06-07-2017 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, June 7, 2017
Regular Meeting Packet
Commission Members:
Judd Allan 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
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Call to Order
Roll Call
A - SUBMITTAL OF REQUESTS FOR FUTURE ITEMS
Individuals who have appropriate items for City Council consideration should complete the Request for
Future Agenda Items form located at the Information Booth. If the issue can be handled administratively
without Council action, notification will be provided. If the item is scheduled for a meeting or study
session, notification of the date will be given.
B - RESERVE TIME TO SPEAK ON AGENDA ITEMS
This is an opportunity for individuals wishing to provide input on any of tonight's agenda items to reserve
time to speak. Please come forward, state your name and address, and the Agenda topic on which you will
be speaking.
DIRECTOR COMMUNICATION
This is an opportunity for the Director to comment on current events, activities, and issues of interest to
the commission.
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Hall County Regional Planning
Commission
Wednesday, June 7, 2017
Regular Meeting
Item A1
Agenda 6-7-17
Staff Contact: Chad Nabity
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Staff Recommendation Summary
For Regional Planning Commission Meeting
June 7, 2017
4.Public Hearing – One and Six Year Road Plan – Hall County – Public
hearing and action on Hall County’s 2018 to 2023 road improvement plan.
Hall County Engineer Steve Riehle will present the plan. A motion is in order.
(C-18-2017HC) (Hearing, Discussion, Action)
5.Public Hearing – Redevelopment Plan – Grand Island – Concerning an
amendment to the redevelopment plan for CRA Area 1 for a Site Specific
Redevelopment Plan of the Hedde Building at 201-205 W. Third, Grand
Island, Hall County, Nebraska. Hedde Building LLC, owned by Amos Anson
and Tom and Sue Pirnie, have plans to redevelop the downtown building into
commercial space in the basement and main floor and 16 one-bedroom
apartments on the second and third floors. A motion to approve Resolution
No. 2017-09 is in order. (C-19-2017GI) (Hearing, Discussion, Action)
6.Public Hearing – Redevelopment Plan – Cairo – Concerning a Site
Specific Redevelopment Plan for the Village of Cairo for the HOMS LLC
duplex project on Lots 4, 5, 6, and 7 of Robinson Estates Subdivision in the
Village of Cairo, Hall County, Nebraska. A motion to approve Resolution No.
2017-10 is in order. (C-20-2017C) (Hearing, Discussion, Action)
7.Final Plat – Lueck Estates Subdivision – located north of Rosedale Road
and west of Buffalo Road, Hall County, Nebraska. (1 lot and 1.310 acres)
(Discussion and Action)
8. Review of Complete Streets Policy – Presentation by Nabity on proposed
Complete Streets Policy. (Information, Discussion)
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Hall County Regional Planning
Commission
Wednesday, June 7, 2017
Regular Meeting
Item E1
Minutes 5-3-17
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
May 3, 2017
The meeting of the Regional Planning Commission was held Wednesday, May 3, 2017, in the
Council Chambers - City Hall – Grand Island, Nebraska. Notice of this meeting appeared in
the "Grand Island Independent" on April 22, 2017.
Present: Pat O’Neill Jaye Monter
Les Ruge Carla Maurer
Dean Kjar Greg Robb
Leonard Rainforth
Absent: Dean Sears, Derek Apfel, Hector Rubio, John Hoggatt, Judd Allan
Other: Hall County Supervisors Karen Bredthauer, Grand Island City
Councilman Mitch Nickerson.
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 6:00 p.m.
O’Neill stated that this was a public meeting subject to the open meetings laws of the
State of Nebraska. He noted that the requirements for an open meeting are posted on
the wall in the room and easily accessible to anyone who may be interested in reading
them.
O’Neill also noted the Planning Commission may vote to go into Closed Session on
any agenda item as allowed by State Law.
The Commission will discuss and may take action on any item listed on this agenda.
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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.
O’Neill announced that the agenda would be addressed in the following order of items:
5, 7, 4, 6, 8, 9, 10, 11, 12, 13.
2. Minutes of the April 5, 2017 meeting.
A motion was made by Rainforth and seconded by Ruge to approve the minutes
of the April 5, 2017 meeting.
The motion carried with seven members in favor (O’Neill, Ruge, Maurer, Robb,
Monter, Rainforth and Kjar) and no members voting no or abstaining.
3.Request Time to Speak.
Marty Schmidt, 4075 Lee St. Item 5; Joe J. Johnson, Olsson Associates, Item 6;
Steve Riehle, Hall County Public Works, Item 8.
4.Public Hearing – Blight and Substandard Study – Grand Island – Concerning a
blight and substandard study for Area 23 comprising 1.25 acres on Lots 1, 2 and 3 of
Memorial Place Subdivision located south of Memorial Drive and east of Vine Street in
the City of Grand Island, Nebraska. (C-14-2017GI)
O’Neill opened the public hearing.
Nabity said this area was subdivided into three lots in 2006. Two lots were already
developed and the third has not been developed due to the high cost of extending sewer
and water to the lot. Nabity said the owner, Tim Plate, will likely bring a request
forward for tax-increment financing to extend water and sewer to this lot if the blight
and substandard study is approved. Nabity said the area qualifies because of the age of
the structures.
O’Neill closed the public hearing.
A motion was made by Ruge and seconded by Kjar to recommend approval of the
blight and substandard study and Resolution No. 2017-07.
The motion carried with seven members in favor (O’Neill, Ruge, Maurer, Robb,
Monter, Rainforth and Kjar) and no members voting no or abstaining.
5.Public Hearing – Rezone – Grand Island – A request to rezone all of Lot 10 in the
Northview Ninth Subdivision, known as 4072 and 4074 North Point Circle, from RO
Residential Office Zone to B-2 General Business Zone in the City of Grand Island, Hall
County, Nebraska. (C-15-2017GI)
O’Neill opened the public hearing.
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Nabity said owner Rob Riedy has constructed duplexes in this area and would like to
build additional garages for the duplexes on this lot because there is a demand for
garages and the lot is odd-shaped and not as conducive to construction of a duplex. The
RO Residential Office zone does not allow for self-storage and garages, but B2 General
Business does. The B2 General Business zone already exists immediately to the east of
this lot. The request is to extend the B2 to include this lot.
Marty Schmidt, 4075 Lee St., told the commission that he objects to the rezoning
because B2 now would allow for other uses in the future other than garages. Schmidt
said he owns a self-storage unit and if the garages were used in that way they would
likely attract trash. He doesn’t think a lot full of garages, or a lot that was zoned to be
used for a convenience store, outdoor vehicle storage or other business use in the
future, matches the neighborhood and his $500,000 home.
O’Neill closed the public hearing.
A motion was made by Ruge and seconded by Monter to recommend denial of the
rezoning. Ruge said there appears to be adequate B2 zoned land already in the area, the
rezoning of this lot is not necessary, and a neighbor who testified was against the
rezoning. O’Neill added that the rezoning would change the character of the
neighborhood.
The motion to deny carried with seven members in favor (O’Neill, Ruge,
Maurer, Robb, Monter, Rainforth and Kjar) and no members voting no or
abstaining.
