08-10-2016 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, August 10, 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 - 8/10/2016 Page 1 / 86
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, August 10, 2016
Regular Meeting
Item A1
Agenda
Staff Contact: Chad Nabity
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REGIONAL PLANNING COMMISSION
AGENDA AND NOTICE OF MEETING
Wednesday, August 10, 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 July 6, 2016.
3.Request Time to Speak.
4.Public Hearing - Redevelopment Plan - Concerning a redevelopment plan
amendment for CRA Area 1. This is a Site Specific Redevelopment Plan for
the Redevelopment of the building located at 210 N Walnut Street.
5.Public Hearing – Redevelopment Plan – Concerning a redevelopment plan
amendment for CRA Area 18. This is a Site Specific Redevelopment Plan for
a property located north of Old U.S. Highway 30 and east of Industrial Lane
(Lots 2 and 3 of Commercial Industrial Park Sixth Subdivision.
6.Public Hearing - Redevelopment Plan - Concerning a redevelopment plan
amendment for CRA Area 17 This is a Site Specific Redevelopment Plan for
a property located south of Husker Highway and west of U.S. Highway 281
(currently platted as Ewoldt Subdivision.)
7.Public Hearing – Rezone - Concerning a change of zoning for land proposed
for platting as Lots 1, 2 and 3 and Outlots 1 and 2 and half of the adjacent
right-of ways of Prairie Commons Subdivision from TA Transitional
Agricultural to CD Commercial Development. This land is located in the NE
¼ (quarter) Section 36, Township 11, Range 10, South of Husker Highway
and West of U.S. Highway 281.
8.Public Hearing – Rezone - Concerning a change of zoning for land proposed
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for platting as Lots 4 and 5 and half of the adjacent right-of-ways of Prairie
Commons Subdivision from TA Transitional Agricultural to RO Residential
Office Zone and Lots 6 and 7 and Outlot 4 and the adjacent right-of-ways to
B2 General Business Zone. This land is located in the NE ¼ (quarter)
Section 36, Township 11, Range 10, South of Husker Highway and West of
U.S. Highway 281.
Consent Agenda
9.Preliminary Plat – Prairie Commons Subdivision – located west of US
Hwy 281 and south of Husker Hwy., in the City of Grand Island, Hall County,
Nebraska. (20 Lots and 95.32 acres).
Final Plat – Prairie Commons Subdivision –
located west of US Hwy 281 and south of Husker
Hwy., in the City of Grand Island, Hall County,
Nebraska. (10 Lots and 95.32 acres).
10.Final Plat – Caldwell Subdivision an Addition to the City of Grand Island
– located east of Shady Bend Rd and south of Seedling Mile Rd., in Grand
Island, in Hall County, Nebraska. (3 Lots and 10.081 acres).
11.Final Plat – Northview Eleventh Subdivision – located south of US Hwy 2
and west of North Rd., in Grand Island, in Hall County, Nebraska. (1 Lot and
5.710 acres).
12.Final Plat – Cairo Community Subdivision - located north of
Nile Street and east of Said Street in the Village of Cairo, Hall
County, Nebraska (2 Lots and 2.059 acres).
13.Final Plat – Stacy Jo Subdivision - located south of Wood
River Rd., and east of Cottonwood Street, in the City of Wood
River, Hall County, Nebraska (1 Lot and .393 acres).
14.Discussion – Complete Streets
15.Directors Report
16.Next Meeting September 7, 2016
17.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, August 10, 2016
Regular Meeting
Item E1
Meeting Minutes
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 8/10/2016 Page 6 / 86
THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
July 6, 2016
The meeting of the Regional Planning Commission was held Wednesday, July 6, 2016 in the
Council Chambers - City Hall – Grand Island, Nebraska. Notice of this meeting appeared in
the "Grand Island Independent" June 25, 2016.
Present: Pat O’Neill Carla Maurer
Dean Kjar John Hoggatt
Dean Sears Leonard Rainforth
Derek Apfel Jerry Huismann
Absent: Greg Robb, Terry Connick, Les Ruge, Jaye Monter
Other:
Staff:Chad Nabity, Rose Rhoads
Press:
1.Call to order.
Chairman O’Neill called the meeting to order at 6:00 p.m.
O’Neill stated that this was a public meeting subject to the open meetings laws of the
State of Nebraska. He noted that the requirements for an open meeting are posted on
the wall in the room and easily accessible to anyone who may be interested in reading
them.
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.
The order of items on the agenda may be reorganized by the Chair to facilitate the flow
Grand Island Regular Meeting - 8/10/2016 Page 7 / 86
of the meeting to better accommodate the public.
2. Minutes of June 1, 2016 meeting.
A motion was made by Hoggatt and seconded by Kjar to approve the Minutes
of the June 1, 2016 meeting as noted.
The motion carried with 8 members present and 8 voting in favor (O’Neill,
Apfel, Maurer, Kjar, Rainforth, Huismann, Sears and Hoggatt) and no member
abstaining.
3.Request Time to Speak.
Fred Hoppe, 1600 Stoneyard Rd, Lincoln NE (4, 7, 10); Steve Wolford, 2590 S
Deer Tr., Hastings, NE (11); Lonnie Parsons, 1100 S Jeffers St, North Platte,
NE.
4.Public Hearing - Redevelopment Plan - Concerning an amendment to the
redevelopment plan for CRA, Area 1. This is a Site Specific Redevelopment Plan for a
property located in part of the SE ¼ of section 15 Township 11 North Range 9 West of
the 6th PM to be platted as East Park on Stuhr, in Grand Island, Hall County, Nebraska.
This property is located between Stuhr Road and the existing Cherry Park Apartments
(415 S. Cherry Street). Resolution No. 2016-05. (C-21-2016GI)
O’Neill opened the Public Hearing.
