06-01-2016 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, June 1, 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 - 6/1/2016 Page 1 / 87
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, June 1, 2016
Regular Meeting
Item .A1
Summary
Staff Contact: Chad Nabity
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Staff Recommendation Summary
For Regional Planning Commission Meeting
June 1, 2016
4.Public Hearing – Concerning adoption of the 2016-17 Hall County 1 & 6
Year Road Improvement Plan. Casey Sherlock to present. (C-19-
2016HC).
5.Public Hearing - Concerning the rezone of Vanosdall Second Subdivision
from B2-AC to RD. Located north of US Hwy 34 and east of Locust
Street. (C-18-2016GI)
6.Public Hearing – Redevelopment Plan - Concerning an amendment to
the redevelopment plan for CRA, Area 19, for a Site Specific
Redevelopment Plan for property located at Vanosdall Second
Subdivision, in Grand Island, Hall County, Nebraska. A Motion to approve
Resolution No. 2016-03. (C-20-2016GI)
Consent Agenda
7.Final Plat – Shriner Acres – located west of Webb Road and south of
One R Rd., in Hall County, Nebraska. (2 Lots and 5.72 acres).
8.Preliminary Plat – Talon Apartments 1st Subdivision – located north of
US Hwy 34 and east of Locust Street, in the City of Grand Island, Hall
County, Nebraska. (11 Lots and 10.656 acres).
Final Plat – Talon Apartments 1st Subdivision – located
north of US Hwy 34 and east of Locust Street, in the City of
Grand Island, Hall County, Nebraska. (11 Lots and 10.656
acres).
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Hall County Regional Planning
Commission
Wednesday, June 1, 2016
Regular Meeting
Item A1
Agenda
Staff Contact: Chad Nabity
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REGIONAL PLANNING COMMISSION
AGENDA AND NOTICE OF MEETING
Wednesday, June 1, 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 May 4, 2016.
3.Request Time to Speak.
4.Public Hearing – Concerning adoption of the 2016-17 Hall County 1 & 6
Year Road Improvement Plan (C-19-2016HC).
5.Public Hearing - Concerning the rezone of Vanosdall Second Subdivision
from B2-AC to RD. Located north of US Hwy 34 and east of Locust Street.
(C-18-2016GI)
6.Public Hearing – Redevelopment Plan - Concerning an amendment to the
redevelopment plan for CRA, Area 19, for a Site Specific Redevelopment
Plan for property located at Vanosdall Second Subdivision, in Grand Island,
Hall County, Nebraska. Resolution No. 2016-03. (C-20-2016GI)
Consent Agenda
7.Final Plat – Shriner Acres – located west of Webb Road and south of One R
Rd., in Hall County, Nebraska. (2 Lots and 5.72 acres).
8.Preliminary Plat – Talon Apartments 1st Subdivision – located north of US
Hwy 34 and east of south Locust Street, in the City of Grand Island, Hall
County, Nebraska. (11 Lots and 10.656 acres).
Final Plat – Talon Apartments 1st Subdivision – located
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north of US Hwy 34 and east of south Locust Street, in the
City of Grand Island, Hall County, Nebraska. (11 Lots and
10.656 acres).
9.Directors Report
10.Next Meeting July 6, 2016
11. 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, June 1, 2016
Regular Meeting
Item E1
Meeting Minutes
Staff Contact: Chad Nabity
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THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
May 4, 2016
The meeting of the Regional Planning Commission was held Wednesday, May 4, 2016 in the
Council Chambers - City Hall – Grand Island, Nebraska. Notice of this meeting appeared in
the "Grand Island Independent" April 23, 2016.
Present: Pat O’Neill Carla Maurer
Dean Kjar John Hoggatt
Les Ruge Terry Connick
Jaye Monter Leonard Rainforth
Greg Robb
Absent: Derek Apfel, Dean Sears, Jerry Huismann
Other:Jon Rosenlund
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 - 6/1/2016 Page 9 / 87
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 March 2, 2016 meeting.
A motion was made by Maurer and seconded by Kjar to approve the Minutes of
the March 2, 2016 meeting.
