02-01-2017 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, February 1, 2017
Regular Meeting Packet
Commission Members:
Terry Connick Hall County
John Hoggatt Grand Island
Derek Apfel Grand Island
Hector Rubio 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
Administrative Assistant:
Tracy Gartner
6:00 PM
City Hall
Grand Island Regular Meeting - 2/1/2017 Page 1 / 110
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, February 1, 2017
Regular Meeting
Item A1
Agenda 2-1-17
Staff Contact: Chad Nabity
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AGENDA AND NOTICE OF MEETING
Wednesday, February 1, 2017
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 Jan. 4, 2017.
3.Request Time to Speak.
4.Public Hearing – Concerning a Blight and Substandard Study for 35.62
acres, in proposed Community Redevelopment Authority Area No. 21 in
central Grand Island located along U.S. Highway 30, north of Seedling Mile
Road and east of Stuhr Road. (C-07-2017GI)
5.Public Hearing – Concerning a Blight and Substandard Study for 281.8
acres in proposed Community Redevelopment Authority Area No. 22 at the
former Cornhusker Army Ammunition Plant, located in the Harrison Township,
north of Old Potash Highway and west of 80th Road. (C-08-2017GI)
6.Public Hearing – Redevelopment Plan concerning an amendment to the
redevelopment plan for the Cairo Business Park. This is a Site Specific
Redevelopment Plan for an area south of One-R Road/Kansas Street and
west of 130th Road, in the Cairo Business Park Second Subdivision, in the
Village of Cairo, Hall County, Nebraska. (C-09-2017Cairo)
7.Public Hearing – Redevelopment Plan concerning an amendment to the
redevelopment plan for Community Redevelopment Authority Area 1. This is
a Site Specific Redevelopment Plan for the former Brown Hotel at 112 W.
Second St., or parts of Lot Six (6) and Lot Seven (7) in Block Sixty-Six (66) in
the Original Town, City of Grand Island, Hall County, Nebraska. (C-10-
2017GI)
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8.Final Plat – Nagy’s Third Subdivision located north of 5th Street and
west of Plum Street in the City of Grand Island, Hall County, Nebraska (2
Lots and 0.132 acres)
9.Discussion and Possible Action on Overall Blight Study on the
entire Cornhusker Army Ammunition Plant or on a substantial portion of
the plant, not including those areas separately declared.
10. Zoning Review Subcommittee Report. (C-06-2017HC)
11. Director’s Report.
12. Next Meeting March 1, 2017.
13. Adjourn.
PLEASE NOTE: This meeting is open to the public, and a current agenda is
on file at the office of the Regional Planning Commission, located on the
second floor of City Hall in Grand Island, Nebraska.
Grand Island Regular Meeting - 2/1/2017 Page 5 / 110
Staff Recommendation Summary
For Regional Planning Commission Meeting
February 1, 2017
4.Public Hearing – Blight and Substandard Study commissioned by CIK
Investments, Craig and Lesa Dixson, for 35.62 acres in proposed
Community Redevelopment Area No. 21 in central Grand Island located
along U.S. Highway 30, north of Seedling Mile Road and east of Stuhr Road.
Approval of redevelopment plans for the purposes of using tax increment
financing are authorized by the Nebraska Community Development Law in
Chapter 18 of the Revised Nebraska State Statutes. It is expected that if this
study is approved that a redevelopment project will be brought forward for
consideration. A motion to approve Resolution No. 2017-03. (C-07-2017GI)
(Hearing, Discussion, Action)
5.Public Hearing – Blight and Substandard Study commissioned by Platte
River Industrial Park LLC (an affiliate of Hornady Manufacturing) for 281.8
acres in proposed Community Redevelopment Area No. 22 at the former
Cornhusker Army Ammunition Plant located in the Harrison Township, north
of Old Potash Highway and west of 80th Road. Approval of redevelopment
plans for the purposes of using tax increment financing to improve formerly
used defense sites were authorized by the Nebraska legislature in 2013.
The area must be declared blighted and substandard prior to the
development of such plans. It is expected that if this study is approved that a
redevelopment project will be brought forward for consideration. A motion to
approve Resolution No. 2017-04. (C-08-2017GI) (Hearing, Discussion,
Action)
6.Public Hearing – Redevelopment Plan concerning an Amendment to the
redevelopment plan for the Cairo Business Park. This is a Site Specific
Redevelopment Plan for an area south of One-R Road/Kansas Street and
west of 130th Road, in the Cairo Business Park Second Subdivision, in the
Village of Cairo, Hall County, Nebraska. A motion to approve Resolution No.
2017-05. (C-09-2017GI) (Hearing, Discussion and Action)
7.Public Hearing – Redevelopment Plan concerning an Amendment to the
redevelopment plan for CRA, Area 1. This is a Site Specific Redevelopment
Plan for the former Brown Hotel, a property located at 112 W. Second St., or
parts of Lot Six (6) and Lot Seven (7) in Block Sixty-Six (66) in the Original
Town, City of Grand Island, Hall County, Nebraska. Peaceful Root is
proposing to renovate the building into an indoor parking garage, retail space
and apartments at this site. A motion to approve Resolution No. 2017-06. (C-
10-2017GI) (Hearing, Discussion and Action)
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8. Final Plat – Nagy’s Third Subdivision located west of Plum Street and
north of E. 5th Street in the City of Grand Island, Hall County, Nebraska.
This is a subdivision of a single lot with two houses. The utilities for both
houses are separate. Approval of this subdivision will require Council to
waive the minimum lot size requirement. (2 lots and 0.132 acres)
(Discussion and Action)
9. Discussion and Possible Action on Overall Blight Study on the entire
Cornhusker Army Ammunition Plant or on a substantial portion of the
plant, not including those areas separately declared. (Discussion and
Action)
10. County Zoning Review – The Hall County Zoning Review
Subcommittee began meeting on January 19. (C-06-2017HC)
(Discussion)
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Hall County Regional Planning
Commission
Wednesday, February 1, 2017
Regular Meeting
Item E1
Minutes 1-4-17
Staff Contact: Chad Nabity
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THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
January 4, 2017
The meeting of the Regional Planning Commission was held Wednesday, December 7, 2016,
in the Council Chambers - City Hall – Grand Island, Nebraska. Notice of this meeting
appeared in the "Grand Island Independent" on November 26, 2016.
Present: Dean Sears Pat O’Neill
Les Ruge Carla Maurer
Hector Rubio John Hoggatt
Derek Apfel Leonard Rainforth
Greg Robb (arrived at 6:04 p.m.)
Absent: Terry Connick, Jaye Monter, Dean Kjar
Other: Councilman Mitch Nickerson, City Administrator Marlan Ferguson.
Staff: Chad Nabity, Tracy Overstreet Gartner
Press: Austin Koeller, Grand Island Independent.
1.Call to order.
Chairman O’Neill called the meeting to order at 6:02 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.
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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 the December 7, 2016 meeting.
O’Neill noted that a corrected version of the minutes had been prepared that
changed the recorded next meeting date from January 11, 2017 to January 4,
2017.
A motion was made by Sears and seconded by Rainforth to approve the Minutes
of the December 7, 2016 meeting as corrected.
The motion carried with 9 members in favor (Apfel, O’Neill, Ruge, Maurer,
Robb, Rainforth, Rubio, Sears and Hoggatt), with no members abstaining or
voting no.
3.Request Time to Speak.
Grand Island attorney Ron Depue, Item 4; Grand Island developer Heath
Reinders, Item 5; Keith Marvin of Marvin Planning Consultants, Item 4; Dave
Taylor, president of the Grand Island Area Economic Development Corp, Item
4.
4.Public Hearing – Concerning a Blight and Substandard Study for 285.26 acres at
the former Cornhusker Army Ammunition Plant, located in Section 18, Township
11 North, Range 10 West of the 6th PM, at the northwest corner of 70th and Old Potash
Highway. (C-02-2017GI).
Chairman O’Neill turned the meeting over to Secretary Ruge, as the blight study was
commissioned by O’Neill’s business, O’Neill Wood Resources. O’Neill left the
meeting chambers at 6:07 p.m. Ruge appointed Maurer as Secretary Pro Tem, so he
could assume Chairman duties.
Nabity said the Nebraska Legislature passed LB66 in 2013, which gave First Class
Cities, such as Grand Island, the authority to redevelop former defense sites using tax-
increment financing, provided that the area is declared blighted and substandard by
local authorities. Marvin Planning Consultants conducted such a study and found the
285.26 acres owned by O’Neill and the Grand Island Economic Development Corp. as
being eligible for a blight and substandard designation. The area is known as Area 20.
Ron Depue said O’Neill Wood Resources owns 35 of the 285.26 acres and has 55
additional acres under contract. Those 55 acres and the rest of the acreage in the study
are currently owned by the Grand Island Area Economic Development Corp. Depue
said the area has 10 existing buildings, nine of which are more than 40 years old and
are in a state of deterioration. No residential development is allowed in the area due to
covenants The Army put on the ground. He said those factors, along with being an
“environmental Super Fund site” contribute to its blighted and substandard status.
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Hoggatt questioned whether most of the ground in the study is currently being used as
row crops and whether that means that most farm ground could be considered blighted
and substandard.
Keith Marvin said the blight and substandard factors at the former Cornhusker Army
Ammunition Plant aren’t so much about what is above ground, but what is below it. He
said there are substantial numbers of asbestos covered utility lines underground, as well
as RDX contamination in the soil and groundwater. Marvin said the flat slope of the
ground also results in water ponding, which can breed mosquitos. He said the City of
Sidney also has a former defense site and completed a blighted and substandard study
on the entire area to address redevelopment challenges that site has.
Hoggatt wondered if a full-site study could be done at Cornhusker, instead of looking
only at the 285.26 acres, which he felt was a “piecemeal” approach.
Nabity said that could be a possibility. In the past, the Community Redevelopment
Authority has commissioned blight and substandard studies and could be asked to
consider the Cornhusker property. Nabity said the Regional Planning Commission
could suggest a study be done on the land that could be used for agricultural or
industrial/commercial development such as the land zone AG-SI and AG-SE, and
perhaps not study the land that is used for the Heartland Public Shooting Park.
Dave Taylor said the EDC supports the O’Neill Wood Resources blight study as it
could help O’Neill retain jobs and expand his business.
Grand Island City Administrator Marlan Ferguson, who formerly served as the EDC
president, said the EDC initially purchased 1,700 acres of Cornhusker land and spent
lots of dollars clearing concrete from foundations so that land could be farmed. He said
Load Lines 2 and 3 have lots of underground debris and a tax-increment financing
project could help clear those areas. Ferguson said he also worked on the passage of
LB66 and sees a whole area study at Cornhusker as a beneficial idea. He said
Cornhusker is a 20-square-mile site where there will be no residents to be bothered by
commercial/industrial growth and the site has access to two railroads.
Ruge asked how much Cornhusker would add to Grand Island’s 35 percent of allowed
blighted and substandard area. Nabity said LB66 specifies that former defense sites are
not counted into the percentage. Grand Island currently has about 20 percent of the city
area that is blighted and substandard.
Rainforth asked about de-blighting property. Nabity said that can be done and other
cities have removed redeveloped property from blighted and substandard areas. Grand
Island probably wouldn’t consider doing that until it reached about 30 percent blighted
and substandard area, Nabity said.
Robb said he understands the concerns with the asbestos and RDX, but it’s frustrating
to hear that gravel roads, flat ground and bad little sheds can be criteria for blighting.
He said they’re all over and nothing is perfect. Robb said all the blight and substandard
studies he’s seen find the area blighted and substandard. Marvin said he only brings
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forward studies on ground that qualifies as blighted and substandard. He said he turns
down jobs on study requests on land that doesn’t meet the state’s blighted and
substandard criteria.
A motion was made by Hoggatt and seconded by Apfel to approve the Blight and
Substandard Study for Area 20 with the Marvin Planning Consultants study providing
the findings of fact of blight.
The motion carried with 8 members voting in favor (Apfel, Ruge, Maurer, Robb,
Rainforth, Rubio, Sears and Hoggatt) and no members voting no or abstaining.
O’Neill returned to chambers at 6:42 p.m. following the vote.
5.Public Hearing – Redevelopment Plan – Concerning an Amendment to the
redevelopment plan for CRA, Area 6. This is a site specific redevelopment plan for a
property located at 204 N. Carey, or Lot One (1), in Block Twenty-Nine (29), in Packer
& Barr’s Second Addition to the City of Grand Island, Hall County, Nebraska (C-04-
2017GI).
Nabity said Heath Reinders plans to build a four-plex with attached garages on this
remaining empty lot at Carey and George. It is zoned R4 High Density Residential and
is consistent with the comprehensive plan.
Sears advised Reinders to pay attention to drainage on the north side of the lot. Nabity
said since this lot is the last one to be developed on the block, it historically has been
used for water detention.
A motion was made by Ruge and seconded by Maurer to approve the redevelopment
plan for Area 6.
The motion carried with 9 voting in favor (Apfel, O’Neill, Ruge, Maurer, Robb,
Rainforth, Rubio, Sears and Hoggatt) and no members voting no or abstaining.
6. Public Hearing – Adoption of the Grand Island Zoning Map – This is the re-
adoption of the City of Grand Island Zoning Map with proposed changes as produced
using the Hall County Geographic Information System. The map presented gives notice
to all parties that the zoning districts, Grand Island city limits, and 2-mile
extraterritorial jurisdiction are as shown on the zoning map, which is available at the
Hall County Regional Planning Department Office (C-05-2017GI)
A motion was made by Rainforth and seconded by Ruge to approve the re-adoption of
the Grand Island zoning map.
The motion carried with 9 voting in favor (Apfel, O’Neill, Ruge, Maurer, Robb,
Rainforth, Rubio, Sears and Hoggatt) and no members voting no or abstaining.
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Consent Agenda
7. Final Plat – Brewer Subdivision – located west of Elm Street and north of west 6th
Street in the City of Grand Island, Hall County, Nebraska (2 lots and 0.2 acres.)
8. Final Plat – Lake Heritage 4th Subdivision – located south of Highway 34 and east
of Blaine Street in the City of Grand Island, Hall County, Nebraska (2 lots and 9.54
acres.)
A motion was made by Hoggatt and seconded by Maurer to approve the consent agenda
with the final plats of Brewer Subdivision and Lake Heritage 4th Subdivision.
The motion carried with 9 voting in favor (Apfel, O’Neill, Ruge, Maurer, Robb,
Rainforth, Rubio, Sears and Hoggatt) and no members voting no or abstaining.
9. Creation of County Zoning Study Committee (C-06-2017HC) – Nabity
reported that the Hall County Board asked for a study on the county’s zoning
regulations. Nabity said there have been recent discussions on location issues,
such as for a livestock trailer washout, number of head in livestock operations
and laying operations to serve the new hatchery in Grand Island, as well as
discussions on rural subdivisions in neighboring counties. He said there are no
pending issues so this is a good time for a review. Nabity suggested a
subcommittee be established for an initial review to report back to the full
commission. Subcommittee members are to include Nabity, Hall County Zoning
Coordinator Loren “Doone” Humphrey, Hall County Supervisor Steve
Schuppan and volunteers from the commission. O’Neill, Rainforth, Ruge and
Robb volunteered, as did Judd Allan, who was in the audience and is expected
to be appointed to the commission by the county board on Jan. 10. Nabity said
one of the first things to look at will be the county’s livestock regulations.
10. Director’s Report – Nabity introduced newly appointed Commissioner Hector
Rubio representing Grand Island and expected new Commissioner Judd Allan,
who will be representing Hall County.