Nabity discussed the redevelopment Hoppe Homes LP is proposing to complete the
third phase of the Cherry Park Apartments development as East Park on Stuhr with 88
apartments in 7 buildings. The property is zoned RD Residential Development Zone
and the developer has submitted a revised development plan for approval in
conjunction with the application for tax increment financing. This property has been
planned for apartments for more than 20 years.
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 new commercial use for this area of town and
corridor into 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 future land use plan for
this area within the City of Grand Island. This is evident by the fact that the
property is zoned B2 General Business. The B2 zone allows for a variety of
commercial, office and residential uses including those proposed with this plan as
permitted principal uses.
Fred Hoppe spoke briefly about the plans for the East Park on Stuhr apartments.
O’Neill closed the Public Hearing.
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A motion was made by Hoggatt and seconded by Maurer to approve the
Redevelopment Plan as presented.
The motion carried with 8 members present and 8 voting in favor (O’Neill,
Hoggatt, Maurer, Huismann, Sears, Kjar, Rainforth, and Apfel) and no member
abstaining.
5.Public Hearing - Redevelopment Plan - Concerning an amendment to the
redevelopment plan for CRA, Area 2. This is a Site Specific Redevelopment Plan for
property located in the NE ¼ of the Section 33, Township 11 North, Range 9 West of
the 6th PM, in Grand Island, in Hall County, Nebraska. This property is located
between Lake Street and U.S. Highway 34 and Tri Street and Locust Street and
includes all platted lots and metes and bounds parcels within those boundaries except
Lot 11 of Palu Subdivision. Resolution No. 2016-06. (C-22-2016GI)
O’Neill opened the Public Hearing.
Nabity explained Wild Bills Wings & Bowling, LLC is proposing to purchase and
construct a family fun center (including bowling, laser tag, go carts, miniature golf, an
arcade and similar family oriented entertainment activities and market for or construct a
convenience store on property at this location. The property is zoned B2 General
Business the proposed uses are permitted in this zoning district.
O’Neill closed the Public Hearing.
A motion was made by Hoggatt and seconded by Kjar to approve the
Redevelopment Plan as presented.
The motion carried with 8 members present and 8 voting in favor (O’Neill,
Hoggatt, Maurer, Huismann, Sears, Kjar, Rainforth, and Apfel) and no member
abstaining.
6.Hall County Budget 2016-2017. (C-23-2016HC)
Nabity reviewed the Planning budget for the 2016-2017 fiscal year.
A motion was made by Sears and seconded by Apfel to approve the Budget as
presented.
The motion carried with 8 members present and 8 voting in favor (O’Neill,
Hoggatt, Maurer, Huismann, Sears, Kjar, Rainforth, and Apfel) and no member
abstaining.
7.Public Hearing - Concerning the rezone of a Pt SE1/4 Section 15 Township 11 North
Range 9 West of the 6th PM, to be platted as East Park on Stuhr, in the City of Grand
Island, Hall County, Nebraska from RD Residential Development Zone to Amended
RD Residential Development Zone. This property is located west of Stuhr Rd and east
of the existing Cherry Park Apartments (415 S. Cherry Street). (C-24-2016GI)
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O’Neill opened the Public Hearing.
Nabity said an application has been made to a portion of the SE ¼ of Section 15,
Township 11 North, Range 9, 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 north of Bismark Road
between Cherry Park Apartments and Stuhr Road and consists of 5.248 acres.
The original development plan for this property was approved on April 10, 1995. The
first two phases of the development were completed with minor changes to the
development plan by 1998. This project was originally planned for 62 units in Phase 1,
72 units in Phase two and 74 units in Phase three. Phases one and two were built with
60 units each. Phase three of the development has not moved forward until now and
includes 88 units. Given the amount of time that has passed since the initial approval
and changes to the market place and financing options available for these projects a
revised development plan has been proposed for phase three.
O’Neill closed the Public Hearing.
A motion was made by Hoggatt and seconded by Rainforth to approve the
Rezone as presented.
The motion carried with 8 members present and 8 voting in favor (O’Neill,
Hoggatt, Maurer, Huismann, Sears, Kjar, Rainforth, and Apfel) and no member
abstaining.
8.Public Hearing – Rezone Concerning the rezone of a part of the NE ¼ of Section 19,
Township 10 N,-Range 11 W of the 6th PM, to be platted as Reeder Subdivision in the
City of Wood River, Hall County, Nebraska from TA Transitional Agriculture to BG
General Business Zone and from TA Transitional Agriculture to R6 Medium Density
Residential Zone. This property is located north of U.S. Highway 30 between Pine
Street and 130th Road. (C-25-2016WR)
O’Neill opened the Public Hearing.
Nabity explained this is a request to rezone a tract of land to be platted as Reeder
Subdivision located east of Pine Street and north of U.S. Highway 30 and west of 130th
Road from TA-Transitional Agriculture to BG-General Business and R-6 Multifamily
Residential in the jurisdiction of the City of Wood River.
O’Neill closed the Public Hearing.
A motion was made by Rainforth and seconded by Huismann to approve the
Rezone as presented.
The motion carried with 8 members present and 8 voting in favor (O’Neill,
Hoggatt, Maurer, Huismann, Sears, Kjar, Rainforth, and Apfel) and no member
abstaining.
Grand Island Regular Meeting - 8/10/2016 Page 10 / 86
Consent Agenda
9.Final Plat – Schimmer’s Third Subdivision – located east of Eddy Street and south of
14th St., in Grand Island, in Hall County, Nebraska. (2 Lots and .160 acres).
10.Preliminary Plat – East Park on Stuhr Subdivision – located north of BIsmark Rd.,
and west of Stuhr Rd., in the City of Grand Island, Hall County, Nebraska. (1 Lot and
5.25 acres).