The motion carried with 9 members present and 8 voting in favor (O’Neill,
Ruge, Maurer, Kjar, Rainforth, Connick, Hoggatt, and Monter) and one member
abstaining (Robb).
3.Request Time to Speak.
Steve Mossman, 134 S 13th St Suite 1200, Lincoln Nebraska, item 6, Katie
Kock, 233 S 13th St. Ste 1900, Lincoln Nebraska, item 6, Greg Baxter, 4444 W
13th St., Grand Island, Nebraska, item 6.
4.Public Hearing - Concerning the rezone of Lot Six (6), Grand Island Mall Eighteenth
Subdivision, in the City of Grand Island, Hall County, Nebraska from CD Commercial
Development to Amended Commercial Development Zone. This property is located
east of US Hwy 281 and north of State Street. (C-15-2016GI)
O’Neill opened the Public Hearing.
Nabity explained an application has been made to change zoning for property described as
Lot 6 of Grand Island Mall 18th Subdivision in Grand Island NE, from CD Commercial
Development Zone to Amended CD Commercial Development Zone.
The Development Plan for Grand Island Mall 18th Subdivision was approved by the Grand
Island City Council in September of 2015. The Developers are requesting changes to the
plan as approved to accommodate marketing opportunities and building on Lot 6 of the
subdivision along Webb Road.
The proposed change would allow a smaller building oriented east and west and
provide additional parking on site and drive through lanes for the proposed
business. This lot would not have access directly to Webb Road and the propose
driveway would line up with the Burger King driveway as originally proposed. 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.
O’Neill closed the Public Hearing.
A motion was made by Ruge and seconded by Monter to approve the Rezone
request as presented.
The motion carried with 9 members present and 8 voting in favor (O’Neill,
Ruge, Maurer, Robb, Kjar, Connick, Rainforth, and Monter) and one member
abstaining (Hoggatt).
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5.Public Hearing – Hazard Mitigation - The Emergency Management Department,
working with the Regional Planning, has completed the updates for the Hall County
Hazard Mitigation Plan. (C-06-2013ALL)
O’Neill opened the Public Hearing.
Jon Rosenlund spoke briefly regarding the Hazard Mitigation Plan. Hall County, Grand
Island, Alda and Wood River have already adopted the plan. Doniphan and Cario will be
reviewing and adopting within the next few weeks.
O’Neill closed the Public Hearing.
A motion was made by Maurer and seconded by Hoggatt to approve the Hazard
Mitigation Plan as presented.
The motion carried with 9 members present and 9 voting in favor (O’Neill, Ruge,
Maurer, Robb, Kjar, Connick, Hoggatt, Rainforth, and Monter) and no member
abstaining.
6.Public Hearing – Concerning an application for a text amendment to the Hall County
Resolution Land Use Zoning Matrix to include a use category for Trailer Wash Services-
Livestock. The proposed change would permit this use as a conditional or permitted use
in various zoning districts. (C-16-2016HC)
O’Neill opened the Public Hearing.
Katie Kock, 233 S 13th St., Suite 1900, Lincoln, NE spoke to clarify her clients concern
regarding the truck wash facilities. Kock clients are asking to amend the Land Use
Zoning Matrix to include a use category for the trailer wash services – livestock. Kock
asked that the board take careful consideration as to where livestock trailers are located.
Steve Mossman134, S 13th St Suite 1200, Lincoln, NE represented Doug Stange.
Mossman asked that there be no change in conditions. He stated this was a transparent
attempt to control the use of zoning, noting a truck-trailer wash should be allowed in the
A3 zone with a conditional use permit.
Greg Baxter, 4444 W 13th St., commented there are currently 22 conditional use permits
in Hall County for livestock operations. By allowing this change in zoning this is setting
precedence as not being consistent.
O’Neill closed the Public Hearing.
A motion was made by Rainforth and seconded by Hoggatt to deny the proposal. And
recommend allowing a committee to study the issue further, and appointed a study
committee of four commission members to study the issue and possibly make
recommendations.
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The motion carried with 9 members present and 6 voting in favor (O’Neill,
Maurer, Kjar, Connick, Hoggatt, Rainforth, and Monter) and three members
saying no (Connick, Ruge, Robb).