6.Public Hearing – Blight and Substandard Study - Cairo – Concerning a blight and
substandard study for the entire Village of Cairo, incorporating areas that have been
previously declared blighted and substandard in the Village of Cairo, Hall County,
Nebraska. (C-16-2017C)
O’Neill opened the public hearing.
Nabity and Consultant Joe Johnson from Olsson Associates presented the blight study.
Johnson said this supplements the previous blight studies in Cairo. Nabity said if this
final study is accepted, the entire Village of Cairo would be declared blighted and
substandard. Nebraska state law allows villages to be 100 percent blighted and
substandard for redevelopment purposes, Nabity said.
O’Neill closed the public hearing.
A motion was made by Robb and seconded by Maurer to approve the blight and
substandard study for the Village of Cairo and Resolution No. 2017-08.
The motion carried with seven members in favor (O’Neill, Ruge, Maurer, Robb,
Monter, Rainforth and Kjar) and no members voting no or abstaining.
7.Final Plat – Wilson’s Second Subdivision– located south of Airport Road and east of
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St. Paul Road and the Union Pacific Railroad tracks, in the City of Grand Island, Hall
County, Nebraska. (2 lots and 11.98 acres)
A motion was made by Ruge and seconded by Kjar to approve the final plat of
Wilson’s Second Subdivision.
The motion carried with seven members in favor (O’Neill, Ruge, Maurer, Robb,
Monter, Rainforth and Kjar) and no members voting no or abstaining.
Maurer left the meeting at 6:20 p.m. and the remaining items were presented as
an informational study session as the commission no longer had a quorum.
8.Report on Grand Island Northwest Bridge Replacement Project (Project Number
BRO-7040(25); Control Number 42322) – Hall County Engineer Steve Riehle. (C-
17-2017HC)
Riehle said the 1935 pony truss bridge on Monitor Road just south of White Cloud
Road will be replaced with a concrete-cast-in-place-slab bridge as part of a Federal Aid
Project. He called the new 102-foot-long bridge a “Cadillac” with a price tag of about
$856,000. In response to questions, Riehle said the new bridge will be 30-feet wide to
accommodate farm trucks. Riehle said the current bridge is deficient and is posted for 9
ton capacity only – meaning only empty trucks should be crossing it. Construction is
planned for Fall 2018 with the new bridge being open to traffic in Summer 2019. Public
comment is open through May 17, 2017.
9.R-5 Zoning District Presentation - Amos Anson – Developer Amos Anson gave a
half-hour presentation on a proposed R-5 residential housing district to allow for homes
to be built on smaller, more affordable lots. Current residential lots cost about $35,000
each. Anson said by reducing lot width and some setbacks, that price could be reduced
to $22,000 to $28,000 per lot. He presented a concept for R5 which would allow for a
24 foot wide residential lot, instead of the 50 foot wide lot now allowed as the
minimum width under R2 and R3 regs. R2 requires a 25 foot front yard setback, a 20
foot back yard setback and a 5 feet side yard setback. It allows for 35 percent coverage,
which equates to a 2,100 square foot house on the smallest possible lot. R3 requires 20
foot front yard setback, 15 feet back yard setback and 5 feet side yard setback. R3
allows for 50 percent coverage which equates to a 3,000 square foot house on the
smallest possible lot. By going to R5 with the 24-feet wide minimum wide and keeping
a 15 to 20 feet front yard setback, 15 feet back yard setback and a 5 feet side yard
setback and 50 percent coverage, a 1,500 square feet house could be built on the
smallest possible lot. Anson said everything basically stays the same except that the
minimum lot square footage drops from 6,000 to 3,000 with the minimum width
dropping from 50 feet to 24 feet. Anson showed a proposed Habitat housing project on
land off of Capital Avenue near the Nebraska Central Railroad tracks. He showed how
17 homes could be built there under current regs, or 22 homes under 24-foot wide lots.
By reducing street width from the standard 37 feet down to 26 feet with no parking on
the street, a total of 28 lots could be built. Anson showed a design that had an interior
community parking lot along with driveway parking for the homes. With 28 lots, Anson
said the lot price would be $22,024. Besides reducing the construction costs by
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lowering the lot fee, Anson said the additional lots increasing the tax revenue by nearly
$10,000 more a year (from $1,979 on 17 lots to $1,979 on 22 lots). A brand new,
smaller home could more energy efficient than an older home, Anson said. He also
stated that Grand Island has 207 homes of 600 or less square feet already and 4,797 that
total between 600 and 1,100 square feet. Many of those homes were World War II
vintage. Anson said he would like to build three sizes of homes in the proposed Habitat
development – a 24-by-24 home, a 24-by-32 home and a 24-by-40 home. Robb said he
was concerned about the lack of parking. O’Neill said he likes the concept of more
affordable, efficient housing, but thinks the parking issue will be a hard sell. Nabity
said smaller lots are seen in Lincoln and Omaha. Grand Island also allows for
residential housing on a 30 foot wide lot in the B2 district. Ruge wondered if the small
homes would appraise out for loans. Anson said he’s checked with underwriters and
there doesn’t appear to be a problem since the homes are single-family.
10. Hall County Zoning Review Committee Report - Nabity reported that the committee
met just prior to the Regional Planning Commission meeting. Letters regarding the
livestock regulation discussion have been received and more are expected. Comments
will be accepted for another 30 days as the committee continues its review, Nabity said.
Meantime, the Hall County Board of Supervisors is moving forward with a public
hearing on the Livestock Friendly County designation. That hearing will be held at 9:30
a.m. Tuesday, May 16 at the supervisors’ board room.
11. Director’s Report – Nabity reported that he will be attending the American Planning
Association Conference in New York City.
12. Next Meeting June 7, 2017.
13. Adjourn
O’Neill adjourned the meeting at 7:04 p.m.
___________________________________________
Leslie Ruge, Secretary
By Tracy Overstreet Gartner
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Hall County Regional Planning
Commission
Wednesday, June 7, 2017
Regular Meeting
Item F1
One and Six Year Road Plan-Hall County
Staff Contact: Chad Nabity
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Hall County Regional Planning
Commission
Wednesday, June 7, 2017
Regular Meeting
Item F2
Redevelopment Plan-Hedde Building Grand Island
Staff Contact: Chad Nabity
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Agenda Item #5
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
May 26, 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 201-205 W. 3rd Street in
Grand Island, in Hall County, Nebraska to support this development. (C-19-2017GI)
PROPOSAL:
The Hedde Building LLC is proposing to renovate the first floor of this space for commercial
space and the second and third floors for residential uses. The property is zoned B-3 Heavy
Business and a mixed use building such as this is a permitted principal use.
OVERVIEW:
The purpose of the CRA and the designated blight and substandard areas is to provide
incentives for development in underdeveloped areas of the community. This proposed plan
encourages a mix of commercial and residential uses that has been identified as a priority
for development in the downtown area. This area has already been declared blighted and
substandard by the CRA, the Hall County Regional Planning Commission and the Grand
Island City Council.
This project is consistent with the existing zoning and the future land use plan for this
area within the City of Grand Island. This is evident by the fact that the property is zoned B-
3 Heavy Business. The B-3 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 for commercial
and residential uses here.