Nabity said the Nebraska Planning and Zoning Association annual conference
will be held in Kearney on March 8, 9 and 10. Commissioners are invited to
attend and the department will pay their registration.
Hoggatt requested that the next Regional Planning meeting include an agenda
item to consider a blight and substandard study on all of the former Cornhusker
Army Ammunition Plant property.
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11. Next Meeting February 1, 2017.
12. Adjourn
O’Neill adjourned the meeting at 7:08 p.m.
___________________________________________
Leslie Ruge, Secretary
By Tracy Overstreet Gartner
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Hall County Regional Planning
Commission
Wednesday, February 1, 2017
Regular Meeting
Item F1
Blight Study Area 21
Staff Contact: Chad Nabity
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1
Agenda Item # 4
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
January 23, 2017
SUBJECT:CRA Blight Study (Proposed CRA Area 21) C-07-2017GI
PROPOSAL: Attached is a copy of a Substandard and Blight Study as prepared by Marvin
Planning Consultants entitled “Grand Island NE, Blighted and Substandard Study Area 21”. This
area as defined by the study will be referred to as Community Redevelopment Authority (CRA)
Area 21. The study as prepared and submitted indicates that this property could be considered
substandard and blighted. This only includes property that is located within the municipal limits of
Grand Island. The study as presented shows that this property meets the criteria to be declared
blighted and substandard of its own accord. If the Planning Commission does not make a
recommendation within 30 days Council can proceed with a decision on the declaration without
recommendation from Planning Commission.
OVERVIEW
The Statutory authority and direction to the Planning Commission is referenced below to explain the
Planning Commission purpose in reviewing the study:
Section 18-2109
Redevelopment plan; preparation; requirements.
An authority shall not prepare a redevelopment plan for a redevelopment project area unless
the governing body of the city in which such area is located has, by resolution adopted after
a public hearing with notice provided as specified in section 18-2115, declared such area to
be a substandard and blighted area in need of redevelopment. The governing body of the city
shall submit the question of whether an area is substandard and blighted to the planning
commission or board of the city for its review and recommendation prior to making its
declaration. The planning commission or board shall submit its written recommendations
within thirty days after receipt of the request. Upon receipt of the recommendations or after
thirty days if no recommendation is received, the governing body may make its declaration.
~Reissue Revised Statutes of Nebraska
The attached study does not include a redevelopment plan. If this study is approved subsequent
action will be necessary by both the Planning Commission and the City Council prior to any action
involving Tax Increment Financing or the expenditure of tax dollars from the CRA budget within
this area.
It is appropriate for the planning commission in conducting its review and considering its
recommendation regarding the substandard and blighted designation to:
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1.review the study,
2.take testimony from interested parties,
3.make findings of fact, and
4.Include those findings of fact as part of its recommendation to Council.
Blighted and Substandard Defined
The terms blighted and substandard have very specific meanings within the context of the
Community Redevelopment Statutes. Those terms as defined by Statute are included below:
Section 18-2103
Terms, defined.
For purposes of the Community Development Law, unless the context otherwise requires:
(10) Substandard areas shall mean an area in which there is a predominance of buildings or
improvements, whether nonresidential or residential in character, which, by reason of
dilapidation, deterioration, age or obsolescence, inadequate provision for ventilation, light, air,
sanitation, or open spaces, high density of population and overcrowding, or the existence of
conditions which endanger life or property by fire and other causes, or any combination of such
factors, is conducive to ill health, transmission of disease, infant mortality, juvenile delinquency,
and crime, (which cannot be remedied through construction of prisons), and is detrimental to
the public health, safety, morals, or welfare;
(11) Blighted area shall mean an area, which (a) by reason of the presence of a substantial
number of deteriorated or deteriorating structures, existence of defective or inadequate street
layout, faulty lot layout in relation to size, adequacy, accessibility, or usefulness, insanitary or
unsafe conditions, deterioration of site or other improvements, diversity of ownership, tax or
special assessment delinquency exceeding the fair value of the land, defective or unusual
conditions of title, improper subdivision or obsolete platting, or the existence of conditions
which endanger life or property by fire and other causes, or any combination of such factors,
substantially impairs or arrests the sound growth of the community, retards the provision of
housing accommodations, or constitutes an economic or social liability and is detrimental to the
public health, safety, morals, or welfare in its present condition and use and (b) in which there is
at least one of the following conditions: (i) Unemployment in the designated area is at least one
hundred twenty percent of the state or national average; (ii) the average age of the residential
or commercial units in the area is at least forty years; (iii) more than half of the plotted and
subdivided property in an area is unimproved land that has been within the city for forty years
and has remained unimproved during that time; (iv) the per capita income of the area is lower
than the average per capita income of the city or village in which the area is designated; or (v)
the area has had either stable or decreasing population based on the last two decennial
censuses. In no event shall a city of the metropolitan, primary, or first class designate more than
thirty-five percent of the city as blighted, a city of the second class shall not designate an area
larger than fifty percent of the city as blighted, and a village shall not designate an area larger
than one hundred percent of the village as blighted;
~Reissue Revised Statutes of Nebraska
ANALYSIS-Blight and Substandard Study
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3
The following findings are copied directly from the Study. The analysis of the substandard and
blighted factors is conducted on pages 5 to 14 of the study.
FINDINGS FOR GRAND ISLAND
Study Area 21 has several items contributing to the Blight and Substandard Conditions. These
conditions include:
Blighting Summary
Criteria under Part A of the Blight Definition
These conditions are contributing to the blighted conditions of the study area.
Substantial number of deteriorating structures
o Within the study are 96.1% of the structures were deemed to be in a deteriorated state or worse.
Deterioration of site or other improvements
o The only sidewalk in the area is located along the south edge of US Highway 30 and is in a deteriorated state.
o Drainage of existing site is difficult based upon the existing topography.
Faulty Lot Layout
o Accessibility to some lots is currently a problem.
Insanitary or Unsafe Conditions
o Lack of sidewalk in the Study Area.
o Deteriorated structure.
o Unsecured site which contains hazardous materials.
o Detention cell adjacent to the study area.
Dangerous conditions to life or property due to fire or other causes
o Dilapidated structures in study area.
o Lack of sidewalk within the Study Area
o Union Pacific Railroad Mainline adjacent to the study area
o Lack of defined trafficways within the area.
Combination of factors which are impairing and/or arresting sound growth
o Lack of good access to the site.
o Union Pacific Railroad Mainline adjacent to the area.
Diversity of Ownership
o There are currently 16 different owners listed for the property within the Study Area.
Improper Subdivision or Obsolete Platting
o Accessibility to some lots is currently a problem.
o Lack of platted rights-of-way within the area, especially in the northern portion.
Defective/Inadequate street layouts
o Lack of platted rights-of-way within the area, especially in the northern portion.
Criteria under Part B of the Blight Definition
The average age of the residential or commercial units in the area is at least forty years
o 23 (88.5%) units were determined to be 40 years of age or older
o 3 (11.5%) units were determined to be less than 40 years in age
Stable or decreasing population based on the last two decennial censuses
o The population of the Study Area has remained stable over the past 22 years.
Other criteria for Blight were not present in the area
Tax or special assessment delinquency exceeding fair value of the land.
Defective or unusual condition of title,
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Unemployment in the designated area is at least 120% of the state or national average.
One-half of unimproved property is over 40 years old.
The per capita income of the area is lower than the average per capita income of the city or village in which the area
is designated.
These issues were either not present or were limited enough as to have little impact on the overall condition of the study
area.
Substandard Summary
Nebraska State Statute requires that “…an area in which there is a predominance of buildings or improvements, whether
nonresidential or residential in character, which, by reason of dilapidation, deterioration, age or obsolescence,
inadequate provision for ventilation, light, air, sanitation, or open spaces, high density of population and overcrowding,
or the existence of conditions which endanger life or property by fire and other causes, or any combination of such
factors, is conducive to ill health, transmission of disease, infant mortality, juvenile delinquency, and crime, (which
cannot be remedied through construction of prisons), and is detrimental to the public health, safety, morals, or
welfare;”
This Study Area in Grand Island meets the defintion of Substandard as defined in the Revised Nebraska State Statutes.
FINDINGS FOR GRAND ISLAND BLIGHT STUDY AREA #21
Blight Study Area #21 has several items contributing to the Blight and Substandard Conditions. These conditions
include:
Blighted Conditions
Substantial number of deteriorated or deteriorating structures
Deterioration of site or other improvements
Faulty Lot Layout
Insanitary and Unsafe Conditions
Combination of factors which are impairing and/or arresting sound growth
Stable or decreasing population based on the last two decennial censuses
Diversity of Ownership
Improper Subdivision or Obsolete Platting
Defective/Inadequate Street Layout
Substandard Conditions
Average age of the buildings and improvements in the area is at least forty years
Based on the study these areas meet the thresholds to qualify as blighted and substandard.
Tax increment financing would potentially be available for redevelopment projects on any of the
property included in the study.
RECOMMENDATION:
Blight and Substandard Designation
Planning Commission staff is recommending consideration of the following questions as a starting
point in the analysis of this Study and in making a recommendation on the question of whether the
property in question is blighted and substandard.
Recommend Questions for Planning Commission
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Does this property meet the statutory requirements to be considered blighted and
substandard? (See the prior statutory references.)
Are the blighted and substandard factors distributed throughout the Redevelopment Area, so
basically good areas are not arbitrarily found to be substandard and blighted simply because
of proximity to areas which are substandard and blighted? Is development of adjacent
property necessary to eliminate blighted and substandard conditions in the area?
Is public intervention appropriate and/or necessary for the redevelopment of the area?
Will a blight declaration increase the likelihood of development/redevelopment in the near
future and is that in the best interest of the City?
What is the policy of the City toward increasing development and redevelopment in this area
of the City?
Findings of fact must be based on the study and testimony presented including all written
material and staff reports. The recommendation must be based on the declaration, not based on
any proposed uses of the site. All of the testimony, a copy of the study and this memo along
with any other information presented at the hearing should be entered into the record of the
hearing.
If the Regional Planning Commission concludes that the area in question meets the definition of
blighted and substandard and supports such conclusion with findings of fact they should move to
recommend approval of the declaration as blighted and substandard based on the facts presented
and identified at this meeting.
If the Regional Planning Commission concludes that the area in question does not meet the
definition of blighted and substandard and supports such conclusions with findings of fact, they
should move to recommend denial of the declaration as blighted and substandard based on the
facts identified.
___________________ Chad Nabity AICP, Planning Director
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PURPOSE OF THE BLIGHT AND SUBSTANDARD STUDY
The purpose of completing this Blight and Substandard study is to examine existing conditions within a specific part
of Grand Island. This study has been commissioned by the CIK Investments in order to analyze the possibility of
declaring the area as blighted and substandard.
The City of Grand Island, when considering conditions of Blight and Substandard, will be looking at those issues
and definitions provided for in the Nebraska Community Redevelopment Law as found in Chapter 18, Section 2104
of the Revised Nebraska State Statutes, as follows:
“The governing body of a city, to the greatest extent it deems to be feasible in carrying out the
provisions of Sections 18-2101 to 18-2144, shall afford maximum opportunity, consistent with sound
needs of the city as a whole, to the rehabilitation or redevelopment of the community redevelopment
area by private enterprises. The governing body of a city shall give consideration to this objective in
exercising its powers under sections 18-2101 to 18-2144, including the formulation of a workable
program, the approval of community redevelopment plans consistent with the general plan for the
development of the city, the exercise of its zoning powers, the enforcement of other laws, codes, and
regulations relating to the use and occupancy of buildings and improvements, the disposition of any
property acquired, and providing of necessary public improvements”.
The Nebraska Revised Statutes §18-2105 continues by granting authority to the governing body for formulation of a
workable program. The statute reads,
“The governing body of a city or an authority at its direction for the purposes of the Community
Development Law may formulate for the entire municipality a workable program for utilizing
appropriate private and public resources to eliminate or prevent the development or spread of urban
blight, to encourage needed urban rehabilitation, to provide for the redevelopment of substandard and
blighted areas, or to undertake such of the aforesaid activities or other feasible municipal activities as
may be suitably employed to achieve the objectives of such workable program. Such workable
program may include, without limitation, provision for the prevention of the spread of blight into areas
of the municipality which are free from blight through diligent enforcement of housing, zoning, and
occupancy controls and standards; the rehabilitation or conservation of substandard and blighted
areas or portions thereof by replanning, removing congestion, providing parks, playgrounds, and
other public improvements by encouraging voluntary rehabilitation and by compelling the repair and
rehabilitation of deteriorated or deteriorating structures; and the clearance and redevelopment of
substandard and blighted areas or portions thereof.”
Blight and Substandard are defined as the following:
“Substandard areas means an area in which there is a predominance of buildings or improvements,
whether nonresidential or residential in character, which, by reason of dilapidation, deterioration, age
or obsolescence, inadequate provision for ventilation, light, air, sanitation, or open spaces, high
density of population and overcrowding, or the existence of conditions which endanger life or property
by fire and other causes, or any combination of such factors, is conducive to ill health, transmission of
disease, infant mortality, juvenile delinquency, and crime, (which cannot be remedied through
construction of prisons), and is detrimental to the public health, safety, morals, or welfare;”
“Blighted area means an area, which (a) by reason of the presence of a substantial number of
deteriorated or deteriorating structures, existence of defective or inadequate street layout, faulty lot
layout in relation to size, adequacy, accessibility, or usefulness, insanitary or unsafe conditions,
deterioration of site or other improvements, diversity of ownership, tax or special assessment
delinquency exceeding the fair value of the land, defective or unusual conditions of title, improper
subdivision or obsolete platting, or the existence of conditions which endanger life or property by fire
and other causes, or any combination of such factors, substantially impairs or arrests the sound
growth of the community, retards the provision of housing accommodations, or constitutes an
economic or social liability and is detrimental to the public health, safety, morals, or welfare in its
present condition and use and (b) in which there is at least one of the following conditions: (i)
Unemployment in the designated area is at least one hundred twenty percent of the state or national
average; (ii) the average age of the residential or commercial units in the area is at least forty years;
(iii) more than half of the plotted and subdivided property in an area is unimproved land that has been
within the city for forty years and has remained unimproved during that time; (iv) the per capita
income of the area is lower than the average per capita income of the city or village in which the area
is designated; or (v) the area has had either stable or decreasing population based on the last two
decennial censuses. In no event, shall a city of the metropolitan, primary, or first class designate more
than thirty-five percent of the city as blighted, a city of the second class shall not designate an area
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City of Grand Island, Nebraska • December 2016 Page 2
larger than fifty percent of the city as blighted, and a shall not designate an area larger than one
hundred percent of the as blighted;”
This Blight and Substandard Study is intended to give the Grand Island Community Redevelopment Authority, Hall
County Regional Planning Commission and Grand Island City Council the basis for identifying and declaring
Blighted and Substandard conditions existing within the City’s jurisdiction. Through this process, the City and
property owners will be attempting to address economic and/or social liabilities which are harmful to the well-being
of the entire community.
The study area can be seen in Figure 1 of this report. A Redevelopment Plan to be submitted in the future will
contain, in accordance with the law, definite local objectives regarding appropriate land uses, improved traffic,
public transportation, public utilities and other public improvements, and the proposed land uses and building
requirements in the redevelopment area and shall include:
The boundaries defining the blighted and substandard areas in question (including existing uses and conditions
of the property within the area), and
A list of the conditions present which qualify the area as blighted and substandard.
BLIGHT AND SUBSTANDARD ELIGIBILITY STUDY
This study targets a specific area within an established part of the community for evaluation. The area is indicated in
Figure 1 of this report. The existing uses in this area includes several commercial uses within the corporate limits of
Grand Island.