A committee of four Planning members was selected; Pat O’Neill, Greg Robb,
Jaye Monter and Leonard Rainforth will be on the committee to review this in
more detail.
7.Public Hearing – Concerning the rezone of 2530 & 2540 N Webb Rd., in the City of
Grand Island, Hall County, Nebraska from R4 – High Density Residential Zone to B1 –
Light Business Zone. This property is located north of Capital Ave., and west of Webb
Road. (C-17-2016GI)
O’Neill opened the Public Hearing.
Nabity spoke regarding the request for the zoning change for tracts of land in the SE
¼ of section 01-11-10 from R4 – High Density Residential Zone to B1 - Light
Business Zone. The subject property is located west of Webb Road and north of
Capital Avenue.
The proposed rezoning is largely consistent with the comprehensive plan. It is
consistent with the proposed new improvements on Capital Avenue and with the
existing surrounding uses. The existing houses are permitted in this zoning district
and can continue until they transition to commercial uses more appropriate at the
intersection of two major roads like Webb and Capital.
O’Neill closed the Public Hearing.
A motion was made by Ruge and seconded by Robb to approve the rezone as
request.
The motion carried with 9 members present and 9 voting in favor (O’Neill, Ruge,
Maurer, Robb, Kjar, Connick, Hoggatt, Rainforth, and Monter) and no member
abstaining.
Consent Agenda
8.Final Plat – Jack Voss Horse Country Club 4th Subdivision – located east of
Engleman Rd and north of Michigan Ave., in the City of Grand Island, in Hall County,
Nebraska. (2 Lots and 7.036 acres).
9.Final Plat – North Doniphan Substation Subdivision – located west of Nine Bridge
Rd., and south of Lowry Rd., in Hall County, Nebraska. (1 Lot and 1.0 acres).
10.Final Plat - Park Island Square 7th Subdivision – located south of 13th St and west of
US Highway 281, in the City Of Grand Island, in Hall County, Nebraska. (2 Lots and
7.81 acres).
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11.Final Plat - Commercial Industrial Park 6th Subdivision – located south of us
Highway 30 and east of Webb Rd., in the City Of Grand Island, in Hall County,
Nebraska. (3 Lots and 4.409 acres).
12.Vacate Denman Subdivision
13.Final Plat - Blauhorn Subdivision – located south of Alda Rd., and east of 80th Road,
in Hall County, Nebraska. (1 Lot and 6.68 acres).
14.Hayman’s 2nd Subdivision – located south of Stolley Park Rd and east of North Road,
in the City Of Grand Island, in Hall County, Nebraska. (2 Lots and 4.75 acres).
A motion was made by Ruge and seconded by Connick to approve the Consent Agenda
as presented.
The motion carried with 9 members present and 9 voting in favor (O’Neill,
Ruge, Maurer, Robb, Kjar, Connick, Hoggatt, Rainforth, and Monter) and no
member abstaining.
15.Directors Report.
TIF App for Talon Apartments coming in July, a possible rezone in Wood
River.
16.Next Meeting June 1, 2016.
17.Adjourn
Chairman Pat O’Neill adjourned the meeting at 7:12 p.m.
___________________________________________
Leslie Ruge, Secretary
By Rose Rhoads
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Hall County Regional Planning
Commission
Wednesday, June 1, 2016
Regular Meeting
Item F1
Hall County 1 & 6 Year
Staff Contact: Chad Nabity
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Hall County Regional Planning
Commission
Wednesday, June 1, 2016
Regular Meeting
Item F2
Rezone
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 6/1/2016 Page 56 / 87
Agenda Item # 5
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
May 23, 2016
SUBJECT:Zoning Change (C-18-2016GI)
PROPOSAL:An application has been made to rezone 10.656 acres north of U.S.
Highway 34 and east of South Locust Street from B2-AC General Commercial with an
Arterial Commercial Overlay to RD Residential Development Zone. The developers are
proposing to building eight 36 unit three story apartment buildings as shown on the
attached plans.