The Planning Commission is required to comment on these applications to confirm that
expenditure of public funds through TIF is not supporting uses that would be inconsistent
with the comprehensive plan. The proposed use for a mixed use development at this
location appears to be supported by the plan.
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RECOMMENDATION:
That the Regional Planning Commission recommends that City Council approve of the
redevelopment plan amendment as submitted. A resolution is attached for your
consideration.
___________________ Chad Nabity AICP, Planning Director
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Redevelopment Plan Amendment
Grand Island CRA Area 1
May 2017
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 201-205 W 3rd
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 Hedde Building located at 201-205 W 3rd Street into a mixed use
building containing 16 one bedroom apartments on the second and third floors and
commercial space on the first floor and 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. The addition of the residential
units is consistent with the downtown redevelopment plan and priorities to add 50
residential units downtown by 2019. With these units, 31 new residential units have been
proposed since 2015. This project would not be possible without the use of TIF.
Hedde Building LLC is the owner of the property. Hedde Building LLC purchased this
property in 2016. 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, 2019 towards the allowable costs and associated
financing for the renovation of this building.
TAX INCREMENT FINANCING TO PAY FOR THE REHABILITATION OF THE
PROPERTY WILL COME FROM THE FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
201-205 W 3rd Street in Grand Island Nebraska (Hedde Building)
Legal Descriptions: Lot One (1) in Block Sixty -Five (65) Original Town, Grand
Island, Hall County, Nebraska
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Existing Land Use and Subject Property
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The tax increment will be captured for the tax years for which the payments become
delinquent in years 2019 through 2033 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
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declaration was made after a public hearing with full compliance with the public
notice requirements of §18-2115 of the Act.
2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (13)
(a) and §18-2110]
Grand Island adopted a Comprehensive Plan on July 13, 2004. This redevelopment plan
amendment and project are consistent with the Comprehensive Plan, in that no changes in
the Comprehensive Plan elements are intended. This plan merely provides funding for
the developer to rehabilitate the building for permitted uses on this property as defined by
the current and effective zoning regulations. The Hall County Regional Planning
Commission held a public hearing at their meeting on June 7, 2017 and passed
Resolution 2017-09 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)]
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City of Grand Island Future Land Use Map
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d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned 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] Sue Pirnie a member of the
Authority is an investor in Hedde Building LLC. As an investor in the project she will
recuse herself from any decisions regarding this project. No other 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.
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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 $2,840,322
along with $295,000 for site improvement and planning related expenses for
Architectural and Engineering services of $250,400 and are included as a TIF eligible
expense. Legal, Developer and Audit Fees including a reimbursement to the City and the
CRA of $124,373 are included as TIF eligible expense. The total of eligible expenses for
this project is $3,510,095. The CRA has been asked to grant $240,000 to this project to
offset the cost of life safety improvements and $300,000 for façade improvements. The
total eligible expenses for this project less other grant funds by the CRA is $2,970,095.
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 $603,425 from the proceeds of the TIF it is
anticipated that this will generate a loan of $420,000. This indebtedness will be repaid
from the Tax Increment Revenues generated from the project. TIF revenues shall be
made available to repay the original debt and associated interest after January 1, 2019
through December 2033.
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
Grand Island Regular Meeting - 6/7/2017 Page 58 / 100
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.
8. Time Frame for Development
Development of this project is anticipated to be completed between July 2017 and
December of 2018. Excess valuation should be available for this project for 15 years
beginning with the 2019 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 and
basement will be used for commercial tenant space.
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 $603,000 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
$240,000 and an additional façade improvement grant of $300,000. This investment by
the Authority will leverage $2,803,493 in private sector financing; a private investment of
$2.45 for every TIF and grant dollar investment.
Grand Island Regular Meeting - 6/7/2017 Page 59 / 100
Use of Funds.
Description TIF Funds Other Grants Private Funds Total
Site Acquisition $150,000 $150,000
Legal and Plan*$124,373 $124,373
Engineering/Arch $250,400 $250,400
Tenant
Buildout/Furnishings $295,000 $295,000
Renovation $603,425 $1,696,8971i $2,300,322
Life Safety $240,000 $240,000
Façade $300,000 $300,000
Financing Fees $88,000 $88,000
Contingency $198,823 $198,823
TOTALS $603,425 $540,000 $2,803,493 $3,946,918
Tax Revenue. The property to be redeveloped is anticipated to have a January 1, 2018,
valuation of approximately $101,218. Based on the 2016 levy this would result in a real
property tax of approximately $2,200. It is anticipated that the assessed value will
increase by $1,851,184 upon full completion, as a result of the site redevelopment. This
development will result in an estimated tax increase of over $40,228 annually. The tax
increment gained from this Redevelopment Project Area would not be available for use
as city general tax revenues, for a period of 15 years, or such shorter time as may be
required to amortize the TIF bond, but would be used for eligible private redevelopment
costs to enable this project to be realized.
Estimated 2018 assessed value:$ 101,218
Estimated taxable value after completion $ 1,952,402
Increment value $ 1,851,184
Annual TIF generated (estimated)$ 40,228
TIF bond issue $ 603,425
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $101,218.
The proposed redevelopment will create additional valuation of $1,851,184. 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;
1 This includes $1,122,186 of Historic Tax Credits
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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 as these are one bedroom units located downtown. 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, 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.
(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 July of
2017 and December 31 of 2018. The base tax year should be calculated on the value of
the property as of January 1, 2018. Excess valuation should be available for this project
for 15 years beginning in 2019 with taxes due in 2020. 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 $603,425 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 $2,430,095 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.
i
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Resolution Number 2017-09
HALL COUNTY REGIONAL PLANNING COMMISSION
A RESOLUTION RECOMMENDING APPROVAL OF A SITE SPECIFIC
REDEVELOPMENT PLAN OF THE CITY OF GRAND ISLAND, NEBRASKA;
AND APPROVAL OF RELATED ACTIONS
WHEREAS, the Chairman and Board of the Community Redevelopment Authority of the City of
Grand Island, Nebraska (the “Authority”), referred the Redevelopment Plan for 201-205 W. Third St.
by Hedde Building 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: June 7, 2017
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST:By: ___________________________________
Chair
By: ___________________________________
Secretary
Grand Island Regular Meeting - 6/7/2017 Page 62 / 100
Hall County Regional Planning
Commission
Wednesday, June 7, 2017
Regular Meeting
Item F3
Redevelopment Plan-Cairo
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 6/7/2017 Page 63 / 100
Agenda Item #6
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
May 26, 2017
SUBJECT:
Redevelopment plan amendment for property located in a Blight and Substandard Area in
Cairo for a Site Specific Redevelopment Plan on Lots 4, 5, 6, and 7 of Robinson Estates
Subdivision in Cairo, Hall County, Nebraska to support this development. (C-20-2017C)
PROPOSAL:
HOMS LLC is proposing to build duplexes at this location. The property is zoned R-6 Multiple-
Family Residential District as this is a permitted principal use.
OVERVIEW:
The purpose of the CRA and the designated blight and substandard areas is to provide
incentives for development in underdeveloped areas of the community. This proposed plan
encourages the development of housing within Cairo. This area has already been declared
blighted and substandard by 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 R-6
Multiple-Family Residential District. The R-6 zone allows for a variety of 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 Cairo Comprehensive Plan calls for residential uses
here.