Through the redevelopment process the City of Grand Island can guide future development and redevelopment
throughout the area. The use of the Community Redevelopment Act by the City of Grand Island is intended to
redevelop and improve the area. Using the Community Redevelopment Act, the City of Grand Island can assist in
the elimination of negative conditions and implement different programs/projects identified for the City.
The following is the description of the designated area within Grand Island.
Study Area
The Study consists of area described as follows: The Point of Beginning is the NW corner of a lot described as
Bosselman Brothers Second Sub Lot 2; thence, northeasterly along the north property line of said lot and continuing
northeasterly to the NE corner of a lot described as Bosselman Brothers Sub Lot 5; thence, southerly along the east
property line of said lot and continuing southerly along the eastern property lines of properties until intersecting with
the southeast corner of Lot A Stehr’s Sub Lot 10; thence westerly along the south lot line of said lot to the southwest
corner of said lot; thence, southerly along the west property line of Lot E of Stehr’s Sub Lot 10 and continuing
southerly along west property lines to the centerline of E. Seedling Mile Road; thence, westerly along said centerline
to the extended east property line of Lot 3 Stehr’s Subdivision; thence, northerly along said east property line to the
northeast corner of said corner; thence, westerly along the north property to the northwest corner of said lot; thence,
southerly along the west property line to the centerline of E. Seedling Mile Road; thence, westerly along said
centerline to the extended western property line of a Lot described as Bosselman Brothers Sub Lot 1; thence,
northerly along said extended west property line and continuing to the POB. Total area is 35.62 acres.
Figure 1
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Study Area Map
Source: Marvin Planning Consultants 2016
EEXISTINGXISTING LLANDAND UUSESSES
The term “Land Use” refers to the developed uses in place within a building or on a specific parcel of land. The
number and type of uses are constantly changing within a community, and produce several impacts either benefitting
or detracting from the community. Because of this, the short and long-term success and sustainability of the
community is directly contingent upon available resources utilized in the best manner given the constraints the City
faces during the planning period. Existing patterns of land use are often fixed in older communities and
neighborhoods, while development in newer areas is often reflective of current development practices.
Existing Land Use Analysis within Study Area
As part of the planning process, a survey was conducted through both in-field observations, as well as data
collection online using the Hall County Assessors website. This survey noted the use of each parcel of land within
the study area. These data from the survey are analyzed in the following paragraphs.
TABLE 1: EXISTING LAND USE, GRAND ISLAND - 2016
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Type of Use Acres Percent of
Developed
land within the
Study Area
Percent of
Study Area
Residential 0 0.0%0.0%
Single-family 0 0.0%0.0%
Multi-family 0 0.0%0.0%
Manufactured Housing 0 0.0%0.0%
Commercial 30.85 89.1%86.6%
Quasi-Public/Public 0 0.0%0.0%
Parks/Recreation 0 0.0%0.0%
Transportation 3.78 10.9%10.6%
Total Developed Land 34.63 100.0%
Vacant/Agriculture 0.99 2.8%
Total Area 35.62 100.0%
Source: 2016 Grand Island Blight Study Area 21, Marvin Planning Consultants
Table 1 includes the existing land uses for the entire study area. The table contains the total acres determined per
land use from the survey; next is the percentage of those areas compared to the total developed land; and finally, the
third set of data compare the all uses to the total area within the Study Area. As discussed previously, the Study Area
is commercial (86.6%) and land considered vacant accounts for only 2.8% of the total area.
Figure 2
Existing Land Use Map
Source: Marvin Planning Consultants, 2016
FFINDINGSINDINGS OFOF BBLIGHTLIGHT ANDAND SSUBSTANDARDUBSTANDARD CCONDITIONSONDITIONS EELIGIBILITYLIGIBILITY SSTUDYTUDY
This section of the study examines the conditions found in the study area. The Findings Section will review the
conditions based upon the statutory definitions.
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CONTRIBUTING FACTORS
There were several conditions examined and evaluated in the field and online. There are many conditions that will
be reviewed in detail, on the following pages, while some of the statutory conditions are not present.
Structural Conditions
Structural conditions were evaluated, structures were either rated as: Very Good, Good, Fair, Average, or badly
worn. The data and rating system comes from the Hall County Assessor’s database and is the same database used to
value properties in the area.
Based upon the data provided to the planning team, the following is the breakdown for structures in the study area:
0 ( 0.0%) structures rated as very good
1 ( 3.9%) structures rated as good
0 ( 0.0%) structure rated as fair
16 (61.5%) structures rated as average
9 (34.6%) structure rated as badly worn
Figure 3
Structural Conditions
Source: Marvin Planning Consultants, 2016
Based upon these data, an assumption has been made that average condition and less would constitute less than
desirable conditions due to age and conditions. It is common that the older a structure gets the more maintenance
and upkeep are required to maintain a good or higher condition. Even an average structure will show some signs of
deteriorating which in turn can become a dilapidated structure in the future if it is not addressed over time. Overall,
96.1% of the structures in this study area are average condition or worse.
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Due to the stated conditions found in the Hall County Assessor’s data, the condition of the structure is a contributing
factor.
Deterioration of Site or Other Improvements
Sidewalk Conditions
Sidewalks, regardless of the area and uses within a community, should provide a safe means of movement for
pedestrians. Sidewalks become increasingly more important along transportation routes considered to be arterials
and highways. A sidewalk allows for pedestrian movement while keeping people off heavily traveled streets.
The sidewalk conditions were analyzed in the Study Area. The sidewalks were rated on four categories; adequate,
deteriorating, dilapidating, and missing completely.
Figure 4
Sidewalk Conditions
Source: Marvin Planning Consultants, 2016
Within the study area there is approximately 3,508 lineal feet of area where sidewalk could or should be located.
After reviewing the conditions in the field, the following is how the sidewalk conditions breakdown within the study
area:
0 (0.0%) lineal feet of adequate sidewalk
1,394 (39.7%) lineal feet of deteriorating sidewalk
2,114 (60.3%) lineal feet of no sidewalk.
The only sidewalk in the study area is along the south side of US Highway 30. There is no sidewalk located along
the north side or along Seedling Mile Road.
Drainage Conditions
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Grand Island has a long history of drainage issues due to the extreme flatness of the area, as well as the high-water
table. Topography and soils can have a major impact on how a given portion of the city drains. The area designated
in this Study Area is nearly flat or has an extremely small slope.
The field survey examined the entire area for potential drainage problems.
Another item of note deals with the actual number of stormwater inlets in the study area. This area was developed as
a large hard surfaced and graveled area; therefore, there are very few places for the water to run during wet periods.
Figure 5 is an existing topographic map from the City of Grand Island’s website. The map confirms the flatness of
the area along US Highway 30. The most common contour identified on the map is the 1835; however, they are
separated by a great deal of distance. This distance is what identifies the flatness of the area.
The potential for standing water on this site is great. Standing water from poor drainage can be a catalyst for health
issues like West Nile due to the potential mosquito breeding during the summer months.
Figure 5
Topographic Map of Study Area
Source: City of Grand Island (topographic map) and Marvin Planning Consultants
Faulty Lot Layout
Faulty lot layout can lead to several issues including size of a lot, adequacy of the lot for the use, accessibility to the
lot and/or the usefulness of the lot. There are a few factors to examine within this particular study area.
Accessibility of the Lots
Currently, the area has three points of access. Two of these are located along US Highway 30 and lead directly onto
properties located along US Highway 30. The third access point is off Stuhr Road and leads directly onto a lot. None
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of the three access points go to an internal roadway system or right-of-way. Even with properly filed easements,
access to some of these lots could become an issue in the future.
Figure 7
Lot Layout of Study Area
Source: City of Grand Island (Lot lines) and Marvin Planning Consultants
Insanitary or Unsafe Conditions
There are several factors tending to fall under this category. The study area was found to have several factors falling
into insanitary and unsafe. The following will outline the conditions found.
Detention Cell
The study area is bounded by a larger detention cell on the east. Although this cell is not in the study area, its
proximity creates potential unsafe conditions. At the time of the study, the cell was partially filled due to recent rains
and snow melt. The cell, though necessary to drain portions of the area, it still presents an unsafe condition.
Unsecured Areas
Lots along the north side of the
study area does not have direct
access from US Highway 30 except
via easements or across other lots
owned by similar owners.
Basic travel ways are across
properties and property lines.
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The primary parcel is currently unsecured and has the hazardous building as discussed in the previous paragraph.
Steps need to be taken to either secure the property or eliminate the hazardous conditions. These areas include
different trucking materials, tractors, damaged vehicles, semi-trailers, and more.
Existence of Conditions endangering life or property due to fire or other causes
Located within the study area there are factors present that are a danger to life or property due to fire or other causes.
Many these factors have been previously discussed in this report. These factors include:
Detention cell near the study area
Proximity to the Union Pacific Railroad Mainline. The mainline, considering the number of trains per day
provides a risk for derailment and or sparks creating a fire along the route.
Number of incompatible uses including industrial uses with outside storage adjacent to inhabited residential
structures.
Based upon the field analysis, there are sufficient elements present to meet the definition of dangerous conditions
within the Study Area.
Combination of factors which are impairing and/or arresting sound growth
Within this study area there are many factors that are impairing or arresting sound growth. A couple of these
include:
The lack of good access to several properties within the study area.
The Union Pacific Railroad Mainline to the north blocks any possible growth to the north.
Size of lots (smaller), especially along the south side of the study area.
Based upon the review of the area, there are sufficient elements present to meet the definition of combination of
factors which are impairing and/or arresting sound growth within the Study Area.
Stable or decreasing population based on the last two decennial censuses
Over the past 20 years the population within the study area has been stable or decreasing. The population within the
Study Area has had limited population for the past two decennial censuses. Therefore, it meets the criteria for a
stable or decreasing population.
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Diversity of Ownership
Within this small study area, there are 17 different property owners including the City of Grand Island and the State
of Nebraska. Coordination of any redevelopment of this area may require specific intervention that a Blight and
Substandard designation offers.
Figure 8
Improper Subdivision or Obsolete Platting
Source: City of Grand Island and Marvin Planning Consultants
Improper Subdivision or obsolete platting
This criterion follows closely with the Faulty Lot Layout. Much of this area can be considered to be improperly
platted. Access is an issue for parts of this study area, See Figure 8.
Defective/Inadequate street layouts
This area contains defective street layouts, primarily since there are minimal platted streets within the area. The
northern portion of the study area has no platted streets, only access easements. Someone unfamiliar with the area
may be unaware of critical movement patterns made by the truck traffic in the area.
Average age
of the
residential or
commercial
units in the
area is at least
40 years
Age of structures
can be a
contributing
factor to the
blighted and
substandard
conditions in an
area. Statutes
allow for a
predominance of
structures 40
years of age or
older to be a
contributing
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factor regardless of their condition. The following paragraphs document the structural age of the structures within
the Study Area. Note the age of structure was determined from the Appraisal data within the Hall County Assessor’s
website data.
Within the study area there is a total of two primary structures. After researching the structural age on the Hall
County Assessor’s and Treasurer’s websites, the following breakdown was determined:
23 (88.5%) units were determined to be 40 years of age or older
3 (11.5%) units were determined to be less than 40 years in age
In addition, if all the actual ages of the structures were added together, then divided by the 26 structures within the
study area, the mean age would be 58.07 years of age, see Table 1. The mean age also exceeds the 40-year
requirement.
The age of the structures would be a direct contributing factor.
Figure 9 Unit Age Map
Source: Marvin
Planning
Consultants, 2016
Table 2 Average Unit Age Calculation
Number of Structures Construction date Age Cummulative Age
1 2015 2 2
2 1998 38 40
2 1969 96 136
4 1962 220 356
2 1960 114 470
2 1958 118 588
2 1957 120 708
2 1956 122 830
1 1945 72 902
2 1944 146 1048
6 1940 462 1510
Total Cummulative 26 1510
Average Age 58.07692308
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Blighting Summary
Criteria under Part A of the Blight Definition
These conditions are contributing to the blighted conditions of the study area.
Substantial number of deteriorating structures
o Within the study are 96.1% of the structures were deemed to be in a deteriorated state or worse.
Deterioration of site or other improvements
o The only sidewalk in the area is located along the south edge of US Highway 30 and is in a deteriorated
state.
o Drainage of existing site is difficult based upon the existing topography.
Faulty Lot Layout
o Accessibility to some lots is currently a problem.
Insanitary or Unsafe Conditions
o Lack of sidewalk in the Study Area.
o Deteriorated structure.
o Unsecured site which contains hazardous materials.
o Detention cell adjacent to the study area.
Dangerous conditions to life or property due to fire or other causes
o Dilapidated structures in study area.
o Lack of sidewalk within the Study Area
o Union Pacific Railroad Mainline adjacent to the study area
o Lack of defined trafficways within the area.
Combination of factors which are impairing and/or arresting sound growth
o Lack of good access to the site.
o Union Pacific Railroad Mainline adjacent to the area.
Diversity of Ownership
o There are currently 16 different owners listed for the property within the Study Area.
Improper Subdivision or Obsolete Platting
o Accessibility to some lots is currently a problem.
o Lack of platted rights-of-way within the area, especially in the northern portion.
Defective/Inadequate street layouts
o Lack of platted rights-of-way within the area, especially in the northern portion.
Criteria under Part B of the Blight Definition
The average age of the residential or commercial units in the area is at least forty years
o 23 (88.5%) units were determined to be 40 years of age or older
o 3 (11.5%) units were determined to be less than 40 years in age
Stable or decreasing population based on the last two decennial censuses
o The population of the Study Area has remained stable over the past 22 years.
Other criteria for Blight were not present in the area
Tax or special assessment delinquency exceeding fair value of the land.
Defective or unusual condition of title,
Unemployment in the designated area is at least 120% of the state or national average.
One-half of unimproved property is over 40 years old.
The per capita income of the area is lower than the average per capita income of the city or village in which the
area is designated.
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These issues were either not present or were limited enough as to have little impact on the overall condition of the
study area.
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Substandard Conditions
Average age of the residential or commercial units in the area is at least 40 years
Age of structures can be a contributing factor to the blighted and substandard conditions in an area. Statutes allow
for a predominance of structures 40 years of age or older to be a contributing factor regardless of their condition.
The following paragraphs document the structural age of the structures within the Study Area. Note the age of
structure was determined from the Appraisal data within the Hall County Assessor’s website data.
Within the study area there is a total of two primary structures. After researching the structural age on the Hall
County Assessor’s and Treasurer’s websites, the following breakdown was determined:
23 (88.5%) units were determined to be 40 years of age or older
3 (11.5%) units were determined to be less than 40 years in age
In addition, if all the actual ages of the structures were added together, then divided by the 26 structures within the
study area, the mean age would be 58.07 years of age, see Table 1. The mean age also exceeds the 40-year
requirement.
The age of the structures would be a direct contributing factor.
Figure 10 Unit Age Map
Source: Marvin Planning Consultants, 2016
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Table 2 Average Unit Age Calculation
Number of Structures Construction date Age Cummulative Age
1 2015 2 2
2 1998 38 40
2 1969 96 136
4 1962 220 356
2 1960 114 470
2 1958 118 588
2 1957 120 708
2 1956 122 830
1 1945 72 902
2 1944 146 1048
6 1940 462 1510
Total Cummulative 26 1510
Average Age 58.07692308
Substandard Summary
Nebraska State Statute requires that “…an area in which there is a predominance of buildings or improvements,
whether nonresidential or residential in character, which, by reason of dilapidation, deterioration, age or
obsolescence, inadequate provision for ventilation, light, air, sanitation, or open spaces, high density of population
and overcrowding, or the existence of conditions which endanger life or property by fire and other causes, or any
combination of such factors, is conducive to ill health, transmission of disease, infant mortality, juvenile
delinquency, and crime, (which cannot be remedied through construction of prisons), and is detrimental to the
public health, safety, morals, or welfare;”
This Study Area in Grand Island meets the defintion of Substandard as defined in the Revised Nebraska State
Statutes.