OVERVIEW:
Site Analysis
Current zoning designation:B2-AC General Business with and Arterial
Commercial Overlay
Permitted and conditional uses:TA Agricultural uses including: raising of livestock,
but not confined feeding, raising crops,
greenhouses and nurseries and residential uses up
to a density of 1 unit per 20 acres. Minimum lot size
20 acres. B2-Residential uses at a density of up to
43 units per acre, a variety of commercial, retail,
office and service uses. AC- An overlay district that
was created after the 1980 tornadoes to increase
the landscaping and limit outdoor sales in along
South Locust.
Comprehensive Plan Designation:Designated for future development as low to
medium density residential from the south edge of
the lake to the north property line and highway
commercial from the south edge of the lake to U.S.
Highway 34. (See the attached future land use
map)
Existing land uses.Vacant (Formerly Ball Field Complex)
Proposed Zoning Designation B2-AC General Business with and Arterial
Commercial Overlay -.
LLR-Large Lot Residential - Agricultural uses,
recreational uses and residential uses at a density
of 2 dwelling units per acre with 25% coverage.
Adjacent Properties Analysis
Current zoning designations:North: LLR- Large Lot Residential
East TA- Transitional Agriculture,
Grand Island Regular Meeting - 6/1/2016 Page 57 / 87
West: B2-AC General Business with an Arterial
Commercial Overlay
South: CD-Commercial Development Zone
Permitted and conditional uses:TA Agricultural uses including: raising of livestock,
but not confined feeding, raising crops,
greenhouses and nurseries and residential uses up
to a density of 1 unit per 20 acres. Minimum lot size
20 acres. LLR –- Agricultural uses, recreational
uses and residential uses at a density of 2 dwelling
units per acre with 25% coverage. B2-Residential
uses at a density of up to 43 units per acre, a
variety of commercial, retail, office and service
uses. AC- An overlay district that was created after
the 1980 tornadoes to increase the landscaping
and limit outdoor sales in along South Locust. CD a
variety of commercial, retail, office and service uses
with development permitted as outlined in the
development agreement, no residential uses.
Comprehensive Plan Designation:North: Designated for Low to Medium Density
Residential.
West: Designated for General and Highway
Commercial
East: Designated for Medium Density Residential
to Office
South: Designated for Highway Commercial
Existing land uses:North Lake front residential on very large lots
South: Walmart
East: Residential and Farm Ground
West: Hotels and vacant property owned by CRA
(formerly The Desert Rose)
EVALUATION:
Positive Implications:
Consistent with the City’s Comprehensive Land Use Plan: The subject property is
designated for a combination of Commercial and Residential uses. Apartments are
allowed within the commercial districts of Grand Island.
Would allow for additional development at this key intersection on the entrance to
Grand Island: This would allow the property owners to develop this site.
Additional housing choices: These are the first new apartments south of Stolley Park
Road west of Blaine Street in more than 40 years. This would help meet the housing
needs of Grand Island and would spread the housing out around the community.
Grand Island Regular Meeting - 6/1/2016 Page 58 / 87
New residential development may spur additional commercial development: Most of
the new commercial development has occurred in northwest Grand Island along the
U.S. Highway 281 corridor because that is the largest new population center. The
lots in front of Wal-Mart just to the south of this project have been available for more
than 10 years and there has not been any additional development at that location.
One possible reason for this may be that there has not been much new housing
developed in southeast Grand Island. This is a chance to change that and
potentially encourage additional commercial development in the area as well.
New Market Rate Rental Housing: This is a proposal for up to 288 new market rate
apartments in Grand Island. One of the factors constraining growth within the
community is the availability of housing. This would help relieve at least one section
of that need. The proposal to develop this in 4 phases helps by spreading allowing
time for the market to absorb the new units.
Negative Implications:
Potential Impact to Schools: This project is not designed to appeal to families with
school age children but if some families live in the apartments it would have an
impact on schools, most especially Star elementary. Star is being rebuilt and will be
open prior to the first of these apartments being completed.
Other Considerations
The this property is already intended for possible commercial and residential uses as
shown below on the Future Land Use Map for the City of Grand Island.