The Planning Commission is required to comment on these applications to confirm that
expenditure of public funds through TIF is not supporting uses that would be inconsistent
with the comprehensive plan. The proposed use for a mixed-use development at this
location appears to be supported by the plan.
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RECOMMENDATION:
That the Regional Planning Commission recommends that the Cairo Village Board approve
of the redevelopment plan amendment as submitted. A resolution is attached for your
consideration.
___________________ Chad Nabity AICP, Planning Director
Grand Island Regular Meeting - 6/7/2017 Page 65 / 100
DESCRIPTION OF PROJECT AND
REDEVELOPERS REDEVELOPMENT PLAN FOR
HOMS, LLC, PROJECT
OVERVIEW:
This plan is intended to redevelop an area within the Village of Cairo pursuant to the
Community Development Law of the State of Nebraska.
The Redeveloper will acquire and rehabilitate the real estate in the Redevelopment Area by
acquiring the site, undertaking site preparation, utility extension, onsite roadway and
construction of three duplex residential buildings on the real estate described on Exhibit 1.
The Redeveloper will not develop the project in the redevelopment area or elsewhere without the
benefit of tax increment financing. The costs of the project are simply too great to be absorbed
by the Redeveloper without the assistance of tax increment financing. All financing for the
project is entirely contingent on a grant from tax increment financing. The Redeveloper
proposes that the Community Development Agency issue Bonds to be repaid from the
incremental tax revenues generated by the redevelopment project pursuant to §18-2147 of the
Nebraska Revised Statutes, for a period of 15 years from an effective date estimated to be
January 1, 2018. The Redeveloper will use the proceeds of the Bonds to assist in the acquisition
and construction of the Project in accordance with the Act.
THE REDEVELOPMENT PLAN:
1. Relationship of Plan to Local objectives for appropriate land use: This plan contemplates a
change in current land use. The use will shift from vacant to residential. Reutilization of the
existing real estate meets existing local objectives for appropriate land use for the area affected
by this plan.
2. Relationship of Plan to Local objectives for improved traffic flow and public utilities in plan
area: This plan does not contemplate new roads. There will be a burden on traffic flow as new
residents and visitors will access the facility from adjacent streets. Extension of utilities to the
project from current mains will be required.
3. Relationship of Plan to Local objectives for community facilities: This plan neither provides
nor requires any additional community facilities. However, it will provide badly needed
residential units in the community.
4. Redevelopment project boundaries: Exhibit 2 shows the boundaries of the project. The
property is unimproved.
5. Proposed land use plan: Exhibit 2 shows the proposed land use plan after redevelopment as a
residential development.
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6. Information on standards for population densities; land coverage; building intensities; and
land coverage after redevelopment: Population will increase as 6 new families will reside in the
area after project completion. Building coverage of the area will conform to current zoning
limitations. Exhibit 2 shows land coverage and building intensities after redevelopment.
7. Statement regarding change in street layouts: This Plan proposes no change in street layout.
8. Site plan after redevelopment: Exhibit 2 is an accurate site plan of the redevelopment project
after redevelopment.
9. Statement as to the kind and number of additional public facilities or utilities required to
support land use after redevelopment: No additional public utilities are required to support the
proposed change.
10. Public cost/benefit analysis: This plan requires that the Redevelopers will construct 3 new
duplex housing units. No public funds, other than the tax increment financing benefit will be
used on the structures. The Redeveloper will provide all financing for the project. The
Redeveloper will obtain funds for the purchase of the Bonds issued by the Agency, or purchase
such bonds outright. Such bonds shall not be backed by the Village or the Agency, and will only
be repaid from the increased ad valorem tax stream created by the project rehabilitation, over a
15 year period estimated to commence January 1, 2018. After the 15-year TIF period, the
increased taxes will be paid to the normal taxing authorities.
Each of the 3 duplexes are estimated to cost $365,000. At the current tax level the property taxes
will exceed $24,000 annually after the bonds are paid off.
Estimates of eligible expenses for a grant for this project are $67,000 for land purchase, $20,000
for street improvements, $8,000 for a blight study and 10,000 for planning and legal expenses.
The project does not create new employment in the area. However it will provide housing for
employees that currently commute into the Village for employment. Little impact will be felt by
employees or employers in the Project area or the surrounding area Therefore, no undue stress
on the school system, police or fire protection is contemplated. No tax shifts have been
identified. No adverse impact to other employers in the area is contemplated. The Agency has
not identified any additional negative impacts to citizens or taxing entities affected by the
Redevelopment Project. After the TIF bonds are paid in full, a substantial increase in real
property valuation will occur in the Village.
11. Pledge of Incremental Taxes. Pursuant to Section 18-2147 of the Act, any ad valorem tax
levied upon real property in the Redevelopment Project area specified in the plan, shall be
divided, for the period not to exceed 15 years after the effective date of the provision, which
effective date will be established in the bond resolution providing for the issuance of the TIF
Indebtedness. The tax shall be divided as follows:
a. That portion of the ad valorem tax which is produced by levy at the rate fixed
Grand Island Regular Meeting - 6/7/2017 Page 67 / 100
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 Agency 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 Agency 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 Agency 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.
Grand Island Regular Meeting - 6/7/2017 Page 68 / 100
Exhibit 1
Lots 4, 5, 6, and 7 of Robinson Estate Subdivision to the Village of Cairo, Hall County,
Nebraska.
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Exhibit 2
Lot layout
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Resolution Number 2017-10
HALL COUNTY REGIONAL PLANNING COMMISSION
A RESOLUTION RECOMMENDING APPROVAL OF A SITE SPECIFIC
REDEVELOPMENT PLAN OF THE VILLAGE OF CAIRO, NEBRASKA; AND
APPROVAL OF RELATED ACTIONS
WHEREAS, the Chairman and Board of the Village of Cairo, Nebraska (the “Village”) , referred
the Redevelopment Plan for the Village of Cairo, HOMS 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 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: June 7, 2017.
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST:By: ___________________________________
Chair
By: ___________________________________
Secretary
Grand Island Regular Meeting - 6/7/2017 Page 72 / 100
Hall County Regional Planning
Commission
Wednesday, June 7, 2017
Regular Meeting
Item M1
Final Plat-Lueck Estates Sub
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 6/7/2017 Page 73 / 100
May 23, 2017
Dear Members of the Board:
RE: Final Plat – Lueck Estates Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Lueck Estates Subdivision, located in Hall County,
Nebraska.
This final plat proposes to create 1 lot, on a tract of land comprising part of the
Southeast Quarter (SE 1/4) of Section Twenty Seven (27), Township Nine (9) North,
Range Ten (10) West of the 6th P.M. in Hall County, Nebraska, said tract containing
1.310 acres.
You are hereby notified that the Regional Planning Commission will consider this
final plat at the next meeting that will be held at 6:00 p.m. on June 7, 2017 in the
Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
Cc: County Clerk
County Attorney
County Zoning
County Building
County Public Works
County Assessor/Register of Deeds
Manager of Postal Operations
Rockwell and Associates
This letter was sent to the following School Districts 2, 19, 82, 83, 100, 126.