Final Plat – East Park on Stuhr Subdivision – located north of
BIsmark Rd., and west of Stuhr Rd., in the City of Grand Island,
Hall County, Nebraska. (1 Lot and 5.25 acres).
11.Final Plat – Reeder Subdivision – located north of State Hwy 30 and
west of Pine Street, in the City of Wood River, Hall County, Nebraska
(3 Lots and 7.24 acres)
A motion was made by Hoggatt and seconded by Rainforth to approve the Consent
Agenda as presented.
The motion carried with 8 members present and 8 voting in favor (O’Neill,
Maurer, Apfel, Kjar, Huismann, Sears, Hoggatt, and Rainforth) and no member
abstaining.
4.Directors Report. Community beautification nominations are being accepted.
5.Next Meeting August 10, 2016.
6.Adjourn
Chairman Pat O’Neill adjourned the meeting at 6:30 p.m.
___________________________________________
Leslie Ruge, Secretary
By Rose Rhoads
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Hall County Regional Planning
Commission
Wednesday, August 10, 2016
Regular Meeting
Item F1
Redevelopment Plan Area 1
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 8/10/2016 Page 12 / 86
Agenda Item 4
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
July 22, 2016
SUBJECT:
Redevelopment plan amendment for property located in Blight and Substandard Area 1 for a
Site Specific Redevelopment Plan for Grand Island, Hall County, Nebraska. This is the
former Federation of Labor Temple Building at 210. N. Walnut Street. (C-28-2016GI)
PROPOSAL:
TW Ziller Properties LLC is proposing convert the Federation of Labor Temple Building into 11
apartment units in Downtown Grand Island. The property is zoned B3 Heavy Business Zone.
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 and residential uses are allowed and encouraged at densities equal to that
allowed in the RO zoning district. The B3 zone does not have a limit to the density of
housing allowed on a property. The future land use plan would allow downtown
development on this property, high density residential is considered compatible with
downtown development.
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 apartments 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
July 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 210 N. WALNUT
STREET FOR RESIDENTIAL USES, INCLUDING FIRE/LIFE SAFETY
IMPROVEMENTS AND BUILDING REHABILITATION AND REMODELING.
The use of Tax Increment Financing to aid in rehabilitation expenses associated with
redevelopment of the Federation Labor Temple Building located at 210 N. Walnut Street
into an apartment building with 4 garden level apartments and 7 upper story apartments.
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 this
historic telephone exchange and office building into quality market rate residential units
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.
T.W. Ziller Properties, LLC is the owner of the property. T.W. Ziller Properties, LLC.,
purchased this property in 2014. 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 remodeling and rehabilitation of this building. 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”)
210 N Walnut Street in Grand Island Nebraska (Federation Labor Temple Exchange
Building)
Legal Descriptions: North 44 feet of Lot 8, Block 63, 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
vacant historic building for residential uses as permitted in the B3 Heavy Business
Zoning District.
Statutory Pledge of Taxes.
In accordance with Section 18-2147 of the Act and the terms of the Resolution
providing for the issuance of the TIF Note, the Authority hereby provides that any ad
valorem tax on the Redevelopment Project Area 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, 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
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
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declaration was made after a public hearing with full compliance with the public
notice requirements of §18-2115 of the Act.
2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (13)
(a) and §18-2110]
Grand Island adopted a Comprehensive Plan on July 13, 2004. This redevelopment plan
amendment and project are consistent with the Comprehensive Plan, in that no changes in
the Comprehensive Plan elements are intended. This plan merely provides funding for
the developer to 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 - 8/10/2016 Page 19 / 86
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. The developer will be
required to extend a water line capable of providing sufficient water for the sprinkler
system required to convert this building in a multifamily apartment building.
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 costs of rehabilitation of this property is $1,145,914
Grand Island Regular Meeting - 8/10/2016 Page 20 / 86
planning related expenses for Architectural and Engineering services of $46,100 and are
included as a TIF eligible expense. Legal, Developer and Audit Fees including a
reimbursement to the City and the CRA of $33,690 are included as TIF eligible expense.
The total of eligible expenses for this project is $1,225,604. The CRA has granted
$175,000 to this project to offset the cost of life safety improvements and will consider a
façade application for $53,200. The total eligible expenses for this project less other
grant funds by the CRA is $997,404.
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 $220,000 from the proceeds of the TIF
Indebtedness issued by the Authority based on projections from the lender this will result
in a loan for the TIF proceeds of $159,000. 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. This will accomplish the goal of both the Downtown Business
Grand Island Regular Meeting - 8/10/2016 Page 21 / 86
Improvement District and the Grand Island City Council of increasing the number of
residential units available in the Downtown area.
8. Time Frame for Development
Development of this project is anticipated to be completed between August 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. Since this is a split entry
building with garden level and upper story floors it is not practical to include commercial
space at the ground level. The use of this entire building for residential is appropriate.
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 $220,000 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 requests façade improvement funding
of $53,200 and received a life/safety grant of $175,000. This investment by the Authority
will leverage $777,000 in private sector financing; a private investment of $1.73 for
every TIF and grant dollar investment.
Use of Funds.
Description TIF Funds Other
Grants
Private Funds Total
Site Acquisition $2,500 $2,500
Legal and Plan*$33,690 $33,690
Engineering/Arch $46,100 $46,100
Renovation $220,000 $228,200 $697,714 $1,145,914
Financing Fees $8,735 $8,735
Contingency $74,154 $74,154
TOTALS $220,000 $228,200 $862,893 $1,311,093
Tax Revenue. The property to be redeveloped is anticipated to have a January 1, 2016,
valuation of approximately $64,628. Based on the 2015 levy this would result in a real
Grand Island Regular Meeting - 8/10/2016 Page 22 / 86
property tax of approximately $1,235. It is anticipated that the assessed value will
increase by $656,843 upon full completion, as a result of the site redevelopment. This
development will result in an estimated tax increase of over $14,515 annually. The tax
increment gained from this Redevelopment Project Area would not be available for use
as city general tax revenues, for a period of 15 years, or such shorter time as may be
required to amortize the TIF bond, but would be used for eligible private redevelopment
costs to enable this project to be realized.