As this is an RD zone the rezoning approval includes approval of the enclosed
development plan, preliminary and final plat. The proposed plan calls for eight 3 story
36 unit buildings each on their own lot, a single lot for garage structures and a lot at the
northeast corner of the property for a maintenance building. The development will be
phased with 2 apartment buildings per phase beginning with the westerly two buildings.
The developer is proposing to build eight apartment buildings with thirty-six dwelling
units in each building on this site (288 units total). At the proposed density, this
development would be 27 units per acre or 1 unit for every 1612 square feet. This is
about 2/3’s of the development than could be allowed in the current B2-AC zoning
district. The initial floor plans, as submitted, show all 2-bedroom units. This development
provides for public utilities within the development. Road access would initially be from
Exchange Road with a possibility of access from Locust Street and U.S. Highway 34 in
later phases. An all-weather emergency and construction access will be built from U.S.
Highway 34 into the development with the initial phase.
A copy of the proposed floor plan and building elevations is attached.
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Figure 1 Future Land Use Map from the Grand Island Comprehensive Plan
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RECOMMENDATION:
That the Regional Planning Commission recommends that the Grand Island City
Council change the zoning on this site from B2-AC General Business with an Arterial
Commercial Overlay to RD Residential Development Zone and approve the
proposed development plan as submitted.
___________________ Chad Nabity
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May 17, 2016
Dear Members of the Board:
Re: Rezone – Concerning the rezone of Lot 3 Vanosdall Second Subdivision from B2-
AC General Business with an Arterial Commercial Overlay to RD – Residential
Development Zone. This property is located north of US Hwy 34 and east of Locust
Street, in the City Of Grand Island, 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 B2-AC
General Business with and Arterial Commercial Overlay to RD – Residential
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 June 1, 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 Building Department
City Utilities
This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126.
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Hall County Regional Planning
Commission
Wednesday, June 1, 2016
Regular Meeting
Item F3
Redevelopment Plan
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 6/1/2016 Page 66 / 87
Redevelopment Plan Amendment
Grand Island CRA Area 19
May 2016
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to adopt a Redevelopment Plan for Area 19 within the city, pursuant to the
Nebraska Community Development Law (the “Act”) and provide for the financing
of a specific project in Area 19.
Executive Summary:
Project Description
THE REDEVELOPMENT OF PROPERTY LOCATED NORTH OF U.S. HIGHWAY
34 (HUSKER HIGHWAY) AND EAST OF SOUTH LOCUST STREET (LOT 3 OF
VANOSDALL SECOND SUBDIVISION) FOR USE THE CONSTRUCTION AND
DEVELOPEMNT OF UP TO 288 APARTMENTS (8 BUILDINGS WITH 36 UNITS
IN EACH BUILDING) 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 Lot 3 of Vanosdall 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 288
apartments in southeast Grand Island, constituting the largest residential development
south of Stolley Park Road and east of Blaine Street in more than 40 years. The cost of
extending and connecting water, sanitary sewer and storm sewer makes developing this
property at the southeast entrance to the City of Grand Island prohibitively expensive.
Talon Apartments has offered $300,000 for the property and the offer has been accepted
contingent upon the approval of Tax Increment Financing (TIF) available to offset the
cost of the property and the necessary grading and infrastructure improvements to
develop the property. Acquisition of property is an eligible TIF activity. The property is
currently vacant with the exception of the concession stand and bathroom building that
was there to support the ballfields that used to occupy this space. 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 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”)
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Legal Descriptions: Lot 3 Vanosdall Second Subdivision in Grand Island, Hall County,
Nebraska.
Existing Land Use and Subject Property
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This plan amendment provides for the issuance of two TIF Notes, the proceeds of
which will be granted to the Redeveloper. The tax increment to be captured will be
captured in up to 4 phases, depending on the speed of the construction of
apartments.
The tax increment will be captured for up to 15 tax years the payments for which
become delinquent in years 2018 through 2032 inclusive or as otherwise dictated by
the contract.
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
apartment buildings at this location. Apartments are permitted in the current B2-
AC General Business with an Arterial Commercial overlay. The developers have
submitted a request for a change of zoning and approval of a development plan for
an RD Residential Development zone.
Statutory Pledge of Taxes.