FINDINGS FOR GRAND ISLAND BLIGHT STUDY AREA #21
Blight Study Area #21 has several items contributing to the Blight and Substandard Conditions. These conditions
include:
Blighted Conditions
Substantial number of deteriorated or deteriorating structures
Deterioration of site or other improvements
Faulty Lot Layout
Insanitary and Unsafe Conditions
Combination of factors which are impairing and/or arresting sound growth
Stable or decreasing population based on the last two decennial censuses
Diversity of Ownership
Improper Subdivision or Obsolete Platting
Defective/Inadequate Street Layout
Substandard Conditions
Average age of the buildings and improvements in the area is at least forty years
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Resolution Number 2017-03
HALL COUNTY REGIONAL PLANNING COMMISSION
A RESOLUTION RECOMMENDING APPROVAL OF A BLIGHT AND
SUBSTANDARD STUDY BY THE CITY OF GRAND ISLAND, NEBRASKA;
AND APPROVAL OF RELATED ACTIONS
WHEREAS, the Grand Island City Council at its December 27, 2016 meeting, referred the
Blight and Substandard Study commissioned by CIK Investments to the Hall County Regional
Planning Commission, (the “Commission”) 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 the Nebraska Community Development Law, Chapter 18, Article 21, Reissue Revised Statutes of
Nebraska, as amended (the “Act”); and
WHEREAS, the Commission has reviewed said Blight and Substandard Study and confirmed the
following findings:
This property as presented in the study meets the requirements to be declared
substandard,
This property as presented in the study meets the requirements to be declared
blighted,
The factors are necessary to declare the property blighted and substandard are
sufficiently distributed to impact development across the entire site,
This property despite its potential for economic development has not experience
significant development in large part because of the lack of public infrastructure in
and around the site,
That development of this property to its full potential is in the best interest of the City
of Grand Island and the entire region,
That there are projects ready to develop at this site if they can meet the financial goals
of the developers,
NOW, THEREFORE, BE IT RESOLVED BY THE HALL COUNTY REGIONAL
PLANNING COMMISSION AS FOLLOWS:
Section 1. The Commission hereby recommends approval of the Blight and Substandard Study.
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: February 1, 2017.
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HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST:By: ___________________________________
Chair
By: ___________________________________
Secretary
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Hall County Regional Planning
Commission
Wednesday, February 1, 2017
Regular Meeting
Item F2
Blight Study Area 22
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 2/1/2017 Page 39 / 110
1
Agenda Item 5
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
January 23, 2017
SUBJECT:Blight Study for Properties Locate at the Cornhusker Army Ammunition Plant
(Hornady) Proposed as CRA Area 22 C-08-2017GI
PROPOSAL: Attached is a copy of a Substandard and Blight Study as prepared by Marvin
Planning Consultants entitled “Grand Island NE, Blighted and Substandard Study Area 22. This
area as defined by the study will be referred to as Community Redevelopment Authority (CRA)
Area 22. The study as prepared and submitted indicates that this property could be considered
substandard and blighted. This property is located at the Cornhusker Army Ammunition Plant
(CHAAP). Based on changes to the community redevelopment law in 2013, this property can be
declared blighted and substandard and redevelopment projects can be considered by cities of the
First Class. Grand Island is a city of the First Class. The study as presented shows that this property
meets the criteria to be declared blighted and substandard of its own accord. If the Planning
Commission does not make a recommendation within 30 days, Council can proceed with a decision
on the declaration without recommendation from Planning Commission.
OVERVIEW
Formerly used defense site were not specifically declared blighted and substandard at the time
the Nebraska Unicameral passed LB 66 and when it was signed by the Governor.
Redevelopment Plans and projects were authorized, but the process to declare an area Blighted
and Substandard remains unchanged.
The Statutory authority and direction to the Planning Commission is referenced below to explain the
Planning Commission purpose in reviewing the study:
Section 18-2109
Redevelopment plan; preparation; requirements.
An authority shall not prepare a redevelopment plan for a redevelopment project area unless
the governing body of the city in which such area is located has, by resolution adopted after
a public hearing with notice provided as specified in section 18-2115, declared such area to
be a substandard and blighted area in need of redevelopment. The governing body of the city
shall submit the question of whether an area is substandard and blighted to the planning
commission or board of the city for its review and recommendation prior to making its
declaration. The planning commission or board shall submit its written recommendations
within thirty days after receipt of the request. Upon receipt of the recommendations or after
thirty days if no recommendation is received, the governing body may make its declaration.
~Reissue Revised Statutes of Nebraska
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The attached study does not include a redevelopment plan. If this study is approved subsequent
action will be necessary by both the Planning Commission and the City Council prior to any action
involving Tax Increment Financing or the expenditure of tax dollars from the CRA budget within
this area.
It is appropriate for the Planning Commission, in conducting its review and considering its
recommendation regarding the substandard and blighted designation, to:
1.Review the study,
2.Take testimony from interested parties,
3.Make findings of fact, and
4.Include those findings of fact as part of its recommendation to Council.
Blighted and Substandard Defined
The terms blighted and substandard have very specific meanings within the context of the
Community Redevelopment Statutes. Those terms as defined by Statute are included below:
Section 18-2103
Terms, defined.
For purposes of the Community Development Law, unless the context otherwise requires:
(10) Substandard areas shall mean an area in which there is a predominance of buildings or
improvements, whether nonresidential or residential in character, which, by reason of
dilapidation, deterioration, age or obsolescence, inadequate provision for ventilation, light, air,
sanitation, or open spaces, high density of population and overcrowding, or the existence of
conditions which endanger life or property by fire and other causes, or any combination of such
factors, is conducive to ill health, transmission of disease, infant mortality, juvenile delinquency,
and crime, (which cannot be remedied through construction of prisons), and is detrimental to
the public health, safety, morals, or welfare;
(11) Blighted area shall mean an area, which (a) by reason of the presence of a substantial
number of deteriorated or deteriorating structures, existence of defective or inadequate street
layout, faulty lot layout in relation to size, adequacy, accessibility, or usefulness, insanitary or
unsafe conditions, deterioration of site or other improvements, diversity of ownership, tax or
special assessment delinquency exceeding the fair value of the land, defective or unusual
conditions of title, improper subdivision or obsolete platting, or the existence of conditions
which endanger life or property by fire and other causes, or any combination of such factors,
substantially impairs or arrests the sound growth of the community, retards the provision of
housing accommodations, or constitutes an economic or social liability and is detrimental to the
public health, safety, morals, or welfare in its present condition and use and (b) in which there is
at least one of the following conditions: (i) Unemployment in the designated area is at least one
hundred twenty percent of the state or national average; (ii) the average age of the residential
or commercial units in the area is at least forty years; (iii) more than half of the plotted and
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3
subdivided property in an area is unimproved land that has been within the city for forty years
and has remained unimproved during that time; (iv) the per capita income of the area is lower
than the average per capita income of the city or village in which the area is designated; or (v)
the area has had either stable or decreasing population based on the last two decennial
censuses. In no event shall a city of the metropolitan, primary, or first class designate more than
thirty-five percent of the city as blighted, a city of the second class shall not designate an area
larger than fifty percent of the city as blighted, and a village shall not designate an area larger
than one hundred percent of the village as blighted;
~Reissue Revised Statutes of Nebraska
ANALYSIS-Blight and Substandard Study
The following findings are copied directly from the Study. The analysis of the substandard and
blighted factors is conducted on pages 4 to 18 of the study.
FINDINGS FOR FORMERLY USED DEFENSE SITE STUDY
Study Area 22 has several items contributing to the Blight and Substandard Conditions outside of
the fact that it is a formerly used defense site. These conditions include:
Blighting Summary
These conditions are contributing to the blighted conditions of the study area.
Qualifies under the Former Defense Site statute
o The real property located outside the corporate limits of the city is a formerly used defense site;
o The formerly used defense site is located within the same county as the city approving such redevelopment
project;
o Formerly used defense site means real property that was formerly owned by, leased to, or otherwise possessed
by the United States and under the jurisdiction of the United States Secretary of Defense. Formerly used
defense site does not include missile silos.
Criteria under Part A of the Blight Definition
Substantial number of deteriorating structures
o Based upon the review of a few visible CRP culverts the age as well as weathering have placed them in a state
of deterioration.
o The footings are also in a state deterioration due to a lack of structural cover.
Deterioration of site or other improvements
o Drainage of existing site is difficult based upon the existing topography.
o County Road conditions.
o Stormwater management.
o Internal Infrastructure.
o Old Cornhusker Army Ammunition Plant infrastructure and Contamination.
Insanitary or Unsafe Conditions
o Drainage of existing site is difficult based upon the existing topography.
o Stormwater management.
o Internal Infrastructure.
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o Old Cornhusker Army Ammunition Plant infrastructure and Contamination.
Dangerous conditions to life or property due to fire or other causes
o Old Cornhusker Army Ammunition Plant Contamination.
Combination of factors which are impairing and/or arresting sound growth
o Old Cornhusker Army Ammunition Plant infrastructure and Contamination.
Criteria under Part B of the Blight Definition
The average age of the residential or commercial units in the area is at least forty years
o 25 (69.4%) buildings or improvements were determined to be 40 years of age or older
o 11 (30.6%) buildings or improvements were determined to be less than 40 years of age
Stable or decreasing population based on the last two decennial censuses
o The population of the Study Area has remained stable over the past two decennial censuses.
The other criteria for Blight were not present in the area
Diversity of Ownership
o There is only one property owner within this study area
Faulty Lot Layout
o The layout may be faulty but it is not anticipated the property will be further divided with only one owner.
Improper Subdivision or Obsolete Platting
o The layout may be considered an improper subdivision or obsolete platting but it is not anticipated the property
will be further divided with only one owner.
o The land was originally laid out by the U. S. Government during World War II.
Defective/Inadequate street layouts
o The street layout may be faulty but it is not anticipated this will not be an issue since these are private streets
and the property is owned by one owner.
Tax or special assessment delinquency exceeding fair value of the land.
o NA
Defective or unusual condition of title,
o NA
Unemployment in the designated area is at least 120% of the state or national average.
o NA
One-half of unimproved property is over 40 years old.
o NA and property has been previously improved during World War II, Korea, and Vietnam.
The per capita income of the area is lower than the average per capita income of the city or village in which the area
is designated.
o NA
Average age of the residential or commercial units in the area is at least 40 years
o NA
These issues were either not present or were limited enough as to have little impact on the overall condition of the study
area.
Substandard Summary
Nebraska State Statute requires that “…an area in which there is a predominance of buildings or improvements, whether
nonresidential or residential in character, which, by reason of dilapidation, deterioration, age or obsolescence,
inadequate provision for ventilation, light, air, sanitation, or open spaces, high density of population and overcrowding,
or the existence of conditions which endanger life or property by fire and other causes, or any combination of such
factors, is conducive to ill health, transmission of disease, infant mortality, juvenile delinquency, and crime, (which
cannot be remedied through construction of prisons), and is detrimental to the public health, safety, morals, or
welfare;”
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This Study Area meets the defintion of Substandard as defined in the Revised Nebraska State Statutes.
FINDINGS FOR GRAND ISLAND BLIGHT STUDY AREA – PLATTE INDUSTRIAL PARK
This Blight Study Area has several items contributing to the Blight and Substandard Conditions. These conditions
include:
Blighted Conditions
Former Defense Site
Substantial number of Deteriorating Structures
Deterioration of site or other improvements
Insanitary and Unsafe Conditions
Dangerous conditions to life or property due to fire or other causes
Combination of factors which are impairing and/or arresting sound growth
Stable or decreasing population based on the last two decennial censuses
Substandard Conditions
Former Defense Site
Average age of the buildings and improvements in the area is at least forty years
Dangerous conditions to life or property due to fire or other causes
Tax increment financing would potentially be available for redevelopment projects on any of the
property included in the study.
RECOMMENDATION:
Blight and Substandard Designation
Planning Commission staff is recommending consideration of the following questions as a starting
point in the analysis of this Study and in making a recommendation on the question of whether the
property in question is blighted and substandard.
Recommend Questions for Planning Commission
Does this property meet the statutory requirements to be considered blighted and
substandard? (See the prior statutory references.)
Are the blighted and substandard factors distributed throughout the Redevelopment Area, so
basically good areas are not arbitrarily found to be substandard and blighted simply because
of proximity to areas which are substandard and blighted? Is development of adjacent
property necessary to eliminate blighted and substandard conditions in the area?
Is public intervention appropriate and/or necessary for the redevelopment of the area?
Will a blight declaration increase the likelihood of development/redevelopment in the near
future and is that in the best interest of the City?
What is the policy of the City toward increasing development and redevelopment in this area
of the City?
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6
Findings of fact must be based on the study and testimony presented including all written
material and staff reports. The recommendation must be based on the declaration, not based on
any proposed uses of the site. All of the testimony, a copy of the study and this memo along
with any other information presented at the hearing should be entered into the record of the
hearing.
If the Regional Planning Commission concludes that the area in question meets the definition of
blighted and substandard and supports such conclusion with findings of fact they should move to
recommend approval of the declaration as blighted and substandard based on the facts presented
and identified at this meeting.
If the Regional Planning Commission concludes that the area in question does not meet the
definition of blighted and substandard and supports such conclusions with findings of fact, they
should move to recommend denial of the declaration as blighted and substandard based on the
facts identified.
___________________ Chad Nabity AICP, Planning Director
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Blight and Substandard Study-Hornady Manufacturing
City of Grand Island, Nebraska • December 2016 Page 1
PURPOSE OF THE BLIGHT AND SUBSTANDARD STUDY
The purpose of completing this Blight and Substandard study is to examine existing conditions within a specific part
of Hall County. This study has been commissioned by the Platte River Industrial Park LLC to analyze the possibility
of declaring the area as blighted and substandard.
The City of Grand Island, when considering conditions of Blight and Substandard, will be looking at those issues
and definitions provided for in the Nebraska Community Redevelopment Law as found in Chapter 18, Section 2104
of the Revised Nebraska State Statutes, as follows:
“The governing body of a city, to the greatest extent it deems to be feasible in carrying out the
provisions of Sections 18-2101 to 18-2144, shall afford maximum opportunity, consistent with sound
needs of the city as a whole, to the rehabilitation or redevelopment of the community redevelopment
area by private enterprises. The governing body of a city shall give consideration to this objective in
exercising its powers under sections 18-2101 to 18-2144, including the formulation of a workable
program, the approval of community redevelopment plans consistent with the general plan for the
development of the city, the exercise of its zoning powers, the enforcement of other laws, codes, and
regulations relating to the use and occupancy of buildings and improvements, the disposition of any
property acquired, and providing of necessary public improvements”.