Estimated 2016 assessed value:$ 64,628
Estimated value after completion $ 721,471
Increment value $ 656,843
Annual TIF generated (estimated)$ 14,515
TIF bond issue $ 220,000
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $64,628. The
proposed redevelopment will create additional valuation of $656,843. 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 consistent with the
planned development in Downtown Grand Island.
(d) Impacts on other employers and employees within the city or village and the
immediate area that are located outside of the boundaries of the area of the
redevelopment project; and
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. This will
Grand Island Regular Meeting - 8/10/2016 Page 23 / 86
provide housing options for employees of Downtown businesses that wish to live
Downtown.
(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 $220,000 the
projected amount of increment based upon the anticipated value of the project and current
tax rate. Based on the estimates of the expenses of the rehabilitation the developer will
spend at least $997,000 on TIF eligible activities in excess of other grants given. The
CRA will reserve the right to issue additional debt for this project upon notification by
the developer of sufficient expenses and valuation to support such debt in the form of a
second or third bond issuance.
Grand Island Regular Meeting - 8/10/2016 Page 24 / 86
TW Ziller Properties, LLC
Resolution Number 2016-08
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 - 8/10/2016 Page 25 / 86
TW Ziller Properties, LLC
EXHIBIT A
FORM OF REDEVELOPMENT PLAN
Grand Island Regular Meeting - 8/10/2016 Page 26 / 86
Hall County Regional Planning
Commission
Wednesday, August 10, 2016
Regular Meeting
Item F2
Redevelopment Plan Area 18
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 8/10/2016 Page 27 / 86
Agenda Item 5
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
July 22, 2016
SUBJECT:
Redevelopment plan amendment for property located in Blight and Substandard Area 18 for
a Site Specific Redevelopment Plan for property located on property currently platted as
Lots 2 and 3 of Industrial Commercial Park Sixth Subdivision, in Grand Island, Hall County,
Nebraska. This property is located north of Old Highway 30 and east of Industrial Lane.
(2716 and 2802 W. Old Highway 30). (C-29-2016GI)
PROPOSAL:
Middleton Properties LLC is proposing to demolish an existing warehouse and replace it and
rehabilitate their existing offices. The property is zoned M2 Heavy Manufacturing.
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
M2 Heavy Manufacturing Zone a zoning district that permits warehousing, offices and
contractor’s yards. The future land use plan would allow mixed use manufacturing
development on this property.
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 warehousing and office use at this
location appears to be supported by the plan.
Grand Island Regular Meeting - 8/10/2016 Page 28 / 86
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
Grand Island Regular Meeting - 8/10/2016 Page 29 / 86
Redevelopment Plan Amendment
Grand Island CRA Area 18
July
2016
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area 18 within the city, pursuant to
the Nebraska Community Development Law (the “Act”) and provide for the
financing of a specific project in Area 18.
Executive Summary:
Project Description
THE REDEVELOPMENT OF PROPERTY LOCATED NORTH OF OLD U.S.
HIGHWAY 30 AND EAST OF INDUSTRIAL LANE (LOTS 2 AND 3 OF
COMMERCIAL INDUSTRIAL PARK SIXTH SUBDIVISION). A NEW WAREHOSE
AND RENOVATED OFFICE SPACE FOR MIDDLETON ELECTRIC,(A LOCAL
BUSINESS) INCLUDING DEMOLITION OF AN EXISTING OBSOLETE
STRUCTURE, RENOVATION OF THE EXISTING OFFICE BUILDING AND
NECESSARY INFRASTRUCTURE AND GRADING IMPROVEMENTS.
The use of Tax Increment Financing to aid in demolition, site clearance, rehabilitation
and necessary infrastructure and grading improvements to redevelop 2716 and 2802 W.
Old Highway 30 (Lots 2 and 3 of Commercial Industrial Park Sixth 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 new central warehouse and renovated office space for Middleton
Electric. The developer has indicated that this development would not be considered for
at this location without the use of TIF.
Middleton Properties L.L.C. owns the subject property and currently operates the Grand
Island offices of Middleton Electric from this location. Middleton Electric also has
offices and operations in Lincoln and Kearney. There is an old warehouse and off ice
building on this property. The developer is proposing to replace the existing warehouse
with one capable of serving as centralized storage for all three Middleton Electric
locations and renovating the office space at the Grand Island offices. 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, 2018 towards the allowable costs.
TAX INCREMENT FINANCING TO PAY FOR THE REHABILITATION OF THE
PROPERTY WILL COME FROM THE FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
2716 and 2802 W. Old Highway 30 in Grand Island Nebraska
Grand Island Regular Meeting - 8/10/2016 Page 30 / 86
Legal Descriptions: Lots 2 and 3 of Commercial Industrial Park Sixth Subdivision in
Grand Island, Hall County, Nebraska.
Existing Land Use and Subject Property
Grand Island Regular Meeting - 8/10/2016 Page 31 / 86
This plan amendment provides for the issuance TIF Notes, the proceeds of which
will be granted to the Redeveloper. 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 a new
ware housing space and remodeling of an existing office at this location as permitted
in the M2 Heavy Manufacturing Zoning District.
Statutory Pledge of Taxes.
In accordance with Section 18-2147 of the Act and the terms of the Resolution
providing for the issuance of the TIF Note, the Authority hereby provides that any ad
valorem tax on the Redevelopment Project Area 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, 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
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.