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Hall County Regional Planning
Commission
Wednesday, June 7, 2017
Regular Meeting
Item M2
Leifeld Sub (at 5:45 p.m. meeting)
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 6/7/2017 Page 78 / 100
May 23, 2017
Dear Members of the Board:
RE: Final Plat – Leifeld Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Leifeld Subdivision, located in Hall County,
Nebraska.
This final plat proposes to create 1 lot, on a tract of land comprising part of the
Southeast Quarter of the Northeast Quarter (SE 1/4, NE 1/4) in Section Thirty (30),
Township Twelve (12) North, Range Eight (8) West of the 6th P.M. in Merrick
County, Nebraska, said tract containing 7.51 acres.
You are hereby notified that the Interjurisdictional Planning Commission will
consider this final plat at the next meeting that will be held at 5:45 p.m. on June 7,
2017 in the Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
Cc: Grand Island City Clerk Merrick County Clerk
Grand Island City Attorney Merrick County Attorney
Regional Planning Merrick County Zoning
Grand Island Building Merrick County Building
Grand Island Public Works Merrick County Public Works
Hall County Assessor/Register of Deeds Merrick County Assessor/Deeds
Manager of Postal Operations Merrick County Surveyor
This letter was sent to the following School Districts 2, 19, 82, 83, 100, 126.
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Hall County Regional Planning
Commission
Wednesday, June 7, 2017
Regular Meeting
Item 1
Complete Streets
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 6/7/2017 Page 83 / 100
Agenda Item #8
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
May 26, 2017
SUBJECT:
The Central District Health Department (CDHD) received a grant in 2015 related to the
Walkable Communities Initiative sponsored by the Nebraska Department of Health and
Human Services. Amy Roberts with CDHD has been spearheading this effort locally. As
part of the process they sponsored a walking and biking summit and several public meetings
with citizens and interested parties in Grand Island. One of the goals from the summit was
to create a complete streets policy for the City of Grand Island. A complete streets policy
recognizes that all modes of transportation (motor vehicles, transit, walking, & biking) are
important to a community. (C-22-2017GI)
PROPOSAL:
The proposal is that the attached policy will be adopted by the Grand Island City Council. The
policy does not require the City or developers to follow the precepts of complete streets, but
rather is a lens through which subdivisions and street improvement projects should be viewed.
Adoption of this policy by the Grand Island City Council will set a clear standard of review for
these projects and proposals.
OVERVIEW:
A subcommittee consisting of members of the public, representatives from CDHD and the City
of Grand Island have worked to create a complete streets policy for the City of Grand Island.
The policy is attached and the presentation will discuss the concepts embedded within the
policy and how Grand Island has implemented portions of this policy in some places, where we
have missed the mark and have issues, and how to frame questions for future development to
minimize these conflicts.
RECOMMENDATION:
The Regional Planning Commission does not need to take any specific action on this
proposal, but after adoption, this policy will be used by staff when evaluating subdivision
projects throughout the city. It will likely result in some changes in subdivision design and
layout to better facilitate all modes of transportation.
___________________ Chad Nabity AICP, Planning Director
Grand Island Regular Meeting - 6/7/2017 Page 84 / 100
2017
Grand Island Complete Streets Action Team
3/29/2017
Complete Streets Grand Island
“The City of Grand Island will plan for, design, and construct a multimodal transportation
network that is safe, efficient, and accessible for people of all ages and abilities. This
transportation system will enhance Grand Island’s quality of life by promoting
interconnectivity, economic development, mobility, equity, safety, and public health.”
Photo by Lauren Farris
Grand Island Regular Meeting - 6/7/2017 Page 85 / 100
TABLE OF CONTENTS II | PAGE
Acknowledgements…………………………………………………………………………………………………………………………………III
Complete Streets Policy
1.0 Vision………………………………………………………………………………………………………………………………………………….1
2.0 Complete Streets
Principles…………………………………………………………………………………………………………………………………………….1
3.0 Applicability and Jurisdiction……………………………………………………………………………………………………………..2
4.0 Exceptions…………………………………………………………………………………………………………………………………………..2
5.0 Next Steps…………………………………………………………………………………………………………………………………………..3
Guidance on Implementation……………………………………………………………………………………………………………………5
Appendix A: Complete Streets Policy Development Process…………………………………………………………………….9
Appendix B: Complete Streets Implementation Timeline…………………………………………………………………………10
Appendix C: Complete Streets Resources………………………………………………………………………………………………….11
Appendix D: Complete Streets Definitions……………………………………………………………………………………………….13
Grand Island Regular Meeting - 6/7/2017 Page 86 / 100
ACKNOWLEDGEMENTS III | PAGE
Acknowledgments
Grand Island’s Complete Streets initiative is a collaborative process between policy makers, community leaders,
residents, city agencies, transportation advocates, and professionals.
Complete Streets Action Team
Allan Zafft, MPO Program Manager
City of Grand Island, Public Works
Department
Amy Roberts, Health Educator
Central District Health Department
Benjamin Newton, Environmental
Sustainability Director
Central Community College, Grand Island
Chad Nabity, Director
Hall County Regional Planning Department
Fred Graves, Service Coordinator
Division of Developmental Disabilities, NE
DHHS
Mitchell Nickerson,
City of Grand Island, City Council
Ryan King, Assistant Health Director
Central District Health Department
Terry Brown, Assistant Public Works
Director
City of Grand Island, Public Works
Department
Buzz Douthit, Community Advocate
Stakeholders
These stakeholders reviewed the policy and provided feedback. They include, but are not limited to:
John Collins, City of Grand Island, Public
Works Department
Jeremy Rogers, City of Grand Island, Public
Works Department
Todd McCoy, City of Grand Island, Parks &
Recreation Department
Fred Hotz, City of Grand Island, Fire
Department
Shannon Callahan, City of Grand Island,
Public Works Department
Craig Lewis, City of Grand Island, Building
Department
Dr. Greg Smith, Central Community College
Dr. Deborah Brennan, Central Community
College
Dr. Robin Dexter, Grand Island Public
Schools
A special thank you to Julie Harris with the
Nebraska Bicycling Alliance and Jeremy Grandstaff
with S & G Endeavors for their support in the policy
development process.
This policy was adapted from the Omaha, NE
Complete Streets Policy.
Grand Island Regular Meeting - 6/7/2017 Page 87 / 100
GRAND ISLAND COMPLETE STREETS POLICY 1 | PAGE
1.0 Vision
1.1 Vision Statement
The City of Grand Island will plan for, design, and construct a multimodal transportation network that is
safe, efficient, and accessible for people of all ages and abilities. This transportation system will
enhance Grand Island’s quality of life by promoting interconnectivity, economic development, mobility,
equity, safety, and public health.
1.2 Users
This transportation network will be planned and developed, with context in mind, to enable safe,
efficient, and equitable access for pedestrians, cyclists, assistive mobility device users, transit users,
motorists, commercial vehicles, and users of other common modes of transportation.