The Nebraska Revised Statutes §18-2105 continues by granting authority to the governing body for formulation of a
workable program. The statute reads,
“The governing body of a city or an authority at its direction for the purposes of the Community
Development Law may formulate for the entire municipality a workable program for utilizing
appropriate private and public resources to eliminate or prevent the development or spread of urban
blight, to encourage needed urban rehabilitation, to provide for the redevelopment of substandard and
blighted areas, or to undertake such of the aforesaid activities or other feasible municipal activities as
may be suitably employed to achieve the objectives of such workable program. Such workable
program may include, without limitation, provision for the prevention of the spread of blight into areas
of the municipality which are free from blight through diligent enforcement of housing, zoning, and
occupancy controls and standards; the rehabilitation or conservation of substandard and blighted
areas or portions thereof by replanning, removing congestion, providing parks, playgrounds, and
other public improvements by encouraging voluntary rehabilitation and by compelling the repair and
rehabilitation of deteriorated or deteriorating structures; and the clearance and redevelopment of
substandard and blighted areas or portions thereof.”
Blight and Substandard are defined as the following:
“Substandard areas mean an area in which there is a predominance of buildings or improvements,
whether nonresidential or residential in character, which, by reason of dilapidation, deterioration, age
or obsolescence, inadequate provision for ventilation, light, air, sanitation, or open spaces, high
density of population and overcrowding, or the existence of conditions which endanger life or property
by fire and other causes, or any combination of such factors, is conducive to ill health, transmission of
disease, infant mortality, juvenile delinquency, and crime, (which cannot be remedied through
construction of prisons), and is detrimental to the public health, safety, morals, or welfare;”
“Blighted area means an area, which (a) by reason of the presence of a substantial number of
deteriorated or deteriorating structures, existence of defective or inadequate street layout, faulty lot
layout in relation to size, adequacy, accessibility, or usefulness, insanitary or unsafe conditions,
deterioration of site or other improvements, diversity of ownership, tax or special assessment
delinquency exceeding the fair value of the land, defective or unusual conditions of title, improper
subdivision or obsolete platting, or the existence of conditions which endanger life or property by fire
and other causes, or any combination of such factors, substantially impairs or arrests the sound
growth of the community, retards the provision of housing accommodations, or constitutes an
economic or social liability and is detrimental to the public health, safety, morals, or welfare in its
present condition and use and (b) in which there is at least one of the following conditions: (i)
Unemployment in the designated area is at least one hundred twenty percent of the state or national
average; (ii) the average age of the residential or commercial units in the area is at least forty years;
(iii) more than half of the plotted and subdivided property in an area is unimproved land that has been
within the city for forty years and has remained unimproved during that time; (iv) the per capita
income of the area is lower than the average per capita income of the city or village in which the area
is designated; or (v) the area has had either stable or decreasing population based on the last two
decennial censuses. In no event shall a city of the metropolitan, primary, or first class designate more
than thirty-five percent of the city as blighted, a city of the second class shall not designate an area
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Blight and Substandard Study-Hornady Manufacturing
City of Grand Island, Nebraska • December 2016 Page 2
larger than fifty percent of the city as blighted, and a shall not designate an area larger than one
hundred percent of the as blighted;”
Furthermore, Chapter 18, Section 2123.01 of the Revised Nebraska State Statutes:
Redevelopment project with property outside corporate limits; formerly used defense site; agreement with
county authorized.
(1) Notwithstanding any other provisions of the Community Development Law to the contrary, a city may undertake
a redevelopment project that includes real property located outside the corporate limits of such city if the
following requirements have been met:
(a) The real property located outside the corporate limits of the city is a formerly used defense site;
(b) The formerly used defense site is located within the same county as the city approving such redevelopment
project;
(c) The formerly used defense site is located within a sanitary and improvement district;
(d) The governing body of the city approving such redevelopment project passes an ordinance stating such
city's intent to annex the formerly used defense site in the future; and
(e) The redevelopment project has been consented to by any city exercising extraterritorial jurisdiction over the
formerly used defense site.
(2) For purposes of this section, formerly used defense site means real property that was formerly owned by, leased
to, or otherwise possessed by the United States and under the jurisdiction of the United States Secretary of
Defense. Formerly used defense site does not include missile silos.
(3) The inclusion of a formerly used defense site in any redevelopment project under this section shall not result in:
(a) Any change in the service area of any electric utility or natural gas utility unless such change has been
agreed to by the electric utility or natural gas utility serving the formerly used defense site at the time of
approval of such redevelopment project; or
(b) Any change in the service area of any communications company as defined in section 77-2734.04 unless (i)
such change has been agreed to by the communications company serving the formerly used defense site at
the time of approval of such redevelopment project or (ii) such change occurs pursuant to sections 86-135
to 86-138.
(4) A city approving a redevelopment project under this section and the county in which the formerly used defense
site is located may enter into an agreement pursuant to the Interlocal Cooperation Act in which the county
agrees to reimburse such city for any services the city provides to the formerly used defense site after approval
of the redevelopment project.
This Blight and Substandard Study is intended to give the Community Redevelopment Authority, Hall County
Regional Planning Commission and Grand Island City Council the basis for identifying and declaring Blighted and
Substandard conditions existing within the City’s jurisdiction and as allowed under Chapter 18, Section 2123.01.
Through this process, the City and property owners will be attempting to address economic and/or social liabilities
which are harmful to the well-being of the entire community.
The study area can be seen in Figure 1 of this report. A Redevelopment Plan to be submitted in the future will
contain, in accordance with the law, definite local objectives regarding appropriate land uses, improved traffic,
public transportation, public utilities and other public improvements, and the proposed land uses and building
requirements in the redevelopment area and shall include:
The boundaries defining the blighted and substandard areas in question (including existing uses and conditions
of the property within the area), and
A list of the conditions present, which qualify the area as blighted and substandard.
BLIGHT AND SUBSTANDARD ELIGIBILITY STUDY
This study targets a specific area within an established part of the community for evaluation. The area is indicated in
Figure 1 of this report. The existing uses in this area include industrial and agricultural uses within the old
Cornhusker Army Ammunition Plant and is outside the corporate limits of Grand Island; however, it falls under
Chapter 18, Section 2123.01 of the Revised Nebraska State Statutes.
Through the redevelopment process the City of Grand Island can guide future development and redevelopment
throughout the area. The use of the Community Redevelopment Act by the City of Grand Island is intended to
redevelop and improve the area. Using the Community Redevelopment Act, the City of Grand Island can assist in
the elimination of negative conditions and implement different programs/projects identified for the City.
The following is the description of the designated area.
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Blight and Substandard Study-Hornady Manufacturing
City of Grand Island, Nebraska • December 2016 Page 3
Study Area
Figure 1
Study Area Map
Source: Marvin Planning Consultants 2016
The Study consists of area described as follows:
Harrison TWP PT E1/2 of NW1/4 & NW1/4 NE1/4 PT W1/2 SE1/4 13-11-11
Total acres are 281.80 acres.
EEXISTINGXISTING LLANDAND UUSESSES
The term “Land Use” refers to the developed uses in place within a building or on a specific parcel of land. The
number and type of uses are constantly changing within a community, and produce several impacts either benefitting
or detracting from the community. Because of this, the short and long-term success and sustainability of the
community is directly contingent upon available resources utilized in the best manner given the constraints the City
faces during the planning period. Existing patterns of land use are often fixed in older communities and
neighborhoods, while development in newer areas is often reflective of current development practices.
Existing Land Use Analysis within Study Area
As part of the planning process, a survey was conducted through both in-field observations, as well as data
collection online using the Hall County Assessors website. This survey noted the use of the parcel within the study
area. The data from the survey are analyzed in the following paragraphs.
The existing land uses are predominately industrial with a total of eight newer buildings scattered along the
perimeter of the property. These buildings are for research and testing for Hornady Manufacturing.
FFINDINGSINDINGS OFOF BBLIGHTLIGHT ANDAND SSUBSTANDARDUBSTANDARD CCONDITIONSONDITIONS EELIGIBILITYLIGIBILITY SSTUDYTUDY
This section of the study examines the conditions found in the study area. The Findings Section will review the
conditions based upon the statutory definitions.
FORMER DEFENSE SITE
Based upon Chapter 18, Sections 18-2103 and 2123.01 of the Revised Nebraska State Statutes, this study area is
deemed to be Blighted and Substandard. The area meets all the criteria identified in the §§18-2103 and18-2123.01:
1.The real property located outside the corporate limits of the city is a formerly used defense site;
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City of Grand Island, Nebraska • December 2016 Page 4
2.The formerly used defense site is located within the same county as the city approving such redevelopment
project;
3.Formerly used defense site means real property that was formerly owned by, leased to, or otherwise possessed
by the United States and under the jurisdiction of the United States Secretary of Defense. Formerly used defense
site does not include missile silos.
OTHER CONTRIBUTING FACTORS
There were many other conditions examined and evaluated in the field and online. There are several conditions that
will be reviewed in detail, on the following pages, that add to the overall condition of Blight and Substandard on the
proposed site.
Substantial Number of Deteriorating Structures
The site visit examined many existing CRP culverts which were easily accessible, all of these were in a state of
deterioration and it is assumed that the others, having the same construction time, will be similar. The brick chimney
is in a state of deterioration as well as the existing manhole. Finally, the remaining footings/foundations are showing
signs of deterioration due to their exposure to the elements.
The older structures, constructed in 1942, are in a state of deterioration. Therefore, there is a substantial number of
deteriorating structures within the study area.
Deterioration of Site or Other Improvements
Drainage Conditions
The Grand Island and Hall County area has a long history of drainage issues due to the extreme flatness of the area,
as well as the high-water table. Topography and soils can have a major impact on how a given portion of the area
drains. The area designated in this Study Area is nearly flat or has an extremely small slope.
The field survey examined the entire area for potential drainage problems.
Figure 2 is an existing topographic map from MyTopo.com showing the study area. The map confirms the flatness
of the area throughout the entire study area falls along a contour of 1910 with occasional higher points. This contour
covers the better portion of a mile-long section north and south.
The potential for standing water on this site is great. Standing water from poor drainage can be a catalyst for health
issues like West Nile due to the potential mosquito breeding during the summer months.
Figure 2
Topographic Map of Study Area
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City of Grand Island, Nebraska • December 2016 Page 5
Source: MyTopo.com (topographic map) and Marvin Planning Consultants
County Road Conditions
The study area has county roads on three sides of the properties. Old Potash Road is a paved road along the south
edge of the area and is in average condition and is beginning to show some deterioration in places. The other, on the
north side, 13th Street is graveled and appears to have above average traffic and is showing signs of wear. These
roads are in need of continued maintenance now and in the future.
Figure 3
County Road Conditions
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Blight and Substandard Study-Hornady Manufacturing
City of Grand Island, Nebraska • December 2016 Page 6
Source: Marvin Planning Consultants, 2016
The existing road conditions are a contributing factor to the deterioration of site or other improvement within the
area.
Stormwater management
The study area, is surrounded by rural section roads which includes drainage ditches. The ditches along with the lack
of slope in the area, creates a negative impact on stormwater management for the area. This is typically true
throughout the entire Hall County area.
The stormwater management system is a contributing factor to the deterioration of site or other improvement within
the area.
Internal Infrastructure
The on-site area surrounding Platte River Industrial Park location is made up primarily of gravel roads. The area
may need to upgrade these roads if anything substantial is constructed on the site.
The internal infrastructure is a contributing factor to the deterioration of site or other improvement within the area.
Old Cornhusker Army Ammunition Plant Infrastructure and Contamination
Groundwater Contamination
Examining the study area within context of the Cornhusker Army Ammunition Plant’s 1997 Reuse Plan, the study
area is considered to be in an “Area of Concern”. Figure 4 indicates an area referred to as Operable Unit 1, which is
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City of Grand Island, Nebraska • December 2016 Page 7
where the study area is located. Based upon the report, when cesspools under the old load lines were examined and
tested, it was determined:
The cesspools were contaminated with explosive residues and heavy metals;
The groundwater was contaminated with dissolved explosives, heavy metals, and organic solvents.
The groundwater contamination is currently being mitigated through a water treatment plant/process on site.
The entire Cornhusker Army Ammunition Plant site is considered a potential hazardous area with regard to
groundwater contamination from explosive residue, heavy metals and organic solvents. In addition, the plume has
caused restrictions for potable domestic wells within the entire former ammunition plant site and beyond to be put
into place.
Figure 4
Groundwater Contamination
1997
Source: CAAP Reuse Plan 1997
Water System
In addition, there are older wood and asbestos covered water pipes underground that once connected the old water
system to the site. Figure 5 indicates the primary water lines throughout the entire CAAP area; the area outlined in
red is the actual study site. Any type of development within this study will likely require the complete or partial
removal of these asbestos pipes during demolition and construction, thus exposing the asbestos hazard if not
controlled properly.
Figure 5
Cornhusker Army
Ammunition Plant Water
System
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City of Grand Island, Nebraska • December 2016 Page 8
Source: Grand Island Economic Development Corporation
Sanitary Sewer System
The existing sanitary sewer lines within the study area are constructed of similar materials. Similar to the water
lines, these lines will likely need to be disturbed during any future development/redevelopment of the property, thus
exposing the asbestos hazard if not controlled properly. See Figure 6 for an approximate location of these sanitary
sewer lines.
Figure 6
Cornhusker Army Ammunition Plant Sanitary Sewer System
Source: Grand Island Economic Development Corporation
The internal infrastructure, as well as, the former Cornhusker Army Ammunition Plant contamination plume are
contributing factors to the deterioration of site or other improvement within the area.
Insanitary or Unsafe Conditions
There are several factors tending to fall under this category. The study area was found to have several factors falling
into insanitary and unsafe. The following will outline the conditions found.
Drainage Conditions
The Grand Island and Hall County area has a long history of drainage issues due to the extreme flatness of the area,
as well as the high-water table. Topography and soils can have a major impact on how a given portion of the city
drains. The area designated in this Study Area is nearly flat or has an extremely small slope.
Figure 2 shows the existing topographic map from MyTopo.com showing the study area. The map confirms the
flatness of the area throughout the entire study area falls along a contour of 1910 with occasional higher points. This
contour covers the better portion of a mile-long section north to south.
The potential for standing water on this site is great. It is apparent that the lack of adequate drainage will, in fact,
create a hazard for mosquito breeding during the summer months.
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The drainage conditions are a contributing factor to the Insanitary and Unsafe Conditions within the area.
Stormwater management
The study area, is surrounded by rural section roads which includes drainage ditches. The ditches along with the lack
of slope in the area, creates a negative impact on stormwater management for the area. This is typically true
throughout the entire Hall County area.
The stormwater management system is a contributing factor to the Insanitary and Unsafe Conditions within the area.
Old Cornhusker Army Ammunition Plant Infrastructure and Contamination
See narrative above
The internal infrastructure, as well as, the former Cornhusker Army Ammunition Plant contamination plume are a
contributing factor to the Insanitary and Unsafe Conditions within the area.
Existence of Conditions endangering life or property due to fire or other causes
As mentioned earlier, the entire Cornhusker Army Ammunition Plant site is considered a hazardous area regarding
ground water contamination. The actual contamination plume is under the study area, see Figure 4. In addition, the
plume has caused restrictions for potable domestic wells within the entire former ammunition plant site and beyond
to be put into place.
The groundwater is contaminated with several dangerous materials including RDX, a dangerous carcinogen, which
was used in the manufacture of explosive devices during the life of the ammunition plant and is extremely unsafe to
humans and other animals. Figure 5 indicates the study area in 1997 was directly over one of the most contaminated
areas of CAAP.
Based upon the field analysis, there are sufficient elements present to meet the definition of dangerous conditions
within the Study Area.
Combination of factors which are impairing and/or arresting sound growth
Within this study area there are many factors that are impairing or arresting sound growth. A couple of these
include:
The contamination plume is a major condition factor arresting sound growth in the Grand Island area.
Based upon the review of the area, there is one sufficient element present to meet the definition of combination of
factors which are impairing and/or arresting sound growth within the Study Area.