Grand Island Regular Meeting - 8/10/2016 Page 32 / 86
1. The Redevelopment Project Area has been declared blighted and substandard by
action of the Grand Island City Council on August 25, 2015.[§18-2109] Such
declaration was made after a public hearing with full compliance with the public
notice requirements of §18-2115 of the Act.
2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (13)
(a) and §18-2110]
Grand Island adopted a Comprehensive Plan on July 13, 2004. This redevelopment plan
amendment and project are consistent with the Comprehensive Plan, in that no changes in
the Comprehensive Plan elements are intended. This plan merely provides funding for
the developer to 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 18 does not anticipate 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 provides for the demolition and removal of
the existing warehouse on the property.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. This property is
in private ownership and surrounding properties are planned for mixed use
manufacturing. The property south of Old Highway 30 is owned by the Union Pacific
Rail Road. [§18-2103(b) and §18-2111] A site plan of the area after redevelopment is
also attached as Exhibit A. [§18-2111(5)]
Grand Island Regular Meeting - 8/10/2016 Page 33 / 86
City of Grand Island Future Land Use Map
Grand Island Regular Meeting - 8/10/2016 Page 34 / 86
Proposed Site Plan as developed.
Grand Island Regular Meeting - 8/10/2016 Page 35 / 86
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. The M2 zoning district allows for up to 65% of each lot to be
covered with buildings. The proposed warehouse on lot 2 will cover approximately 48%
of the lot. The office building on lot 3 will not be increased in size and is a conforming
building. [§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. However, the Redeveloper will install new gas,
sewer, water and electrical lines to the new warehouse. Those improvements will be on
site and not impact the city’s main lines. Additionally, the Redeveloper will install a new
manhole on the city sewer line.
. [§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. No individuals or businesses
will be relocated due to this development. [§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 has 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. Demolition of the existing warehouse including
asbestos removal is estimated at $69,000 and is a TIF eligible expense. Site preparation
including grading, dirt work, and well abandonment is expected to cost about $90,000
and is a TIF eligible expense. Architecture, engineering and survey cost for the project
are estimated at $63,400. Utility connections and extensions and drive access for the new
warehouse are estimated to cost $60,000 and are a TIF eligible expense. Renovation of
the existing office building is expected to cost about $46,000 and is an eligible expense.
Grand Island Regular Meeting - 8/10/2016 Page 36 / 86
The blight study for this area along with attorney’s fees for the applicant, are $8,000.
Costs for legal services fees advertising and accounting for the CRA and City of Grand
Island are an additional $ 5,600 of eligible expenses. The total of eligible expenses for
this project is $ 342,000.
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 $247,561 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
2031. The developer will use the TIF Note to secure debt financing in the amount of
$173,919 with $ 247,561 to be paid to the note holder during the term of the financing.
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 renovating and rebuilding older buildings within the area.
8. Time Frame for Development
Grand Island Regular Meeting - 8/10/2016 Page 37 / 86
Development of this project is anticipated to be completed between September of 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
Demolition, extension of utilities and substantial site grading are necessary to facilitate
rebuilding at this site. The redevelopment of this property by Middleton Electric will
result in greater investment by the company in their Grand Island location and will keep
their employee base within the Grand Island area.
10. Cost Benefit Analysis Section 18-2113 of the Act, further requires the Authority
conduct a cost benefit analysis of the plan amendment in the event that Tax Increment
Financing will be used. This analysis must address specific statutory issues.
As authorized in the Nebraska Community Development Law, §18-2147, Neb. Rev. Stat.
(2012), the City of Grand Island has analyzed the costs and benefits of the proposed
Redevelopment Project, including:
Project Sources and Uses. Approximately $247,561 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
$662,715 in private sector financing; a private investment of $2.74 for every TIF dollar
invested.
Use of Funds.
Description TIF Funds Private Funds Total
Demolition $68,488 $68,488
Site Preparation $90,295 $90,295
Utilities and Drive Access $16,148 $53,515 $59,663
Arch/Engineering/Planning $18,586 $44,874 $63,460
Building Costs $467,356 $467,356
Renovation $46,044 $46,044
Landscaping/Lighting/Parking $123,970 $123,970
Fees Legal Study $18,000 $18,000
TOTALS $247,561 $689,715 $937,276
Tax Revenue. The property to be redeveloped is anticipated to have a January 1, 2016,
valuation of approximately $116,960. Based on the 2015 levy this would result in a real
property tax of approximately $2,365. It is anticipated that the assessed value will
increase by $820,000 upon full completion, as a result of the site redevelopment. This
development will result in an estimated tax increase of over $16,500 annually. The tax
increment gained from this Redevelopment Project Area would not be available for use
as city general tax revenues, for a period of 15 years, or such shorter time as may be
Grand Island Regular Meeting - 8/10/2016 Page 38 / 86
required to amortize the TIF bond, but would be used for eligible private redevelopment
costs to enable this project to be realized.
Estimated 2016 assessed value:$ 116,960
Estimated value after completion $ 936,667
Increment value $ 819,707
Annual TIF generated (estimated)$ 16,504
TIF bond issue $ 247,561
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $116,960.
The proposed redevelopment will create additional valuation of $819,707. 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;
This plan provides for the placement of a new manhole in the city’s sewer line. 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 the opportunity for additional employees within Middleton
Electric in the Grand Island area.
(d) Impacts on other employers and employees within the city or village and the
immediate area that are located outside of the boundaries of the area of the
redevelopment project; and
This project will not have a negative impact on other employers in any manner
different from any other expanding business within the Grand Island area. The Grand
Island labor market is tight but this will create additional full time jobs in the regions.
This will allow a local company to expand in our community.
(e) Any other impacts determined by the authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
Grand Island Regular Meeting - 8/10/2016 Page 39 / 86
Time Frame for Development
Development of this project is anticipated to be completed between September of 2016
and August 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 $247,561 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
more than $340,000 on TIF eligible activities.