2.0 Complete Streets Principles
2.1 Complete Streets serve all users and modes.
The City will develop the community’s streets and right-of-way so as to promote a safe, reliable,
efficient, integrated and connected transportation system that will promote access, mobility and health
for all users: people traveling as pedestrians and by bicycle, transit riders, motorists and others. City
streets and/or street networks will accommodate emergency responders and freight needs as well, in a
manner consistent with this policy and in compliance with the most currently adopted version of
Appendix D of the International Fire Code.
2.2 Complete Streets require connected travel networks.
Complete Streets require connected travel networks. Routes will be connected to create complete
transportation networks that provide travelers with multiple choices of travel routes within and
between neighborhoods reducing congestion on major roadways.
2.3 Complete Streets require best-practice design criteria and context-
sensitive approaches.
In recognition of context sensitivity, public input and the needs of many users, the City will align related
goals, policies, and code provisions to create Complete Streets solutions that are appropriate to
individual contexts; that best serve the transportation needs of all people using streets and the right-of-
way; and that support the land-use policies of the most current City of Grand Island Comprehensive Plan
and GIAMPO Long Range Transportation Plan.
The City will take a flexible, innovative, and balanced approach to creating context-sensitive Complete
Streets that meet or exceed national best-practice design guidelines. Design criteria will not be purely
prescriptive but will be based on the thoughtful application of engineering, architectural, and urban
design principles.Complete Streets PolicyGrand Island Regular Meeting - 6/7/2017 Page 88 / 100
GRAND ISLAND COMPLETE STREETS POLICY 2 | PAGE
2.4 Complete Streets are the work of all City departments.
Complete Streets are the work of all City departments and other partners. The City will foster
partnerships internally and externally to develop facilities and accommodations that further the City's
Complete Streets policy and continue such infrastructure beyond the City's borders.
2.5 Complete Streets include all roadways and all projects and phases.
The City and partners will approach every transportation improvement and project phase as an
opportunity to create safer, more accessible streets for all users. The City will establish a procedure by
which Complete Streets is incorporated into the routine planning, design, implementation, and
operation of all transportation infrastructure upon adoption of this policy.
2.6 Complete Streets require appropriate performance measures.
City will measure, or reference, the success of this Complete Streets policy using the following, but not
limited to, performance measures:
Linear feet of new/ reconstructed sidewalks and trails
Linear distance of new/ restriped on-street bicycle facilities
Number of new/ reconstructed curb ramps
Number of traffic calming projects approved and implemented
Number and status of complete crosswalk and intersection improvements
Number of new and reconstructed streets
Number of newly connected routesi and/or neighborhoods
Unless otherwise noted above, within 24 months of adoption, the City will create individual
numeric benchmarks for the performance standards deemed appropriate. These performance
standards will be tracked and compared annually with the annual report posted on-line.
3.0 Applicability and Jurisdiction
Prior to work, projects will be assessed based on the existing and future context of the affected
transportation infrastructure within the overall multi-modal network, as identified by recognized plans
including those with pedestrian, bicycle, and transit guidelines. The Complete Streets policy will apply to
all public and private street design, construction, and retrofit projects managed and implemented by the
City of Grand Island initiated after the Policy adoption, except in unusual or extraordinary circumstances
contained in Exceptions below.
4.0 Exceptions
Not every street can be complete for each traveler, and exceptions may be requested for projects.
Exceptions should not become common. However, no request for exception is needed when
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GRAND ISLAND COMPLETE STREETS POLICY 3 | PAGE
1.Routine maintenanceii activities designed to keep transportation facilities in serviceable
condition (e.g. mowing, cleaning, sweeping, spot repair, and surface treatments such as chip
seal, or interim measures, on detour routes.) Or,
2.Reconstruction of the right-of-way is due to an emergency.
Requests will be considered by a committee consisting of the Public Works Department, Planning
Department, Parks Department and other critical stakeholders when:
1.Bicycle, pedestrian, and or motorized vehicles are prohibited by law from using the facility.
2.Contrary to acceptable guidance on public safety ,
3.Cost is excessively disproportionate to the need for probable use.
4.Other factors indicate the absence of need, including future need (e.g. low density or rural area;
existing parallel facilities that provide adequate accommodation for other users.) In
determining future need, exemptions committee will consult relevant City and regional long
range plans for land use and transportation.
Exclusive of Exceptions 1 and 2 above, the planning and public works directors will document and
explicitly explain why a transportation project is exempt from this policy. This explanation will be issued
in the form of an official memorandum and a complete streets process checklist. When projects or
related contracts require City Council approval, this memorandum will also be submitted to City Council.
5.0 Next Steps
The City recognizes that "Complete Streets" may be achieved through single elements incorporated into
a particular project or incrementally through a series of smaller improvements or maintenance activities
over time. Additionally, the City recognizes the importance of approaching transportation projects
within the context of the larger street network, and that all modes do not necessarily need to receive
the same type of accommodation and space on every street.
To carry out this policy, the City of Grand Island will take the following next steps:
1.The Public Works and Planning Departments and other relevant departments, agencies, or
committees will incorporate Complete Streets principles into all existing plans, manuals,
checklists, decision-trees, rules, regulations, and programs as appropriate;
2.The Public Works and Planning Departments and other relevant departments, agencies and
committees will review current design standards, including subdivision regulations which apply
to new roadway construction, to ensure that they reflect the best available design standards
and guidelines, and effectively implement Complete Streets in accordance with this policy;
3.When available, the City will encourage staff professional development and training on non-
motorized transportation issues through attending conferences, classes, seminars, and
workshops;
4.City staff will identify all current and potential future sources of funding for street
improvements and recommend improvements to the project selection criteria to support
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GRAND ISLAND COMPLETE STREETS POLICY 4 | PAGE
5.City staff will develop a public and stakeholder engagement strategy/plan.
5.1 Code Amendments
The City of Grand Island Comprehensive Plan and applicable municipal codes will be revised to
incorporate the principles and provisions of this Complete Streets Policy and be reviewed and updated
from time to time. All City of Grand Island manuals referenced in the City Code and administrative policy
that affect the design of roadways and facilities sited in the right-of-way, which affect the
implementation of this policy, will be reviewed and updated to make them consistent with its goals and
support its implementation. To facilitate near-term compliance with this policy, an interim advisory on
the design of streets and subdivisions that references national guidelines and manuals will be issued as
administrative policy and also will address the applicability of this policy to private development.
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GRAND ISLAND COMPLETE STREETS-IMPLEMENTATION GUIDANCE 5 | PAGE
Guidance on Implementation
1.0 Application to City Projects
All City capital improvement and utility projects, including roadways, initiated subsequent to the
adoption of this Policy, will fully integrate its Complete Streets goals and principles from the earliest
project scoping and budgeting phases. All projects will be initially defined such that the overall project
budget is sufficient to assure conformance with this policy.
2.0 Capital Improvement Projects
Consideration of this Complete Streets Policy and its long-range goals will be incorporated into the
planning, scoping, budgeting, funding, design, approval, and implementation process for all City
facilities, roadways, and right-of-way infrastructure. The Planning Department will provide coordination
and support. Departments will consult the Comprehensive Plan, Capital Improvement Program, Long
Range Transportation Plan, City utilities plans, and other relevant City master plans for guidance.
Departments will also consult District 4 Nebraska Department of Roads (NDOR) plans for further
coordination and guidance.