In accordance with Section 18-2147 of the Act and the terms of the Resolution, the
Authority hereby provides that any ad valorem tax on any Lot or Lots located in the
Redevelopment Project Area identified from time to time by the Redeveloper (such Lot
or Lots being referred to herein as a "Phase") as identified in a written notice from the
Redeveloper to the Authority (each, a "Redevelopment Contract Amendment Notice") for
the benefit of any public body be divided for a period of fifteen years after the effective
date of this provision as set forth in the Redevelopment Contract Amendment Notice and
reflected in a Redevelopment Contract Amendment, consistent with this Redevelopment
Plan. 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
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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 February 23, 2016.[§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
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 extend utilities and infrastructure for uses permitted 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 #19 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 require and provide for the demolition
and removal existing structures on this property. The existing structure is a concession
stand and bathroom facility that was built to support ball fields that have not been used in
more than 15 years.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. The area
immediately to the north this property is planned for low to medium density residential,
generally a density of 14 dwelling units per acre or less. The subject property is
separated from the property to the north by a lake. The property to the south is planned
and zoned for commercial development, Walmart is located there. The property to the
west is vacant and available for commercial development. This property to the contains a
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single family residence and a farm residence it is planned for medium density residential
to office uses and would allow a density of 42+ dwelling units per acre.. [§18-2103(b)
and §18-2111] The attached map also is an accurate site plan of the area after
redevelopment. [§18-2111(5)]
City of Grand Island Future Land Use Map
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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 with an Arterial Commercial Overlay.
Apartment development at up to 42 dwelling units per acre is permitted within this
zoning district. The developers are seeking to rezone the property to RD Residential
Development zone a planned development that is commonly used for apartment
complexes within the Grand Island Zoning jurisdiction. As part of the RD zone change
and approval drainage from the proposed development will be considered, the primary
drainage pattern is toward and into the lake to the north and that will be maintained.
Internal streets and drives will be constructed to support the development of this property.
Changes are likely, offsite, to the south and west along U.S. Highway 34 that include
removal of the free right turn lane from U.S. Highway 34 west onto Locust Street north
and the construction of a drive access across the former Desert Rose property to the west
along the south side of Rodeway Inn. 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 both the
current and the proposed zoning districts. [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Water and sanitary are available to support this development. The developer will be
responsible for extension of water and sanitary sewer necessary to serve this site.
Development and extension of this infrastructure is one of the primary challenges for this
site. Water is proposed to be extended from both the south (under U.S. Highway 34) and
the west along the south edge of the Desert Rose property to complete a looped system
capable of supporting the development and being extended to the east as additional
development occurs along U.S. Highway 34. Sanitary sewer is proposed to be extended
from the northwest corner of the lake along Midaro Drive along the east edge of the lake
and onto the property. This sewer extension will increase the possibility of serving
properties east of Midaro Drive toward Stuhr Road.
Electric utilities will be extended throughout the site to support the proposed
development.
No other city utilities would be impacted by the development.
[§18-2103(b) and §18-2111]
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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
unused 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 $306,000 and would be a TIF eligible
expense. Grading, demolition, storm water management, utility connections and
extensions, landscaping and similar site improvements are estimated at $3,144,526.
Planning related expenses for Architecture, Engineering, Planning services and
permitting of $2,169,808 and are included as a TIF eligible expense. Legal, Developer
and Audit Fees including a reimbursement to the City and the CRA of $50,000 are
included as TIF eligible expense. The total of eligible expenses for this project is
$5,620,334.
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 $4,473,120 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 according to the approved contract.
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
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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 July 2016 and
December of 2020. The developers anticipate building two building (72 units) in each
phase of this development. All four phases could be completed within 2 years or
depending on market absorption could take as long as 1 or 2 years per phase. Excess
valuation should be available for this project for 15 years on each phase of this project
beginning with the 2018 tax year.
9. Justification of Project
This space has been vacant and underutilized for a number of years and has not sold or
redeveloped even with aggressive marketing by the owner. When Walmart opened in
2004 there was a hope that development along this corridor would increase, that has not
happened. The costs to extend sewer and water to this property are extremely high due to
the highway on the south side of the property and the lake on the north side of the
property and the location of those utilities. The extension of sewer and water to this
property will allow for increased service territory for those utilities to the east of this
property. A 2004 plan for South Locust by RDG Planning and Design of Omaha
suggested apartment development at this location.