Grand Island Regular Meeting - 8/10/2016 Page 40 / 86
Middleton Properties II, LLC
Resolution Number 2016-09
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 - 8/10/2016 Page 41 / 86
Middleton Properties II, LLC
EXHIBIT A
FORM OF REDEVELOPMENT PLAN
Grand Island Regular Meeting - 8/10/2016 Page 42 / 86
Hall County Regional Planning
Commission
Wednesday, August 10, 2016
Regular Meeting
Item F3
Redevelopment Plan Area 17/Rezone
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 8/10/2016 Page 43 / 86
Agenda Item 6
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
July 22, 2016
SUBJECT:
Redevelopment plan amendment for property located in Blight and Substandard Area 17 for
a Site Specific Redevelopment Plan for property currently platted as Ewoldt Subdivision and
the adjoining street and highway right-of-way. This property is located between Rae Road
and Husker Highway west of U.S. Highway 281. (C-27-2016GI)
PROPOSAL:
Prataria Ventures LLC., a wholly owned subsidiary of Chief Industries is proposing to develop
the property at the southwest corner of U.S Highway 281 and Husker Highway. The property is
zoned TA Transitional Agriculture but the developers have submitted a request to rezone the
property. The proposed uses on the site include a hospital; medical office building and hotel
with conference center to be developed in phase one. The remainder of the property is planned
for residential, office and commercial uses to be developed as the market demands.
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 commercial uses in an area of the community planned for Highway Commercial
uses. 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 proposed zoning and the future land use plan for this
area within the City of Grand Island. The future land use plan would allow commercial
development on this property. The overall development with a combination of commercial
frontage along the 281 corridor and office to multifamily residential along the westerly
portion of the property will provide an appropriate transition to the lake front development
likely to occur immediately west of this property.
The Regional Planning Commission recommendation is limited to the appropriateness of the
proposed use at this location. The Grand Island Comprehensive Plan calls this area to be
used for highway commercial uses.
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 apartments this location appears to be
supported by the plan.
Grand Island Regular Meeting - 8/10/2016 Page 44 / 86
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
Grand Island Regular Meeting - 8/10/2016 Page 45 / 86
July 21, 2016
Dear Members of the Board:
Re: Rezone – Concerning a change of zoning for land proposed for platting as Lots
1, 2 and 3 and Outlots 1 and 2 and half of the adjacent right-of ways of Prairie
Commons Subdivision from TA Transitional Agricultural to CD Commercial
Development. This land is located in the NE ¼ (quarter) Section 36, Township 11,
Range 10, South of Husker Highway and West of U.S. Highway 281.
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 Agricultural to CD Commercial Development Zone. As shown on the
enclosed map.
You are hereby notified that the Regional Planning Commission will consider this
zoning change at the next meeting that will be held at 6:00 p.m. on August 10, 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.
Grand Island Regular Meeting - 8/10/2016 Page 46 / 86
Grand Island Regular Meeting - 8/10/2016 Page 47 / 86
July 21, 2016
Dear Members of the Board:
Re: Rezone – Concerning a change of zoning for land proposed for platting as Lots
4 and 5 and half of the adjacent right-of-ways of Prairie Commons Subdivision from
TA Transitional Agricultural to RO Residential Office Zone and Lots 6 and 7 and
Outlot 4 and the adjacent right-of-ways to B2 General Business Zone. This land is
located in the NE ¼ (quarter) Section 36, Township 11, Range 10, South of Husker
Highway and West of U.S. Highway 281.
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 Agricultural to RO Residential Office Zone and B2 General Business
Zone. As shown on the enclosed map.
You are hereby notified that the Regional Planning Commission will consider this
zoning change at the next meeting that will be held at 6:00 p.m. on August 10, 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.
Grand Island Regular Meeting - 8/10/2016 Page 48 / 86
Redevelopment Plan Amendment
Grand Island CRA Area 17
June 2016
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area 17 within the city, pursuant to
the Nebraska Community Development Law (the “Act”) and provide for the
financing of a specific project in Area 17.
Executive Summary:
Project Description
THE REDEVELOPMENT OF PROPERTY LOCATED SOUTH OF HUSKER
HIGHWAY AND WEST OF U.S. HIGHWAY 281 (THE PROJECT SITE IS
CURRENTLY PLATTED AS EWOLDT SUBDIVISION WHICH PLAT WILL BE
VACATED AND A NEW PLAT RECORDED). THE PROJECT WILL CONSIST OF
DEMOLITION OF EXISTING FARMS STRUCTURES, ALL SITE WORK AND
GRADING TO PROMOTE AND ENHANCE DRAINAGE ACROSS THE SITE,
INTALLATION OF ROADS, SEWER, WATER AND OTHER UTILITY
INFRASTRUCTURE TO SUPPORT DEVELOPMENT OF THE SITE. THE PROJECT
SHALL ALSO INCLUDE INFRASTRUCTURE IMPROVEMENTS AND
MODIFICATIONS WITHIN THE PUBLIC RIGHT-OF-WAY OF HUSKER
HIGHWAY (U.S. HIGHWAY 34) AND U.S. HIGHWAY 281 TO FACILITATE THE
TRAFFIC THE PROJECT WILL GENERATE. THE INTIAL PHASE OF THIS
DEVELOPMENT WILL CONSIST OF THE CONSTRUCTION OF A 4 STORY 64
BED HOSPITAL, A 66,000 SQUARE FOOT MEDICAL OFFICE BUILDING AND A
103 BED HOTEL WITH 7000 SQUARE FEET OF CONFERENCE/MEETING SPACE.
The use of Tax Increment Financing to aid in demolition, site clearance, and necessary
infrastructure and grading improvements to redevelop the southwest corner of Husker
Highway and U.S. Highway 281 currently platted as Ewoldt Sub 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 economically feasible. The project will result in the
development of lots along this section of U.S. 281 toward U.S. Interstate 80. The
proposed anchors for the first phase of this development location include a private
hospital, medical office building and hotel with conference space. Subsequent phases of
the remainder of the site include housing, office space and retail development. The
developer has indicated that this development would not be considered nor financially
feasible for at this location without the use of TIF.