In planning and designing City projects within the city and growth boundary that include or impact
roadways, City Departments will consult the Public Works Department and will consult City master
plans and policies related to pedestrian, bicycle, transit, and vehicle transportation. All projects will
strive to advance and integrate multiple goals, including a high-quality public realm, placemaking, and
economic development. City projects will seek cost-saving opportunities through such integration.
Projects will anticipate opportunities to incrementally achieve fully complete streets and networks over
time, and in future phases of work. Departments will take care that their work does not adversely affect
the pedestrian realm and opportunities for multi-modal travel and facilities.
Projects should anticipate funding needs and seek resources to acquire necessary right-of-way and/or
easements. Where the costs of acquiring right-of-way to provide separate accommodations for each
mode of travel are cost-prohibitive, innovative or multi-use facilities within the existing right-of-way
that accommodate both pedestrians and bicyclists may be considered, if appropriate for the roadway
and its context.
For City parks projects, park land may be used for bicycle/pedestrian trails and other elements of the
transportation system that provide connectivity and support people’s access to parks and
recreational/outdoor activities. Storm water and flood control projects may also be used for such trails
and transportation projects.
City utilities and utility partners will provide guidance on ensuring that Complete Streets Policy
implementation does not create public safety hazards or reductions in levels of utility service
unacceptable to utility customers. Utility projects will seek to support and advance implementation of
this policy and related right-of-way conditions.Complete Streets Policy Implementation Grand Island Regular Meeting - 6/7/2017 Page 92 / 100
GRAND ISLAND COMPLETE STREETS-IMPLEMENTATION GUIDANCE 6 | PAGE
3.0 Project Budgets
It is the responsibility of each project to budget appropriately for implementation of this policy, in a
context-sensitive manner. This includes budgeting for right-of-way and/or easement acquisition. Where
primary funding sources for City projects are narrowly constrained (e.g. restricted to utility, affordable
housing, or other purposes), the City will actively pursue additional funding sources to allow
implementation of this policy to a high standard.
4.0 Private Projects
In reviewing zoning, site plans, subdivision plans, planned unit developments, and other projects that
include streets or private drives or other internal circulation routes, City staff will seek full compliance
with the intent of this Complete Streets Policy. To ensure that its goals and principles are fully
incorporated into the City of Grand Island zoning and development review process, staff across
departments will receive appropriate training. The Planning Department also will provide appropriate
information and education to the development community and applicants.
A system will be developed to track approvals of compliance. To assess impacts on Complete Streets, a
multi-disciplinary staff team including members of the public works, planning, parks & recreation, fire,
utilities, and building departments, will review such approvals annually. If City staff recommends
additional measures regarding private projects, that process will include public review and input.
5.0 Complete Streets Program
The City will implement this policy through a Complete Streets Program based in the public works, parks
& recreation, and planning departments. The Program will be developed and implemented in
consultation with other departments and partners. It will be appropriately staffed to provide multi-
modal transportation planning; it will be coordinated with City programs and initiatives for bicycling,
pedestrians, transit, and trails.
The Complete Streets Program will be structured as an element of the comprehensive plan and long
range transportation plan implementation and be inclusive of all relevant City Departments. The
Program will facilitate citywide staff training, public education, document development and/or updates,
departmental Complete Streets efforts, and other actions as necessary to fully implement this Complete
Streets policy.
An interim report on the development and progress of this program will be delivered to the Grand Island
City Council within 12 months of policy adoption.
6.0 Modal Networks
The City will advance projects that are needed to close gaps and to complete priority transportation
networks and routes for people using each individual travel mode.Complete Streets Policy Implementation Grand Island Regular Meeting - 6/7/2017 Page 93 / 100
GRAND ISLAND COMPLETE STREETS-IMPLEMENTATION GUIDANCE 7 | PAGE
7.0 Street Design Standards
The City will refer to the following national guidelines, recognized by the Grand Island City Council:
1.Designing Walkable Urban Thoroughfares: A context sensitive approach (Institute of
Transportation Engineers/Congress for the New Urbanism)
2.Urban Street Design Guide, and Urban Bikeway Design Guide (National Association of City
Transportation Officials)
Flexible and innovative context-sensitive design solutions that conform to these guidelines are
encouraged for both public and private projects. Updated street design standards and criteria that
reflect these national guides will be developed in the course of revising the Grand Island Street Design
Guidelines.
The design of roadway water quality controls and storm drain infrastructure (as required by ordinance
for new roadways and major roadway reconstructions) will be incorporated into this approach.
8.0 Storm Water Guidelines
Stormwater guidelines will reflect national best practices as well as compliance with current city Post-
Construction standards referenced in City policies. They shall address roadway design related to
stormwater infrastructure and management for both water quality and runoff volume; the linking of
trails and greenbelts with roadway networks; and other relevant sustainability, environmental, and
ecosystem goals.
The integration of streets principles and metrics shall be overseen by the Engineering Division of the
Public Works Department. They shall be administered as an integral part of street design and project
reviews.
9.0 Staff Training
The City will provide information and training on this Complete Streets policy and its principles, and
best practices for implementation, to relevant City staff across departments within 150 days of policy
adoption. Continuing education inclusive of all aspects of this policy will be provided on an annual basis.
The training materials will be offered to regional and City partner agencies.
10.0 Outreach and Education
The City will meet at least annually with representatives of Hall County, GIAMPO, and NDOR to review
best practices in Complete Streets implementation and evaluate cross-agency efforts. Such meetings
can occur in conjunction with currently scheduled GIAMPO Technical Advisory Committee and/or Policy
meetings. The City and partner organizations will then provide ongoing public information and
education about Complete Streets to Grand Island residents; community groups and leaders;
transportation, planning, design and engineering professionals; and the private development
community.Complete Streets Policy Implementation Grand Island Regular Meeting - 6/7/2017 Page 94 / 100
GRAND ISLAND COMPLETE STREETS-IMPLEMENTATION GUIDANCE 8 | PAGE
11.0 Metrics for Evaluation
Complete Streets Policy metrics will be developed, tracked, and reported. For mobility goals, they
include miles of new and improved sidewalks and bicycle facilities and other measures as referenced in
Complete Streets Principles section 2.6. Additional metrics that reflect the comprehensive goals of the
policy will be developed within 12 months of policy adoption.
12.0 Code Amendments
City staff, including the Subdivision Review Committee, will conduct a diagnosis to identify: 1) what, if
any, provisions in current code or criteria are in conflict with implementation of this Complete Streets
policy, or otherwise present impediments, and 2) what code and criteria amendments are needed, if
any, to address impediments or to otherwise advance the implementation of the Complete Streets
policy.
Upon adoption of a major revision to the City Code by the City Council, necessary updates on this policy
will be issued to create consistency with all zoning and subdivision regulations and language related to
roadways, right-of-way, street classifications, overlay districts, and other applicable elements.
13.0 Roles and Responsibilities
The Grand Island Public Works, Planning, and Parks & Recreation Departments, as the joint
administrators iiiof the Complete Streets Program, will have lead responsibility for implementation of
this policy.