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 $4,473,120 in public funds from tax
increment financing provided by the Grand Island Community Redevelopment Authority
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will be required to complete the project. This investment by the Authority will leverage
$22,553,966 in private sector financing; a private investment of $5.04 for every TIF and
grant dollar investment.1 See the Attached Source and Uses of Funds Chart
Tax Revenue. The property to be redeveloped is anticipated to have a January 1, 2016,
valuation of approximately $300,000. Based on the 2015 levy this would result in a real
property tax of approximately $6,629. It is anticipated that the assessed value will
increase by $13,635,485 upon full completion, as a result of the site redevelopment. This
development will result in an estimated tax increase of over $298,208 annually. The tax
increment gained from this Redevelopment Project Area would not be available for use
as city general tax revenues, for the period of the TIF contract or the time as may be
required to amortize the TIF bond, but would be used for eligible private redevelopment
costs to enable this project to be realized.
Estimated 2016 assessed value:$ 300,000
Estimated value after completion $ 13,935,485
Increment value $ 13,635,485
Annual TIF generated (estimated)$ 298,208
TIF bond issue (Not to exceed)$ 4,473,120
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $300,000.
The proposed redevelopment will create additional valuation of $13,635,485. 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 negatively impacted by this development. The electric utility
has sufficient capacity to support the development. This development since it is housing
may have an impact on Grand Island Public Schools. This property is in the Star
Elementary School area and the new Star is under construction and will be completed
before this project is completed. 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. Although it will increase housing choices in southeast Grand Island and
1 This does not include any investment in personal property at this time.
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may positively impact recruitment of employees for businesses located in this part of the
community.
(d) Impacts on other employers and employees within the city or village and the
immediate area that are located outside of the boundaries of the area of the
redevelopment project; and
This project will not have a negative impact on other within the Grand Island area.
(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 be the first large scale housing project in southeast Grand Island in
more than 20 years. It should encourage the development of additional retail in close
proximity to the apartments.
Time Frame for Development
Development of this project is anticipated to be completed during between July of
2016 and December of 2020. The base tax year should be calculated on the value of the
property as of January 1, in the year prior to the year of the division of taxes for each
Phase. Excess valuation should be available for this project for 15 years beginning in
2017 with taxes due in 2018 actual dates will be set within the contract as to Phase #1.
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 on each
phase of the development or an amount not to exceed $4,473,120 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 up to
$5,620,334 on TIF eligible expenses as part of this development.
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LOCUST ST SLAKE ST
US HIGHWAY 34 ERAMADA RDWOODLAND DR
US HIGHWAY 34 W
KNOTT AVETRI STEXCHANGE RDUS HIGHWAY 34 E
LOCUST ST SAREA 19
LOCATION MAP ¯
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Talon Apartments
Resolution Number 2016-04
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
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Talon Apartments
EXHIBIT A
FORM OF REDEVELOPMENT PLAN
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Hall County Regional Planning
Commission
Wednesday, June 1, 2016
Regular Meeting
Item M1
Shriner Acres Subdivision
Staff Contact: Chad Nabity
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May 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 2 lots, 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 5.72 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 June 1, 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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Hall County Regional Planning
Commission
Wednesday, June 1, 2016
Regular Meeting
Item M2
Talon Apartments 1st Subdivision
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 6/1/2016 Page 84 / 87
May 17, 2016
Dear Members of the Board:
RE: Final Plat – Talon Apartments 1st Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Talon Apartments 1st Subdivision, located in Grand
Island, in Hall County, Nebraska.
This preliminary & final plat proposes to create 11 lots, on a replat of all of Lot 3,
Vanosdall Second Subdivision, in the City of Grand Island, Hall County, Nebraska,
said tract containing 10.656 acres.
You are hereby notified that the Regional Planning Commission will consider this
final plat at the next meeting that will be held at 6:00 p.m. on June 1, 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.
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