s 2nd Subdivision, located in Grand Island,
in Hall County, Nebraska.
This final plat proposes to create 2 lots, a Replat of all of Lot 12, Hayman’s
Subdivision, in the City of Grand Island, Hall County, Nebraska, said tract
containing 4.75 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 March 2, 2016 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 Utilities
City Building Director
Manager of Postal Operations
Olsson & Associates
This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 3/2/2016 Page 68 / 95
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Hall County Regional Planning
Commission
Wednesday, March 2, 2016
Regular Meeting
Item M2
Maderville Estates Subdivision
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/2/2016 Page 72 / 95
February 17, 2016
Dear Members of the Board:
RE: Final Plat – Maderville Estates Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Maderville Estates Subdivision, located in Grand
Island, in Hall County, Nebraska.
This final plat proposes to create 2 lots, on a tract of land located in part of the
Northwest Quarter (NW1/4) of Section Thirty Five (35), Township Eleven (11) North,
Range Ten (10) West of the 6th P.M. located in the City of Grand Island, Hall
County, Nebraska, said tract containing 4.444 acres.
You are hereby notified that the Regional Planning Commission will consider this
final plat at the next meeting that will be held at 6:00 p.m. on March 2, 2016 in the
Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
Cc: County Clerk
County Attorney
County Zoning
County Public Works
City Clerk
City Attorney
City Public Works
City Utilities
City Building Director
Manager of Postal Operations
Olsson Associates
This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 3/2/2016 Page 73 / 95
Grand Island Regular Meeting - 3/2/2016 Page 74 / 95
Grand Island Regular Meeting - 3/2/2016 Page 75 / 95
LOT 1LOT 2FAX 308.384.8752TEL 308.384.8750Grand Island, NE 68802-1072P.O. Box 1072201 East 2nd StreetGrand IslandRegular Meeting - 3/2/2016Page 76 / 95
Hall County Regional Planning
Commission
Wednesday, March 2, 2016
Regular Meeting
Item M3
Shriner Acres Subdivision
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/2/2016 Page 77 / 95
February 17, 2016
Dear Members of the Board:
RE: Final Plat – Shriner Acres Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Shriner Acres, in Hall County Nebraska.
This final plat proposes to create 1 lot, on a tract in part of the Southeast Quarter
(SE1/4) of Section Twenty-Four (24), Township Twelve (12) North, Range Ten (10)
West of the 6th P.M., in Hall County, Nebraska, said tract containing 2.72 acres.
You are hereby notified that the Regional Planning Commission will consider this
final plat at the next meeting that will be held at 6:00 p.m. on March 2, 2016 in the
Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
Cc: County Clerk
County Attorney
County Public Works
County Zoning
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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Grand Island Regular Meeting - 3/2/2016 Page 81 / 95
Hall County Regional Planning
Commission
Wednesday, March 2, 2016
Regular Meeting
Item M4
Thomas 2nd Subdivision
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/2/2016 Page 82 / 95
February 17, 2016
Dear Members of the Board:
RE: Final Plat – Thomas 2nd Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Thomas 2nd Subdivision, located in Grand Island,
in Hall County, Nebraska.
This final plat proposes to create 2 lots, on a tract of land comprising all of Lot One
(1), Thomas Subdivision located in the City of Grand Island, Hall County, Nebraska,
said tract containing 2.751 acres.
You are hereby notified that the Regional Planning Commission will consider this
final plat at the next meeting that will be held at 6:00 p.m. on March 2, 2016 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 Utilities
City Building Director
Manager of Postal Operations
Rockwell & Associates
This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 3/2/2016 Page 83 / 95
Grand Island Regular Meeting - 3/2/2016 Page 84 / 95
Grand Island Regular Meeting - 3/2/2016 Page 85 / 95
Grand Island Regular Meeting - 3/2/2016 Page 86 / 95
Hall County Regional Planning
Commission
Wednesday, March 2, 2016
Regular Meeting
Item M5
Thelen 4th Subdivision
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/2/2016 Page 87 / 95
February 17, 2016
Dear Members of the Board:
RE: Final Plat – Thelen 4th Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Thelen 4th Subdivision, located in Wood River, in
Hall County Nebraska.