Stable or decreasing population based on the last two decennial censuses
Over the past 20 years the population within the study area has been stable or decreasing. The population within the
Study Area has had to no population for the past two decennial censuses. Therefore, it meets the criteria for a stable
or decreasing population.
Based upon the criteria for the area, by the US Department of Defense, all future land uses in this area shall not
include permanent residential structures.
Average age of buildings and improvements in the area is at least 40 years
Age of buildings and improvements can be a contributing factor to the substandard conditions in an area. Statutes
allow for a predominance of buildings or improvements that are 40 years of age or older to be a contributing factor
regardless of their condition. Note the age of structure was determined from the Appraisal data within the Hall
County Assessor’s website data.
Within the study area there is a total of 36 buildings or improvements. Considering that the older buildings or
improvements have no specific dates attached to them since the property was developed as a Federal Military
facility, the assumption is the older structures were constructed as part of the original installation in 1942. Therefore,
every Reinforced Concrete Pipe, the Manhole and the remaining foundations have been in place since 1942 and are
currently 74 years old each.
After researching the age of the other buildings and improvements on the Hall County Assessor’s and Treasurer’s
websites, and reviewing older documents, as well as, the land survey completed on the entire site, the following
breakdown was determined:
25 (69.4%) buildings or improvements were determined to be 40 years of age or older
Grand Island Regular Meeting - 2/1/2017 Page 54 / 110
Blight and Substandard Study-Hornady Manufacturing
City of Grand Island, Nebraska • December 2016 Page 10
11 (30.6%) buildings or improvements were determined to be less than 40 years of age
The breakdown is as follows for the 40 years and over:
One above ground structure
Two buried foundations
21 Reinforced Concrete Pipe culverts
One concrete manhole
Number of Structures Construction date Age Cummulative Age
25 1942 74 1850
5 2013 3 15
3 2014 2 6
1 2015 1 1
1 2016 0 0
1 1996 20 20
Total Cummulative 36 1892
Average Age 52.55555556
The newer structures were constructed in the past few years by the property owner or are monitoring well buildings
constructed when the site was mitigated for the contaminated groundwater in the 1990’s.
Average Age of Structures is a contributing factor.
Figure 7
Grand Island Regular Meeting - 2/1/2017 Page 55 / 110
Blight and Substandard Study-Hornady Manufacturing
City of Grand Island, Nebraska • December 2016 Page 11
Building or Improvements Age Map – Buildings/Foundations only
Source: Marvin Planning Consultants, 2016
Figure 8
Structure Age Map – Surveyed items only
Grand Island Regular Meeting - 2/1/2017 Page 56 / 110
Blight and Substandard Study-Hornady Manufacturing
City of Grand Island, Nebraska • December 2016 Page 12
Blighting Summary
These conditions are contributing to the blighted conditions of the study area.
Location of a larger building
foundation
A recently unearthed concrete
footing on the site.
Old manhole
Fire Hydrants have
been removed
Symbol represents
RCP culverts
throughout site
Existing Manhole
Photo of separated RCP culvert – the actual
pipe has separated from the concrete flair in the
foreground. This indicates a failure and the
culverts ability to function as designed is greatly
jeopardized.
This appears to be typical throughout the site on
the other culverts.
Grand Island Regular Meeting - 2/1/2017 Page 57 / 110
Blight and Substandard Study-Hornady Manufacturing
City of Grand Island, Nebraska • December 2016 Page 13
Qualifies under the Former Defense Site statute
o The real property located outside the corporate limits of the city is a formerly used defense site;
o The formerly used defense site is located within the same county as the city approving such redevelopment
project;
o Formerly used defense site means real property that was formerly owned by, leased to, or otherwise
possessed by the United States and under the jurisdiction of the United States Secretary of Defense.
Formerly used defense site does not include missile silos.
Criteria under Part A of the Blight Definition
Substantial number of deteriorating structures
o Based upon the review of a few visible CRP culverts the age as well as weathering have placed them in a
state of deterioration.
o The footings are also in a state deterioration due to a lack of structural cover.
Deterioration of site or other improvements
o Drainage of existing site is difficult based upon the existing topography.
o County Road conditions.
o Stormwater management.
o Internal Infrastructure.
o Old Cornhusker Army Ammunition Plant infrastructure and Contamination.
Insanitary or Unsafe Conditions
o Drainage of existing site is difficult based upon the existing topography.
o Stormwater management.
o Internal Infrastructure.
o Old Cornhusker Army Ammunition Plant infrastructure and Contamination.
Dangerous conditions to life or property due to fire or other causes
o Old Cornhusker Army Ammunition Plant Contamination.
Combination of factors which are impairing and/or arresting sound growth
o Old Cornhusker Army Ammunition Plant infrastructure and Contamination.
Criteria under Part B of the Blight Definition
The average age of the residential or commercial units in the area is at least forty years
o 25 (69.4%) buildings or improvements were determined to be 40 years of age or older
o 11 (30.6%) buildings or improvements were determined to be less than 40 years of age
Stable or decreasing population based on the last two decennial censuses
o The population of the Study Area has remained stable over the past two decennial censuses.
The other criteria for Blight were not present in the area
Diversity of Ownership
o There is only one property owner within this study area
Faulty Lot Layout
o The layout may be faulty but it is not anticipated the property will be further divided with only one owner.
Improper Subdivision or Obsolete Platting
o The layout may be considered an improper subdivision or obsolete platting but it is not anticipated the
property will be further divided with only one owner.
o The land was originally laid out by the U. S. Government during World War II.
Defective/Inadequate street layouts
o The street layout may be faulty but it is not anticipated this will not be an issue since these are private
streets and the property is owned by one owner.
Tax or special assessment delinquency exceeding fair value of the land.
o NA
Defective or unusual condition of title,
o NA
Unemployment in the designated area is at least 120% of the state or national average.
o NA
One-half of unimproved property is over 40 years old.
Grand Island Regular Meeting - 2/1/2017 Page 58 / 110
Blight and Substandard Study-Hornady Manufacturing
City of Grand Island, Nebraska • December 2016 Page 14
o NA and property has been previously improved during World War II, Korea, and Vietnam.
The per capita income of the area is lower than the average per capita income of the city or village in which the
area is designated.
o NA
Average age of the residential or commercial units in the area is at least 40 years
o NA
These issues were either not present or were limited enough as to have little impact on the overall condition of the
study area.
Grand Island Regular Meeting - 2/1/2017 Page 59 / 110
Blight and Substandard Study-Hornady Manufacturing
City of Grand Island, Nebraska • December 2016 Page 15
Substandard Conditions
FORMER DEFENSE SITE
Based upon Chapter 18, Sections 18-2103 and 2123.01 of the Revised Nebraska State Statutes, this study area is
deemed to be Blighted and Substandard. The area meets the necessary eligibility criteria identified in the §§18-2103
and18-2123.01:
1.The real property located outside the corporate limits of the city is a formerly used defense site;
2.The formerly used defense site is located within the same county as the city approving such redevelopment
project;
3.Formerly used defense site means real property that was formerly owned by, leased to, or otherwise possessed
by the United States and under the jurisdiction of the United States Secretary of Defense. Formerly used defense
site does not include missile silos.
Average age of buildings and improvements in the area is at least 40 years
Age of buildings and improvements can be a contributing factor to the substandard conditions in an area. Statutes
allow for a predominance of buildings or improvements that are 40 years of age or older to be a contributing factor
regardless of their condition. Note the age of structure was determined from the Appraisal data within the Hall
County Assessor’s website data.
Within the study area there is a total of 36 buildings or improvements. Considering that the older buildings or
improvements have no specific dates attached to them since the property was developed as a Federal Military
facility, the assumption is the older structures were constructed as part of the original installation in 1942. Therefore,
every Reinforced Concrete Pipe, the Manhole and the remaining foundations have been in place since 1942 and are
currently 74 years old each.
After researching the age of the other buildings and improvements on the Hall County Assessor’s and Treasurer’s
websites, and reviewing older documents, as well as, the land survey completed on the entire site, the following
breakdown was determined:
25 (69.4%) buildings or improvements were determined to be 40 years of age or older
11 (30.6%) buildings or improvements were determined to be less than 40 years of age
The breakdown is as follows for the 40 years and over:
One above ground structure
Two buried foundations
21 Reinforced Concrete Pipe culverts
One concrete manhole
Number of Structures Construction date Age Cummulative Age
25 1942 74 1850
5 2013 3 15
3 2014 2 6
1 2015 1 1
1 2016 0 0
1 1996 20 20
Total Cummulative 36 1892
Average Age 52.55555556
The newer structures were constructed in the past few years by the property owner or are monitoring well buildings
constructed when the site was mitigated for the contaminated groundwater in the 1990’s.
Average Age of Structures is a contributing factor.
Figure 9
Grand Island Regular Meeting - 2/1/2017 Page 60 / 110
Blight and Substandard Study-Hornady Manufacturing
City of Grand Island, Nebraska • December 2016 Page 16
Building or Improvements Age Map – Buildings/Foundations only
Source: Marvin Planning Consultants, 2016
Location of a larger building foundation
Old manhole
Grand Island Regular Meeting - 2/1/2017 Page 61 / 110
Blight and Substandard Study-Hornady Manufacturing
City of Grand Island, Nebraska • December 2016 Page 17
Figure 10
Building or Improvement Age Map – Surveyed items only
Fire Hydrants have
been removed
Symbol represents
RCP culverts
throughout site
Existing Manhole
Photo of separated RCP culvert – the actual
pipe has separated from the concrete flair in the
foreground. This indicates a failure and the
culverts ability to function as designed is greatly
jeopardized.
This appears to be typical throughout the site on
the other culverts.
Grand Island Regular Meeting - 2/1/2017 Page 62 / 110
Blight and Substandard Study-Hornady Manufacturing
City of Grand Island, Nebraska • December 2016 Page 18
Existence of Conditions endangering life or property due to fire or other causes
As mentioned earlier, the entire Cornhusker Army Ammunition Plant site is considered a hazardous area regarding
ground water contamination. The actual contamination plume is under the study area, see Figure 4. In addition, the
plume has caused restrictions for potable domestic wells within the entire former ammunition plant site and beyond
to be put into place.
The groundwater is contaminated with several dangerous materials including RDX, a dangerous carcinogen, which
was used in the manufacture of explosive devices during the life of the ammunition plant and is extremely unsafe to
humans and other animals. Figure 6 indicates the study area in 1997 was directly over one of the most contaminated
areas of CAAP.
Based upon the field analysis, there are sufficient elements present to meet the definition of dangerous conditions
within the Study Area.
Substandard Summary
Nebraska State Statute requires that “…an area in which there is a predominance of buildings or improvements,
whether nonresidential or residential in character, which, by reason of dilapidation, deterioration, age or
obsolescence, inadequate provision for ventilation, light, air, sanitation, or open spaces, high density of population
and overcrowding, or the existence of conditions which endanger life or property by fire and other causes, or any
combination of such factors, is conducive to ill health, transmission of disease, infant mortality, juvenile
delinquency, and crime, (which cannot be remedied through construction of prisons), and is detrimental to the
public health, safety, morals, or welfare;”
This Study Area meets the defintion of Substandard as defined in the Revised Nebraska State Statutes.
FINDINGS FOR GRAND ISLAND BLIGHT STUDY AREA – PLATTE INDUSTRIAL PARK
This Blight Study Area has several items contributing to the Blight and Substandard Conditions. These conditions
include:
Blighted Conditions
Former Defense Site
Substantial number of Deteriorating Structures
Deterioration of site or other improvements
Insanitary and Unsafe Conditions
Dangerous conditions to life or property due to fire or other causes
Combination of factors which are impairing and/or arresting sound growth
Stable or decreasing population based on the last two decennial censuses
Substandard Conditions
Former Defense Site
Average age of the buildings and improvements in the area is at least forty years
Dangerous conditions to life or property due to fire or other causes
Grand Island Regular Meeting - 2/1/2017 Page 63 / 110
Resolution Number 2017-04
HALL COUNTY REGIONAL PLANNING COMMISSION
A RESOLUTION RECOMMENDING APPROVAL OF A BLIGHT AND
SUBSTANDARD STUDY FOR A FORMERLY USED DEFENSE SITE BY THE
CITY OF GRAND ISLAND, NEBRASKA; AND APPROVAL OF RELATED
ACTIONS
WHEREAS, the Grand Island City Council at its December 27, 2016 meeting, referred the
Blight and Substandard Study commissioned by Platte River Industrial Park LLC to the Hall
County Regional Planning Commission, (the “Commission”) 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 the Nebraska Community Development Law, Chapter 18, Article 21, Reissue
Revised Statutes of Nebraska, as amended (the “Act”), including the redevelopment of formerly used
defense sites; and
WHEREAS, the Commission has reviewed said Blight and Substandard Study and confirmed the
following findings:
This property as presented in the study meets the requirements to be declared
substandard,
This property as presented in the study meets the requirements to be declared
blighted,
The factors are necessary to declare the property blighted and substandard are
sufficiently distributed to impact development across the entire site,
This property despite its potential for economic development has not experienced
significant development, in large part, because of the lack of public infrastructure in
and around the site,
That development of this property to its full potential is in the best interest of the City
of Grand Island and the entire region,
That there are projects ready to develop at this site if they can meet the financial goals
of the developers,
That the City of Grand Island, the Grand Island Area Economic Development
Corporation, and the Hall County Board of Supervisors have repeatedly made
attempts to encourage further industrial and manufacturing development of this site
since it was declared surplus by the U.S. Army Corp of Engineers in the mid 1990s.
NOW, THEREFORE, BE IT RESOLVED BY THE HALL COUNTY REGIONAL
PLANNING COMMISSION AS FOLLOWS:
Section 1. The Commission hereby recommends approval of the Blight and Substandard Study.
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.
Grand Island Regular Meeting - 2/1/2017 Page 64 / 110
DATED: February 1, 2017.
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST:By: ___________________________________
Chair
By: ___________________________________
Secretary
Grand Island Regular Meeting - 2/1/2017 Page 65 / 110
Hall County Regional Planning
Commission
Wednesday, February 1, 2017
Regular Meeting
Item F3
Redevelopment Plan Cairo Business Park
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 2/1/2017 Page 66 / 110
Agenda Item 6
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
January 23, 2017
SUBJECT:
Redevelopment plan amendment for property located in the Cairo Business Park Second
Subdivision an area that has been declared Blighted and Substandard. The Redevelopment
Plan is specifically for the following site: Site #1 Lot 1 of Cairo Business Park Second
Subdivision with subsequent sites anticipated on Lots 2 through 18 of Cairo Business Park
Second Subdivision all in the Village of Cairo, Hall County, Nebraska. This property is
located at west of 130 Road and south of One-R Road/Kansas Street. (C-09-2017GI)
PROPOSAL:
The Village of Cairo is proposing to develop this site to encourage commercial and industrial
expansion within the Village of Cairo. The property is zoned I2 Heavy Industrial. The
development of this property with streets, sewer and water to support industrial uses is
consistent with the zoning densities allowed and the plan for the area.
OVERVIEW:
The purpose of the CRA and the designated blight and substandard areas is to provide
incentives for development in underdeveloped areas of the community. This 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 Cairo CRA, the Hall County Regional Planning Commission and the
Cairo Village Board.
This project is consistent with the existing zoning and the future land use plan for this
area within the Village of Cairo. This is evident by the fact that the property is zoned I2
Heavy Industrial. The I2 zone allows for a wide variety of industrial and commercial uses.
The future land use plan would allow industrial uses on this property.
The Regional Planning Commission recommendation is limited to the appropriateness of the
proposed use at this location. The Comprehensive Plan for the Village of Cairo calls for
Heavy Industrial 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 industrial uses at this location is
supported by the plan.