Prataria Ventures L.L.C., a wholly owned subsidiary of Chief Industries, Inc., owns the
subject property. Chief Industries was founded in 1954 and is headquartered in Grand
Island. 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
Grand Island Regular Meeting - 8/10/2016 Page 49 / 86
valorem taxes generated over the 15 year period beginning January 1, 2018 towards the
allowable costs.
TAX INCREMENT FINANCING TO PAY FOR THE REHABILITATION OF THE
PROPERTY WILL COME FROM THE FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
Legal Descriptions: All of Ewoldt Subdivision in Grand Island, Hall County, Nebraska
and the adjacent rights-of-way for Husker Highway/U.S. Highway 34, U.S. Highway 281
and Rae Road.
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Existing Land Use and Subject Property
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This plan amendment provides for the issuance TIF Notes, the proceeds of which
will be granted to the Redeveloper. 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 incremental value for the first phase will be
created by the construction of a 64 bed private hospital, medical office building and
hotel/conference center. This area is planned for commercial development with the
Grand Island Comprehensive Plan and will need to be rezoned to either a B2
General Commercial or CD Commercial Development zone to accommodate the
planned development. In addition, the current subdivision will be vacated and a
new subdivision created to create the buildable lots of record for the first phase of
redevelopment.
Statutory Pledge of Taxes.
In accordance with Section 18-2147 of the Act and the terms of the Resolution
providing for the issuance of the TIF Note, the Authority hereby provides that any ad
valorem tax on the Redevelopment Project Area 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, 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
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:
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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 June 9, 2015.[§18-2109] Such
declaration was made after a public hearing with full compliance with the public
notice requirements of §18-2115 of the Act.
2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (13)
(a) and §18-2110]
Grand Island adopted a Comprehensive Plan on July 13, 2004. This redevelopment plan
amendment and project are consistent with the Comprehensive Plan, in that no changes in
the Comprehensive Plan elements are intended. This plan merely provides funding for
the developer to 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 17 does not anticipate 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 provides for the demolition and removal of
the existing abandoned farm buildings on the property.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. This property is
in private ownership and is planned for commercial uses [§18-2103(b) and §18-2111]. A
site plan of the area after the proposed redevelopment is also attached. [§18-2111(5)]
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City of Grand Island Future Land Use Map
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Proposed Site Plan as developed.
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d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The property is currently platted as Ewoldt Subdivision. The existing Ewoldt
Subdivision and all easements on the property will be vacated. The property will be
replatted with a new street and lot configuration. Necessary easements will be dedicated
with the new subdivision plat.
The area is zoned TA Transitional Agriculture. It is anticipated that the area for the first
phase of redevelopment will be rezoned to accommodate the development to a B2
General Commercial or CD Commercial Development Zone. These zoning districts at
this location are consistent with the Grand Island Comprehensive Development Plan. The
westerly portions of the property may be rezoned to an RO Residential Office zone that
allows apartments and office buildings and which would provide a buffer between
anticipated lakefront residential development to the west. Internal streets will be platted
to connect James Road on the north with the intersection of James Road (Prairie View
Road) and Rae Road on the south. All properties will be graded to drain appropriately
and streets will be designed based on final lot elevations. Streets, utility infrastructure
and grading will be completed for the whole development during the first phase of this
project. No changes are anticipated in building codes or ordinances. However, the CRA
intends to require enhancements to building facades as part of a public space requirement
of the redevelopment project. No 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
proposed zoning districts. The CD zoning district allows for up to 50% of the CD zone
to be covered with buildings. The B2 zone would allow coverage of up to 100% of the
lot less required landscaping and the RO zoning district would allow up to 75% coverage.
Final zoning on the project site will have to be approved by the Grand Island City
Council prior to construction. [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Sewer and water are available to support this development. Sufficient capacity exists
within these systems to support this development at completion. Sewer, water will be
extended throughout the site. The developer will be responsible for engineering and
installation of all required utilities. Said utilities are expected to become part of the city
infrastructure and will be accepted into the city systems after construction and inspection.
Electric infrastructure will be extended throughout the site according to typical
commercial installation requirements. Natural gas and communications infrastructure
will be installed according to the agreements formed with the private companies that
provide those services. The City of Grand Island will secure all necessary easements for
utility infrastructure with the platting and development processes. Public façade
easements will be acquired in all buildings constructed as part of the project. The
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Redeveloper will be required to enhance the building exteriors and façades as provided in
the redevelopment contract as a part of the public space development in the project over
and above Commercial Development Zone building requirements. The façade
improvements are required to ensure long-term durability of the buildings to prevent the
recurrence of blighted conditions, with such façade improvements protected with a grant
of an easement to the City by the Redeveloper.
[§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. No individuals or businesses
will be relocated due to this development. [§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 has 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. The developer has identified the following expenses
shown as exhibit B as potentially eligible for TIF based on the costs for the first phase
development and site preparation/grading, streets and utility infrastructure for the full 96
acre site at $28,910,839. Additional TIF may be generated and used for complete
development of the remainder of the site for site acquisition, planning, architecture, legal
and other eligible activities.