This final plat proposes to create 1 lot, on a tract of land comprising a part of the
Northwest Quarter (NW1/4) of Section Nineteen (19), Township Ten (10) North,
Range Eleven (11) West of the 6th P.M., in Wood River, in Hall County, Nebraska,
said tract containing 4.130 acres.
You are hereby notified that the Regional Planning Commission will consider this
final plat at the next meeting that will be held at 6:00 p.m. on March 2, 2016 in the
Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
Cc: City Clerk of Wood River
City Attorney of Wood River
County Public Works
County Zoning
Manager of Postal Operations
Rockwell & 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, March 2, 2016
Regular Meeting
Item 1
Community Needs Assessment Survey
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/2/2016 Page 92 / 95
Agenda Item #14
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
March 2, 2016
SUBJECT:City of Grand Island Community Development Block Grant (CDBG)
Community Needs Assessment as part of the Consolidated Plan Process.
PROPOSAL:
Charley Falmlen, Community Development Specialist for the City of Grand Island, will present
an overview of the Community Needs Assessment that is currently being conducted as part of
the Consolidated Planning process for the U.S. Department of Housing and Urban
Development’s CDBG Program. Community Development Block Grants fund a variety of
projects that are focused on low to moderate income individuals and families. This year, the
City of Grand Island became an Entitlement Community, which changes the format in which the
City receives CDBG funds. This new format requires the creation of a Three-Five Year
Consolidated Plan and an Annual Action Plan. Both of these plans require consultation with
local, county, state and federal government. This Community Needs Assessment has been
created as a method of gaining the required consultation. The Community Development
Division has organized data from the Grow Grand Island Initiative and the 2014 Housing Study
and aligned it with the National Objectives of the CDBG Program; this organization of data has
led to the five priorities listed on the Community Needs Assessment. The consultation process
involves asking multiple entities, including the Regional Planning Commission, to rank the
priority of these needs. This aggregated data will be used to assign more or less funding to a
specific priority.
OVERVIEW:
This presentation is intended to inform the Planning Commission about the City’s CDBG
Funding Priorities. Planning Commissioners are invited to review the priorities listed and
participate in the Community Needs Assessment by ranking the priorities with a ranking of 1
being the most urgent need in Grand Island, to a ranking of 5 being the least urgent need in
Grand Island. The completed assessment can be returned to Charley Falmlen personally or
by mail with the enclosed envelope.
___________________ Chad Nabity AICP, Planning Director
Grand Island Regular Meeting - 3/2/2016 Page 93 / 95
Hall County Regional Planning
Commission
Wednesday, March 2, 2016
Regular Meeting
Item 2
Long Range Transportation Plan
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/2/2016 Page 94 / 95
Agenda Item #15
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
February 15, 2016
SUBJECT:Long Range Transportation Plan (LRTP) and Transportation Improvement
Program (TIP) for the Grand Island Area Metropolitan Planning Organization (GIAMPO).
PROPOSAL:
John Adams, will present an overview of the LRTP and TIP being considered for approval by
the GIAMPO Policy Board. The plans are in its final stages and open for public comment until
March 18, 2016. GIAMPO hired Olsson Associates to develop the plan and associated traffic
modeling. During the process there have been 4 public meetings with opportunities for the
interested parties to provide comments and help set goals and priorities. The plan Journey
2040 is a 25 year plan detailing significant transportation projects that should be done in the
next 25 years with an emphasis on the projects to be completed in the next 5 years. The LRTP
is a requirement for Federal funding of projects in the Grand Island area.
OVERVIEW:
This presentation to the planning commission is intended to inform the Planning
Commission about the plan and the process used to create the plan. Planning
Commissioners are invited to review and provide comments on the plan and the proposed
projects. Links to the LRTP and the TIP are provided below.
Journey 2040 – GIAMPO’s DRAFT Long Range Transportation Plan
http://www.grand-island.com/your-government/public-works/metropolitan-planning-organization/giampo-long-
range-transportation-plan
Fiscal Years 2016-2020 – GIAMPO’s DRAFT Transportation Improvement Program
http://www.grand-island.com/your-government/public-works/metropolitan-planning-organization/draft-2016-
transportation-improvement-program
___________________ Chad Nabity AICP, Planning Director
Grand Island Regular Meeting - 3/2/2016 Page 95 / 95