Grand Island Regular Meeting - 2/1/2017 Page 67 / 110
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 - 2/1/2017 Page 68 / 110
Grand Island Regular Meeting - 2/1/2017 Page 69 / 110
Phased Site Specific Redevelopment Plan
Cairo Business Park Second Subdivision
2017
This Redevelopment Plan is prepared by the Community Redevelopment Authority
(CRA) of the Village of Cairo, Nebraska. This Redevelopment Plan for the Village
is proposed pursuant to the Nebraska Community Development Law (the “Act”)
and provides for the financing of sewer and water installation in the Redevelopment
Area.
Executive Summary:
Project Description
Michael W. Lowry and Denise K. Lowry (the Lowrys) has acquired Lot 1 and Land
View Storage, LLC, has acquired Lot 2 of Cairo Business Park Second Subdivision to the
Village of Cairo, Hall County, Nebraska. See attached Exhibit A for a plat of the
subdivision (the “Redevelopment Project Area”). The Lowrys have constructed a 80
foot by 125 foot building on Lot 1. Land View Storage, LLC, intends to build two 40
foot by 200 foot buildings on Lot 2. However, in order to provide sewer and water to
these lots and the other lots in the business park, the Village must install sewer and water
mains. The installation of sewer and water mains is hereafter referred to as the
“Redevelopment Project/s” or “Project/s.” The estimated cost of this infrastructure is
shown on attached Exhibit B. Obviously this expense is too great for the taxpayers of the
Village to fund. Creation of sewer and water districts will simply create debt of the
Village as the balance of the subdivision is owned by the Village.
This plan provides that the CRA adopt a phased redevelopment project utilize tax
increment financing to provide the Village funding to install the needed infrastructure for
the Business Park. This plan intends that the CRA assist the Village with funding to
install these necessary utilities. Initially, the CRA will issue its 2017 A Bond and deliver
the same to the Village subject to an agreement that the Village install the required
utilities.. The Village will use the proceeds for utility infrastructure in the
Redevelopment Project Area. In order to pay the principal and interest on the 2017 Bond,
the CRA will pledge the tax receipts from Lot 1 of said subdivision pursuant to section
18-2147 of the Nebraska Act. The division date for Lot 1 shall be established in the
resolution providing for the issuance of the 2017 A tax increment revenue bond.
A separate 2017 B Bond shall be issued and delivered to the Village. The Village will use
the proceeds for infrastructure in the Redevelopment Project Area. In order to pay the
principal and interest on the Bond, the CRA will pledge the tax receipts from Lot 2 of
said subdivision pursuant to section 18-2147 of the Nebraska Act. The division date for
Lot 2 shall be established in the resolution providing for the issuance of the 2017 B bond
tax increment revenue bond.
Grand Island Regular Meeting - 2/1/2017 Page 70 / 110
The bonds will not be guaranteed by the Village or its taxpayers. The bond will be repaid
solely from the increase in real property taxes on said lots over a 15 year period
The increase in real property taxes from Lot 1 and Lot 2 will not be sufficient to pay the
estimated costs of this project. Therefore, this plan intends that as each remaining lot in
the subdivision is improved, the taxes will be pledged on each individual lot as and when
the improvements are started. That means that this plan will be implemented in phases.
The effective date for the pledge of taxes for each lot (except for Lot 1) is intended to be
the January 1 following the issuance of a building permit as to each lot. The CRA
intends, and this plan authorizes, the issuance of additional bonds for each additional lot.
The CRA has the authority to size and issue the additional bonds to the Village, up to a
maximum amount incurred or to be incurred by the Village to install the necessary sewer
and water extensions. In that regard, the Village is authorized to hold the bond proceeds
and bond payments until they have sufficient funds to extend a portion of such mains,
from time to time as the Village deems appropriate. No further hearings will be required
for the issuance of the subsequent bonds, as that issuance is contemplated by this plan.
Projects not financially feasible and will not occur in the Redevelopment Project
Area without tax increment financing.
The Village Board and the CRA have determined that the estimated amount of
infrastructure costs to implement the projects described herein are too great absorb and
are not financially feasible to incur without the assistance from tax increment financing.
Furthermore, the projects described in this plan would not occur in the Redevelopment
Area without tax increment financing.
Description Of The Real Property On Which Tax Increment Will Be Captured:
Property Description (the “Redevelopment Project Area”)
TAX INCREMENT FINANCING TO PAY FOR INFRASTRUCTURE, GRANTS AND
LOANS WILL COME FROM THE FOLLOWING REAL PROPERTY:
Site #1: Lot 1 of Cairo Business Park Second Subdivision to the Village of Cairo, Hall
County, Nebraska.
Subsequent Sites: Lots 2 through 18, inclusive of Cairo Business Park Second
Subdivision to the Village of Cairo, Hall County, Nebraska
Statutory Pledge of Taxes.
Pursuant to Section 18-2147 of the Act, any ad valorem tax levied upon real property in
the Redevelopment Project Area shall be divided, from time to time in phases established
by subsequent bond resolutions, for the period not to exceed 15 years after the effective
date of the provision, which effective date shall be established in the bond resolution
related to a lot in the Redevelopment Project Area. Said taxes shall be divided as
follows:
Grand Island Regular Meeting - 2/1/2017 Page 71 / 110
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 projects, including the payment of the principal of,
premium, if any, and interest on such bonds, loans, notes, advances, or indebtedness.
Site Specific Redevelopment Plan Complies with the Act:
The Act requires that a Redevelopment Plan and Project consider and comply with a
number of requirements. This Plan meets the statutory qualifications as set forth below.
1. Project must be in an area declared blighted and substandard. [§18-2109]
The Redevelopment Project Area was declared blighted and substandard by action of the
Cairo Village Board of Trustees prior to the adoption and implementation of this
plan.[§18-2109] Such declaration will be 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]
The Village of Cairo adopted a Comprehensive Plan. This redevelopment plan and
projects are consistent with the Comprehensive Plan, in that no changes in the
Comprehensive Plan elements are intended.
3. The Redevelopment Plan must be sufficiently complete to address the following
items: [§18-2103(13)(b)]
a. Land Acquisition: The Redevelopment Plan does not provide for real property
acquisition. However this plan allows for the transfer of title of some or all parts of the
Grand Island Regular Meeting - 2/1/2017 Page 72 / 110
Redevelopment Project Area to the CRA and provides for subsequent resale or grant of
the Redevelopment Project Area property.
b. Demolition and Removal of Structures: The project to be implemented with this
plan does not intend that any structures be removed or demolished.
c. Future Land Use Plan: The future land use plan the Redevelopment Project Area is
shown on Exhibit A and is intended to be Commercial and industrial. The attached map
(Exhibit A) also is an accurate site plan of the area after redevelopment. [§18-2111(5)]
d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes. No changes are anticipated in building codes or ordinances.
Nor are any other planning changes contemplated. [§18-2103(b) and §18-2111]
Changes in street layouts will be provided by plan amendment to the extent changes in
layout are implemented. Current zoning is I2, Heavy Industrial.
e. Site Coverage and Intensity of Use. The current building regulations provide the
building density of the Redevelopment Area and are incorporated herein by this
reference. Commercial and industrial development will provide a higher building
intensity. Lot 1 contains an 80 foot by 125 foot building. Lot 2 will contain 2 buildings
of 8,000 square feet each.
f. Additional Public Facilities or Utilities. Sewer and water main extensions will be
required as a part of this plan. Other utilities would be impacted by the development.
These include electrical lines and possibly paving. [§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 plan does not provide for
acquisition of any occupied residences and therefore, no relocation is contemplated. [§18-
2103.02]
5. Conflicts of interest by an Authority Member must be disclosed. No member of
the CRA, nor any employee thereof holds any interest in any property impacted by this
Redevelopment. [§18-2106]. In the event that a member of the Authority has a conflict,
he or she shall so advise the Authority, in writing and shall abstain from any action that
would present a conflict of interest.
6. 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 CRA pledges the tax increment revenue
from Lot 1 and Lot 2 of the Redevelopment Project Area, and all other such lots from
time to time to fund tax increment revenue Bonds. The proceeds of the Bonds shall be
used to implement this redevelopment plan and the projects described above. The CRA
shall deliver the Bonds to the Village which shall install and pay for the redevelopment
projects. The CRA may acquire all or a part of the Redevelopment Project Area by
Grand Island Regular Meeting - 2/1/2017 Page 73 / 110
private purchase or as a grant from the Village. Disposal of any such property shall be
either as a grant or for fair value at the time of disposition.
b. Statement of proposed method of financing the redevelopment project.
The CRA shall issue its Tax Increment Bond for each phase of the Plan (i.e. for each lot
developed). However, the CRA shall not issue an aggregate total of such bonds in excess
of the actual cost of infrastructure installation, engineering and legal expense. The Bonds
shall be delivered to the Village and may be pledged to lending institutions for raising
funds used to implement the redevelopment projects.
c. Statement of feasible method of relocating displaced families.
No families will be displaced as a result of this plan.
7. Statutory consideration prior to recommending a redevelopment Plan. 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 Village 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 CRA has considered these elements in proposing this Plan. This Plan, in and of itself,
will promote consistency with the Comprehensive Plan, in that it will allow for the
utilization of undeveloped commercial and industrial lots.
8. Time Frame for Development. Development of these projects is anticipated to be
begin during the 2016 calendar year. It will take a number of years to develop businesses
in all of the lots in the Redevelopment Project Area.
9. 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.
(a) Tax shifts resulting from the approval of the use of Tax Increment
Financing;
Grand Island Regular Meeting - 2/1/2017 Page 74 / 110
The Authority does perceive a tax shift resulting from the proposed plan. The Building
on Lot 1 of the Redevelopment Project Area is already constructed. However additional
development is dependent on sewer and water. Therefore additional phases will not
result in a tax shift.
(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 installation of infrastructure that will be paid from Tax Increment
Revenues that will increase as a result of the project. No additional public service needs
have been identified.
(c) Impacts on employers and employees of firms locating or expanding within
the boundaries of the area of the redevelopment project;
There will be an impact on employers or employees in the Redevelopment Project Area
as a result of this plan. It is intended that new businesses will locate in the area or that
existing businesses will expand and locate in the area. This will have an impact of
putting upward pressure on wages. The number of employees is not deemed
overwhelming as it is intended that the site be developed over time and jobs will be added
incrementally.
(d) Impacts on other employers and employees within the Village or village and
the immediate area that are located outside of the boundaries of the area of the
redevelopment project; and
Employers or employees outside the boundaries of the Redevelopment Project Area as a
result of this plan may be impacted by an upward pressure in wages as unemployment in
the county is below 3%.
(e) Any other impacts determined by the Authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
No other impacts have been identified as relevant by the CRA.
Grand Island Regular Meeting - 2/1/2017 Page 75 / 110
Exhibit A
(Subdivision Plat)
Grand Island Regular Meeting - 2/1/2017 Page 76 / 110
Exhibit B
(Estimated Cost of Sewer and Water Mains)
Sewer Main with Lift Station $370,000
Water Main $127,000 (not a closed loop)
Loop Water Main to Kansas Ave $ 90,000
Total $587,000
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Grand IslandRegular Meeting - 2/1/2017Page 79 / 110
Resolution Number 2017-05
HALL COUNTY REGIONAL PLANNING COMMISSION
A RESOLUTION RECOMMENDING APPROVAL OF A SITE SPECIFIC
REDEVELOPMENT PLAN OF VILLAGE OF CAIRO, NEBRASKA; AND
APPROVAL OF RELATED ACTIONS
WHEREAS, the Chairman and Board of the Village of Cairo, Nebraska (the “Board”), referred
the Redevelopment Plan of the Cairo Business Park to the Hall County Regional Planning
Commission, (the “Commission”) for review and recommendation as to its conformity with the
general plan for the development of the Village of Cairo, 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 Village of Cairo, Hall County finding;
The proposed use as described in this plan is in compliance with the Comprehensive Plan for the
Village of Cairo.
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: February 1, 2017.
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST:By: ___________________________________
Chair
By: ___________________________________
Secretary
Grand Island Regular Meeting - 2/1/2017 Page 80 / 110
Hall County Regional Planning
Commission
Wednesday, February 1, 2017
Regular Meeting
Item F4
Redevelopment Plan 112 W. 2nd
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 2/1/2017 Page 81 / 110
Agenda Item #7
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
January 25, 2017
SUBJECT:
Redevelopment plan amendment for property located in Blight and Substandard Area 1 for a
Site Specific Redevelopment Plan for property located at the 112 W 2nd Street in Grand
Island, in Hall County, Nebraska to support this development. (C-10-2017GI)
PROPOSAL:
Peaceful Root LLC is proposing to renovate the first floor of this space for commercial space
and parking and the second for upper-story commercial and residential uses. The property is
zoned B3 Heavy Business and a mixed use building such as this is a permitted principle use.
OVERVIEW:
The purpose of the CRA and the designated blight and substandard areas is to provide
incentives for development in underdeveloped areas of the community. This proposed plan
encourages a mix of commercial and residential uses that has been identified as a priority
for development in the downtown area. This area has already been declared blighted and
substandard by the CRA, the Hall County Regional Planning Commission and the Grand
Island City Council.
This project is consistent with the existing zoning and the future land use plan for this
area within the City of Grand Island. This is evident by the fact that the property is zoned B3
Heavy Business. The B3 zone allows for a variety of commercial, office and residential uses
including those proposed with this plan as permitted principal uses.
The Regional Planning Commission recommendation is limited to the appropriateness of the
proposed use at this location. The Grand Island Comprehensive Plan calls commercial and
residential uses here.
The Planning Commission is required to comment on these applications to confirm that
expenditure of public funds through TIF is not supporting uses that would be inconsistent
with the Comprehensive Plan. The proposed use for a mixed use development at this
location appears to be supported by the plan.
Grand Island Regular Meeting - 2/1/2017 Page 82 / 110
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 - 2/1/2017 Page 83 / 110
Redevelopment Plan Amendment
Grand Island CRA Area 1
December 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 112 W 2nd STREET
FOR COMMERCIAL AND 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 Former Brown Hotel Building located at 112 W. 2nd Street into a
mixed use building containing three apartments, two tenant spaces, indoor covered
parking and additional space in the basement. 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 building into a combination of commercial
space and market rate residential units along with providing dedicated parking stalls for
these and nearby residential units.. The addition of the residential units is consistent with
the downtown redevelopment plan and priorities to add 50 residential units downtown by
2019. This project would not be possible without the use of TIF.
Peaceful Root LLC is the owner of the property. Peaceful Root LLC purchased this
property in 2015. The purchase price is not included as an eligible TIF activity. The
building is currently vacant. The developer is responsible for and has provided evidence
that they can secure adequate debt financing to cover the costs associated with the
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, 2018 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”)
112 W. 2nd Street in Grand Island Nebraska (Former Brown Hotel)
Legal Descriptions: Easterly Two - thirds of Lot Six (6) and the Westerly One -third of
Lot Seven (7), in Block Sixty -Six (66) in the Original Town, now City of Grand Island,
Hall County, Nebraska
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Existing Land Use and Subject Property
Grand Island Regular Meeting - 2/1/2017 Page 85 / 110
The tax increment will be captured for the tax years the payments for which become
delinquent in years 2019 through 2032 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 commercial and 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
Grand Island Regular Meeting - 2/1/2017 Page 86 / 110
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. The Hall County Regional Planning
Commission held a public hearing at their meeting on February 1, 2014 and passed
resolution _______ confirming that this project is consistent with the Comprehensive
Plan for the City of Grand Island.