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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 $28,708,000 from the proceeds of the TIF
Indebtedness issued by the Authority. This indebtedness will be repaid from the Tax
Increment Revenues generated from the project. TIF revenues shall be made available to
Grand Island Regular Meeting - 8/10/2016 Page 58 / 86
Comment [CN]: We do need to decide
which year the project begins 2017 or
2018? This will impact the amount of
increment based on what improvements
have been completed.
repay the original debt and associated interest after January 1, 2017 through December
2031. The developer will use the TIF Note to secure debt financing in an amount not to
exceed $28,708,000 to be paid to the note holder during the term of the financing.
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 and substandard
conditions within the area.
8. Time Frame for Development
Development of this project is anticipated to be completed between September of 2016
and December of 2018. Excess valuation should be available for this project for 15 years
beginning with the 2017 tax year. Additional projects may be brought forward for
separate consideration on parcels located outside of this initial phase.
9. Justification of Project
Demolition, extension of utilities, substantial site grading and installation of streets are
necessary to facilitate redevelopment of this site. The redevelopment of this property by
Prataria Ventures, LLC, will result in increased employment opportunities in the medical
sector within Grand Island as well as expanded medical choices. This is a first step in
extending development south along U.S. Highway 281 toward U.S. Interstate 80. The
Grand Island City Council has made it clear with previous decisions that they support
development toward the I-80/281 interchange.
Grand Island Regular Meeting - 8/10/2016 Page 59 / 86
Comment [CN]: Again we need to
confirm the start date for the contract.10. Cost Benefit Analysis The CRA will engage consultants to prepare a cost benefit
analysis. The results of the analysis will be included as an appendix to this plan
amendment.
Time Frame for Development
Development of this project is anticipated to be completed between September of 2016
and December of 2018. The base tax year should be calculated on the value of the
property as of January 1, 2017. 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 $28,708,000 the
projected amount of increment based upon the anticipated value of the project and current
tax rate.
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Prataria Ventures, LLC
Resolution Number 2016-07
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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Prataria Ventures, LLC
EXHIBIT A
FORM OF REDEVELOPMENT PLAN
Grand Island Regular Meeting - 8/10/2016 Page 66 / 86
Hall County Regional Planning
Commission
Wednesday, August 10, 2016
Regular Meeting
Item J1
Prairie Commons Subdivision
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 8/10/2016 Page 67 / 86
July 21, 2016
Dear Members of the Board:
RE: Preliminary and Final Plat – Prairie Commons Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a preliminary and final plat of Prairie Commons Subdivision,
located in Grand Island, in Hall County, Nebraska.
This preliminary plat proposes to create 20 lots, on a tract of land consisting of part
of the Northeast Quarter (NE1/4) of Section 36, Township 11 North, Range 10 and
the final plat proposes to create 10 lots, on a tract of land consisting of part of the
Northeast Quarter (NE1/4) of Section 36, Township 11 North, Range 10 West of the
6th P.M., in the City of Grand Island, Hall County, Nebraska, said tract containing
95.32 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 August 10, 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 - 8/10/2016 Page 68 / 86
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Hall County Regional Planning
Commission
Wednesday, August 10, 2016
Regular Meeting
Item J2
Caldwell Subdivision
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 8/10/2016 Page 71 / 86
July 21, 2016
Dear Members of the Board:
RE: Final Plat – Caldwell Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted final plat of Caldwell Subdivision located in Grand Island, in Hall
County, Nebraska.
This final plat proposes to create 3 lots, on a tract of land comprising a part of Lot
‘C’ Garden Subdivision of Lot One (1) Mainland in Section Thirteen (13), Township
Eleven (11) North, Range Nine (9) West of the 6th P.M., in the City of Grand Island,
Hall County, Nebraska, said tract containing 10.081 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 August 10, 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 - 8/10/2016 Page 72 / 86
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Hall County Regional Planning
Commission
Wednesday, August 10, 2016
Regular Meeting
Item J3
Northview Twelfth Subdivision
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 8/10/2016 Page 75 / 86
July 21, 2016
Dear Members of the Board:
RE: Final Plat – Northview Eleventh Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Northview Eleventh Subdivision, located in Grand
Island, in Hall County, Nebraska.
This final plat proposes to create 1 lot, on a replat of all of Lot 1, Northview Sixth
Subdivision and a tract of land located in part of the Northeast Quarter (NE1/4) of
Section Two (2), Township Eleven (11) North, Range Ten (10) West of the 6th P.M.,
in the City of Grand Island, Hall County, Nebraska, said tract containing 5.710
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 August 10, 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 - 8/10/2016 Page 76 / 86
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Hall County Regional Planning
Commission
Wednesday, August 10, 2016
Regular Meeting
Item J4
Stacy Jo Subdivision
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 8/10/2016 Page 79 / 86
July 21, 2016
Dear Members of the Board:
RE: Final Plat – Stacy Jo Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Stacy Jo Subdivision, located in Wood River, in
Hall County Nebraska.
This final plat proposes to create 1 lot, a replat of all of Lot 9 Thelen Subdivision,
First Addition, City of Wood River and a tract of land located in 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 .393 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 August 10, 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
Olsson & Associates
This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 8/10/2016 Page 80 / 86
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Hall County Regional Planning
Commission
Wednesday, August 10, 2016
Regular Meeting
Item J5
Cairo Community Subdivision
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 8/10/2016 Page 83 / 86
July 21, 2016
Dear Members of the Board:
RE: Final Plat – Cairo Community Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Cairo Community Subdivision, located in Cairo, in
Hall County, Nebraska.
This final plat proposes to create 2 lots, on a tract of land comprised of all Lots 1 - 6,
all in Block 12, Original Town of Cairo, and a part of the east half of the northeast
Quarter (E1/2, NE1/4) of Section Twenty-Four (24), Township Twelve (12) North,
Range Twelve (12) West of the 6th P.M. in Cairo, in Hall County, Nebraska, said
tract containing 2.059 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 August 10, 2016 in the
Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
Cc: Village Clerk
Village 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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