Final authority for the construction of elements in the City right-of-way, as well as reporting
responsibility for exceptions granted to this policy, resides with the joint administrators. As per City
Code, the following functions and programs will be assigned to the Public Works Department: city
engineering; traffic engineering; street construction, maintenance and street lighting. The joint
administrators will collaboratively address these goals for the community’s roadways, coordinating with
other City departments and partner agencies as needed.
14.0 Annual Reporting
The joint administrators will report each exception granted through the mechanism established in this
policy, including City projects, and will oversee the timely public posting of such reports on the City of
Grand Island website.
An annual summary report on exceptions granted will be provided to a multi-disciplinary City staff team
responsible for guiding Complete Streets implementation. An annual report will be provided to the City
Council. This report will be provided no later than March of the year following the report activities.
Lastly, a private projects compliance approval report will be developed and reviewed annually, as
referenced in section 4.0 .Complete Streets Policy Implementation Grand Island Regular Meeting - 6/7/2017 Page 95 / 100
GRAND ISLAND COMPLETE STREETS – ADOPTION PROCESS 9 | PAGE
Appendix A: Complete Streets Policy Development Process
July 2015- Grand Island Design Team Meeting
o Summit planning and development.
November 2015- Grand Island Walking & Biking Summit
o Complete Streets identified as a community prioritized action item.
January 2016- Complete Streets Action Team established
February -June 2016- Complete Streets research and learning
July 2016- March 2017- Policy Development
o Researched peer cities and current examples of Complete Streets policies in Nebraska/
o Developed a vision.
o Drafted a Complete Streets Policy for Grand Island, using the Omaha Complete Streets
policy as a template.
o Stakeholder engagement.
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GRAND ISLAND COMPLETE STREETS- IMPLEMENTATION TIMELINE 10 | PAGE
Appendix B: Proposed Complete Streets Implementation Timeline
Next Steps
June 2017- Policy review by the Planning Commission
July 2017- Policy adoption by Grand Island City Council
By the End of 2017
Provide information and training on the Grand Island Complete Streets policy, Complete Streets
principles, and best practices for implementation to all relevant city staff.
2018/2019
Incorporate Complete Streets principles into all existing plans, manuals, checklists, decision-
trees, rules, regulations, and programs as appropriate;
Review current design standards, including subdivision regulations which apply to new roadway
construction, to ensure that they reflect the best available design standards and guidelines, and
effectively implement Complete Streets in accordance with this policy;
Seek out and encourage staff professional development and training on non- motorized
transportation issues through attending conferences, classes, seminars, and workshops;
(On-going) Identify all current and potential future sources of funding for street improvements
and recommend improvements to the project selection criteria to support Complete Streets
projects;
Report on the development and progress of the Complete Streets Program.
Develop additional Complete Streets evaluation metrics, as needed.
2019/2020
Develop individual numeric benchmarks for Complete Streets performance measures.
Annually
Provide Complete Streets Annual Benchmark Report, including exceptions granted, to City
Council.
Review of private project compliance approval report.
Review and evaluate cross-agency Complete Streets efforts in conjunction with GIAMPO
Technical Advisory Committee meetings or GIAMPO policy meetings.
Provide continuing education related to the Grand Island Complete Streets policy and principles
for:
o City staff
o Partner organizations
o Private developers
o Transportation, planning, design and engineering professionals
o General public
Grand Island Regular Meeting - 6/7/2017 Page 97 / 100
GRAND ISLAND COMPLETE STREETS-RESOURCES 11 | PAGE
Appendix C: Complete Streets Resources
Best Complete Streets polices of 2015 by Smart Growth America National Complete Street Coalition
https://smartgrowthamerica.org/resources/best-complete-streets-policies-of-2015/
In 2015, communities passed a total of 82 Complete Streets policies. Nationwide, a total of 899
Complete Streets policies are now in place, in all 50 states, the Commonwealth of Puerto Rico, and the
District of Columbia.
Best Complete Street Policies: Cover all users
o Cars and motorists
o Transit vehicles and users
o Travelers of all ages and abilities
Best Complete Streets Policies
o Specify any exceptions and require high level of approval of them
o Allow flexibility in balancing user needs
Best Complete Street Policies
o Apply to new and retrofit projects
o Direct use of latest and best design standards
o Direct the Complete Streets solutions fit in with the context of a city
o Establishes performance standard measures of success
Implementation from policy to practice (prompt the following changes)
o Develop procedures
o Streamline design manuals
o Train planners and engineers
o Retool measures to track outcomes
Complete Streets from Policy to Project: The Planning and Implementation of Complete Streets and
Multiple Scales.
http://www.smartgrowthamerica.org/complete-streets/a-to-z
o Framing and positioning
o Institutionalization of Complete
Streets
o Analysis and evaluations
o Project delivery and
construction
o Promotion and education
o Funding
o AASHTO (American Association
of State Highway and
Transportation Officials)
o Green Book
o Ped Guide from 2004
o Sidewalks
o Crossing the street
o Medians and islands
o Intersection design
o Traffic signals
o Crosswalks
o Crosswalk marking
o Curb extensions - AASHTO
sight lines
o Transit
o Bicycles
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GRAND ISLAND COMPLETE STREETS-RESOURCES 12 | PAGE
USDOT Policy
www.fha.dot.gov/environment/bikeped/design.htm
Bike-pedestrian ways will be established in new and reconstruction projects in all urbanized
areas unless one or more of 3 conditions are met:
o Cost
o Absence of need for alternatives
o Where bikes and pedestrians are prohibited
NACTO – National Association of City Transportation Officials
o Urban Street Design Guide
http://nacto.org/usdg/
Urban Bicycling Guide
www.nacto.org/cities-for-cycling/design-guide/
ITE - Institute of Traffic Engineers
https://www.ite.org/
o Created Walkable Communities report with case studies
http://www.ite.org/css/
Federal Highway Administration (FHWA) Office of Infrastructure and Office of Planning,
Environment and Realty
http://www.fhwa.dot.gov/environment/bicycle_pedestrian/guidance/design_guidance/design.c
fm
Transportation’s Changing Role in the Community
http://www.fhwa.dot.gov/environment/bicycle_pedestrian/guidance/design_guidance/design_
nonmotor/policy/
http://www.rethinkingstreets.com/download.html
Small Town and Rural Design Guide
http://ruraldesignguide.com/
Manual on Uniform Traffic Control Devices
http://mutcd.fhwa.dot.gov/
International Fire Code- Appendix D: Fire Apparatus Access Roads
http://codes.iccsafe.org/app/book/content/2015-I-Codes/2015_IFC_HTML/Appendix%20D.html
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GRAND ISLAND COMPLETE STREETS-DEFINITIONS 13 | PAGE
Appendix D: Complete Streets Definitions
i Connected Routes: Points were multiple modes of transportation interact within a transportation
network.
ii Routine Maintenance: As stated in Title 428, Chapter 2, Section 003 of the Nebraska Administrative
Code, routine maintenance is defined as the preservation and upkeep of a highway, road or street
including all its elements, in a condition as near as is practical to the original or as constructed condition
in order to provide the road user with a safe and convenient highway facility.
iii Joint Administrators: Representatives from the Grand Island Public Works, Planning, and Parks &
Recreation Departments responsible for the coordination and administration for the Grand Island
Complete Streets Program.
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