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)]
Grand Island Regular Meeting - 2/1/2017 Page 87 / 110
City of Grand Island Future Land Use Map
Grand Island Regular Meeting - 2/1/2017 Page 88 / 110
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 $884,400
Grand Island Regular Meeting - 2/1/2017 Page 89 / 110
planning related expenses for Architectural and Engineering services of $22,000 and are
included as a TIF eligible expense. Legal, Developer and Audit Fees including a
reimbursement to the City and the CRA of $12,000 are included as TIF eligible expense.
The total of eligible expenses for this project is $918,400. The CRA has been asked to
grant $50,000 to this project to offset the cost of life safety improvements. The total
eligible expenses for this project less other grant funds by the CRA is $868,400.
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 $263,000 from the proceeds of the TIF 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, 2018 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
Improvement District and the Grand Island City Council of increasing the number of
residential units available in the Downtown area. This specific plan also increases the
Grand Island Regular Meeting - 2/1/2017 Page 90 / 110
availability of parking by providing private reserved spaces for residents in this and
nearby buildings.
8. Time Frame for Development
Development of this project is anticipated to be completed between April 2017 and
December of 2017. Excess valuation should be available for this project for 15 years
beginning with the 2018 tax year.
9. Justification of Project
This is an historic building in downtown Grand Island that will be preserved with this
project. The addition of a new upper story residential unit is consistent with goals to
build 50 new residential units in downtown Grand Island by 2019 and with the goals of
the 2014 Grand Island housing study and Grow Grand Island. The main floor will be
used for both tenant space and indoor reserved parking.
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 $263,000 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 requested a life/safety grant of
$50,000. This investment by the Authority will leverage $873,840 in private sector
financing; a private investment of $2.79 for every TIF and grant dollar investment.
Use of Funds.
Description TIF Funds Other
Grants
Private Funds Total
Site Acquisition $180,000 $180,000
Legal and Plan*$12,000 $12,000
Engineering/Arch $22,000 $22,000
Renovation $263,000 $50,000 $571,400 $884,400
Financing Fees $$
Contingency $88,440 $88440
TOTALS $263,000 $50,000 $873840 $1,186,840
Tax Revenue. The property to be redeveloped is anticipated to have a January 1, 2017,
valuation of approximately $205,086. Based on the 2016 levy this would result in a real
property tax of approximately $4,457. It is anticipated that the assessed value will
increase by $809,452 upon full completion, as a result of the site redevelopment. This
Grand Island Regular Meeting - 2/1/2017 Page 91 / 110
development will result in an estimated tax increase of over $17,590 annually. The tax
increment gained from this Redevelopment Project Area would not be available for use
as city general tax revenues, for a period of 15 years, or such shorter time as may be
required to amortize the TIF bond, but would be used for eligible private redevelopment
costs to enable this project to be realized.
Estimated 2016 assessed value:$ 205,086
Estimated value after completion $ 1,014,538
Increment value $ 809,452
Annual TIF generated (estimated)$ 17,590
TIF bond issue $ 263,000
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $205,086.
The proposed redevelopment will create additional valuation of $809,452. 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 in any significant way. 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
provide housing options for employees of Downtown businesses that wish to live
Downtown.
Grand Island Regular Meeting - 2/1/2017 Page 92 / 110
(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
2017 and December 31 of 2017. 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 2018 with taxes due in 2019. 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 $263,000 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 $918,400 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.
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Resolution Number 2017-06
HALL COUNTY REGIONAL PLANNING COMMISSION
A RESOLUTION RECOMMENDING APPROVAL OF A SITE SPECIFIC
REDEVELOPMENT PLAN OF THE CITY OF GRAND ISLAND, NEBRASKA;
AND APPROVAL OF RELATED ACTIONS
WHEREAS, the Chairman and Board of the Community Redevelopment Authority of the City of
Grand Island, Nebraska (the “Authority”), referred the Redevelopment Plan for 112 W. Second St. by
Peaceful Root LLC to the Hall County Regional Planning Commission, (the “Commission”) 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 finding;
The proposed use as described in this plan is in compliance with the Comprehensive Plan for the
City of Grand Island.
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: February 1, 2017.
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST:By: ___________________________________
Chair
By: ___________________________________
Secretary
Grand Island Regular Meeting - 2/1/2017 Page 97 / 110
Hall County Regional Planning
Commission
Wednesday, February 1, 2017
Regular Meeting
Item M1
Nagy's 3rd Subdivision
Staff Contact: Chad Nabity
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Hall County Regional Planning
Commission
Wednesday, February 1, 2017
Regular Meeting
Item 1
Overall Blight Study CHAAP
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 2/1/2017 Page 103 / 110
Agenda Item # 9
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
January 24, 2017
SUBJECT: Substandard and Blight Designation for property at the Cornhusker Army Ammunition Plant (CHAAP)
Background:
At the January 4, meeting of the Hall County Regional Planning Commission a blighted and substandard study for
Grand Island Redevelopment Area 20 was considered and recommended for approval. Area 20 is a 285 acre
portion of the almost 20 square miles that encompass this formerly used defense site. A second study Area 22,
another 280 acres, will be considered at the February Planning Commission meeting.
Concern was expressed by Planning Commissioners that these studies were coming in piecemeal. The question
was asked about declaring all, or a large portion, of CHAAP blighted and substandard with a single study. The
smaller studies were done at the request of the property owners and they paid for the studies, limiting those
studies to areas that they had an interest in. The Planning Commission interest extends beyond the benefits to a
single or small group of property owners and asked that an item be placed on the February meeting agenda to
discuss, and possibly take action, on a wider view of the redevelopment of CHAAP.
The State of Nebraska changed the Community Development Law in 2013 and gave the power to approve
redevelopment plans for the use of Tax Increment Financing to cities of the first class on formerly used defense
sites located in the same county as the city of the first class. Hall County has one formerly used defense site,
CHAAP, and one city of the first class, Grand Island. The CHAAP is located between Airport Road and Husker
Highway on the north and south and 60th Road and Schauppsville Road on the east and west. There are four
primary zoning districts as defined by the approved reuse plan for the ammunition plant.
AG-SE-Special Agriculture/Events Zone (Husker Harvest Days)
Intent This special use district is to allow for agricultural uses as well as special agricultural demonstration event,
expositions and trade shows that require large land areas, in accordance with the Cornhusker Army Ammunition
Plant (CAAP) Comprehensive Reuse Plan. Ranch and farm dwellings are not allowed due to Environmental
Protection Agency issues with the CAAP site. Adult Establishments are permitted uses in this Zoning District, but
are regulated to control the negative secondary effects of these uses, as set forth in Article 3, Section 3.29. Reference
Resolution 15-067 Adopted, November 3, 2015
AG-SI-Special Agriculture/Industrial Zone (Old Load Lines)
Intent This special use district is to allow for agricultural uses as well as manufacturing, processing, fabrication,
research, warehousing, storage and wholesaling facilities in accordance with the Cornhusker Army Ammunition
Plant (CAAP) Comprehensive Reuse Plan. Ranch and farm dwellings are not allowed due to the Environmental
Protection Agency issues with the CAAP site. Adult Establishments are permitted uses in this Zoning District, but
are regulated to control the negative secondary effects of these uses, as set forth in Article 3, Section 3.29.
SRC-Special Recreation/Conservation Zone (Shooting Park)
Intent This district use is to allow for special outdoor recreational shooting facilities, recreational vehicle
campgrounds as well as low impact recreational uses associated with pedestrian and equestrian trails, in accordance
with the Cornhusker Army Ammunition Plant (CAAP) Comprehensive Reuse Plan.
Grand Island Regular Meeting - 2/1/2017 Page 104 / 110
AG-SC Special Agriculture/Conservation Zone (Burning Grounds and Wildlife Refuges)
Intent This special use district is to maintain lands in a predominately agricultural use, yet allow for limited, low
impact recreational uses associated with pedestrian and equestrian trails, in accordance with the Cornhusker Army
Ammunition Plant (CAAP) Comprehensive Reuse Plan. Ranch and farm dwellings are not allowed due to
Environmental Protection Agency issues with the CAAP site.
Zoning at CHAAP
The Planning Commission does not have a budget to hire a consultant to prepare a blight study. Blight studies
have generally been conducted and paid for either by the Community Redevelopment Authority or a property
owner or interested party. The Planning Commission could, if they choose to, make a recommendation to the
City, County, Grand Island Area Economic Development Corporation and/or Community Redevelopment
Authority about conducting a study to declare all, or a large portion of, CHAAP blighted and substandard. The
AG-SE and AG-SI sections of this property appear to be the ones that could benefit the most and that have the
most potential for development.
____________________ Chad Nabity AICP, Planning Director
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Hall County Regional Planning
Commission
Wednesday, February 1, 2017
Regular Meeting
Item 2
Hall County Zoning Review Subcommittee Report
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 2/1/2017 Page 106 / 110
Agenda Item # 10
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
January 24, 2017
SUBJECT: Hall County Zoning Regulations Review Subcommittee
Background:
At the January 4, meeting of the Hall County Regional Planning Commission, a subcommittee was formed to
review the Hall County Zoning Regulations. The County Board asked for the creation of this committee at the
meeting on December 13, 2016. Les Ruge, Pat, O’Neill, Leonard Rainforth, Greg Robb, and Judd Allan all
agreed to serve on the committee as planning commission members. Chad Nabity and Loren “Doone”
Humphrey, representing county staff, were also appointed to the committee. Two county board members,
Supervisors Karen Bredthauer and Steve Schuppan, were appointed by the Chair of the Board of Supervisors to
represent the Board on the committee. Other committee members may be added by the committee for review of
specific topics.
The committee met for the first time on January 19. Minutes of that meeting are included with this packet.
Minutes from those meeting will be included with every Planning Commission meeting until this committee is no
longer needed.
The Planning Department has created a Dropbox for the committee’s finalized documents and minutes of the
meetings. This can be found at: http://tinyurl.com/HCzoningCommittee.
____________________ Chad Nabity AICP, Planning Director
Grand Island Regular Meeting - 2/1/2017 Page 107 / 110
Hall County Zoning Review Subcommittee
Meeting Minutes
Thursday, Jan. 19, 2017
Present: Loren Humphrey, Hall County Facilities/Zoning; Hall County Planning Commissioners Leslie
Ruge, Leonard Rainforth, Greg Robb (arrived at 7:45 a.m.); Planning Commission Chairman Pat O’Neill;
Hall County Supervisor Karen Bredthauer; Regional Planning Director Chad Nabity.
Absent: Hall County Supervisor Steve Schuppan; Regional Planning Commissioner Judd Allan.
Introduction: Nabity called the meeting to order at 7:35 a.m. at Grand Island City Hall. He explained that
on Dec. 13, 2016 the Hall County Board directed that a review of the county’s zoning laws be conducted.
Hall County had a significant update to its zoning regulations in 2004 when the Comprehensive Plan was
updated. Those 2004 regulations have had piecemeal updates over the years on topics including, wind
farms, group homes and adult entertainment regulations. Nabity suggested a full update to the
Comprehensive Plan would be timely, however, the county doesn’t have the funding for that update.
Instead, the county board directed the Regional Planning Commission to do a review via a
subcommittee. Two supervisors were appointed to serve on the subcommittee with the commissioners,
along with Nabity and Humphrey. The commission met January 4 and appointed five members to the
subcommittee.
A copy of the 2004 regulations, including updates through the present, was distributed to the
committee. Nabity said one of the first issues the committee may want to review is livestock
regulations. Hall County previously regulated only hog operations, but through the 2004 update decided
not to single out any animal. Instead the regulations are based on animal units, which refers to the
allowed number of various types of farm and husbandry animals that can be kept in either open pens or
in confinement. Currently 1,000 head of cattle are allowed on 20 acres, 500 horses or 700 dairy cows.
Nabity said Hall County’s regulations were written to encourage agricultural use of the rural land and
discourage residential use – meaning a 1,000 head feed yard is required to be setback a quarter mile
from an existing house, but if the house comes after the feed yard, the house must have a 1.5 times
setback, or three-eighths of a mile. Hall County implemented a way to protect feed yards by offering a
no-fee registration. Only two feed yards registered. The county can only protect setback distances from
feed yards that register, Nabity said.
Hall County Zoning Regulations: A spreadsheet showing Hall County’s livestock feeding setbacks and
minimum numbers compared with the neighboring counties of Buffalo, Howard, Merrick, and Adams,
showed that Hall County is already more permissive than most neighboring counties on livestock issues.
Hamilton County is in the process of drafting new regulations that should be complete later in 2017.
Adams County has started using an odor footprint model to determine setbacks for feeding operations,
which varies depending on prevailing winds and whether development occurs on the west, east, north
or south side of a feedlot.
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Robb said there are some changes in agriculture that he would like to see addressed in Hall County’s
regulations – such as the use of hoop houses with dry bedding as opposed to lagoons for receiving
animal waste. Nabity said the county may also want to look at animal days instead of animal units on
land. He cited the use of large herds of goats in some states that are brought in to intensely clear ground
over a matter of days, which could be disallowed under some of the current municipal and village
regulations. Nabity said there also be the need for livestock owners to identify temporary pens from
ones for permanent use. He also cited a need for discussing the use of land for agricultural related
activities, such as a livestock trailer washout.
Robb said he feels that Hall County’s livestock feeding regulations are fair. He likes the 1,000 head
number for regulating cattle because that’s the same number where the Nebraska Department of
Environmental Quality gets involved. Robb said having feed yards at least a half mile from homes is
smart and in the best interest of sparing the feedlot owner a barrage of complaints from neighbors.
Robb said he considers himself the posterchild of headaches from neighbors. Robb said he doesn’t see
Hall County as a prime candidate for expansion in feed yards because a lot of the available ag ground is
prime irrigated ground, with the exception of the northwest part of the county.
Robb said he’s seen a lot of rural residential growth in Adams County and wondered if that was a focus
for Hall County. O’Neill said rural residences can generate more tax revenue than farm ground if it’s in
an area that works, such as Amick Acres. Bredthauer said rural residential growth can also spur
expectations from homeowners on road access and fresh odor-free air that may not be realistic every
single day.
Bredthauer shared an animal feeding operation siting matrix proposed by the Nebraska Department of
Agriculture as part of LB606. The matrix scores a proposed operation on issues such as size,
environmental protection, setbacks, zoning, water quality protection, odor control, manure application,
traffic, economic impact and appearance. Any site that scores high enough on the matrix would
automatically be approved for a conditional use permit or special siting permit. The committee didn’t
like the idea of the matrix being approved on the state level for mandated use on the local level,
however, the committee did like the matrix approach and generally supported the possible
development of a local matrix of issues that should be addressed for an ag use to be approved. The
committee said the matrix could even be developed so that any applicant meeting all the matrix
requirements in a satisfactory manner would be approved as a permitted use, instead of having to go
through the conditional use permit process. Robb liked that idea because he said Hall County is
developing a reputation that the need for a conditional use permit means no permit following a public
crucifixion.
The committee discussed meeting every couple of weeks to review livestock regulations and other
zoning issues that need review. Hall County’s zoning regulations, as well as those from neighboring
counties, will be placed in an electronic drop box for members to access.
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Meeting adjourned at 8:30 a.m. Members will be asked to complete a DoodlePoll to set the next
meeting time.
Documents handed out at the meeting were:
-Hall County Zoning Regulations last updated November 2015.
-Spreadsheet comparing Hall County livestock regs to surrounding county regs.
-Nebraska Department of Ag livestock siting matrix (LB106.)
Respectfully submitted,
Tracy Overstreet
Planning Administrative Assistant
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