10-11-2017 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, October 11, 2017
Regular Meeting Packet
Commission Members:
Judd Allan Hall County
Tony Randone 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, October 11, 2017
Regular Meeting
Item A1
Agenda 10-11-17
Staff Contact: Chad Nabity
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Staff Recommendation Summary
For Regional Planning Commission Meeting
October 11, 2017
4.Public Hearing – Redevelopment Plan – Grand Island – This is a site
specific redevelopment plan for all, or part of, the Husker Harvest Days show
site located north of Husker Highway and east of Schauppsville Road in
Redevelopment Area No. 25 in a formerly used defense site in Hall County,
Nebraska. Farm Progress Companies Inc. submitted this plan to make $7
million worth of upgrades to the show site, of which $2 million are proposed
to be paid for using Food and Beverage Tax receipts from the City of Grand
Island. A motion to approve Resolution No. 2018-01 is in order. (C-31-
2017GI) (Hearing, Discussion, Action)
5.Public Hearing – Redevelopment Plan – Grand Island – Concerning an
amendment to the redevelopment plan for CRA Area No. 20 for a Site
Specific Redevelopment Plan submitted by O’Neill Wood Resources for 58
acres at 7100 W. Old Potash Highway at a formerly used defense site in Hall
County, Nebraska. The proposal is for construction of a recycling center and
construction landfill. A motion to approve Resolution No. 2018-02 is in order
(C-01-2018GI) (Hearing, Discussion, Action)
6.Public Hearing – Redevelopment Plan – Grand Island – Concerning an
amendment to the redevelopment plan for CRA Area No. 6 for a Site Specific
Redevelopment Plan submitted by Mendez Enterprises for property located
along Old Lincoln Highway between Carey and Waldo avenues in the City of
Grand Island, Hall County, Nebraska. The proposal is to redevelop several
properties for uses including a school, a diner, and a trampoline center. A
motion to approve Resolution No. 2018-03 is in order. (C-02-2018GI)
(Hearing, Discussion, Action)
Consent Agenda
7.Final Plat – Staab Estates Subdivision – located west of South Locust
Street and south of Hedde Street in the City of Grand Island, Hall County,
Nebraska (two lots, 2.756 acres) (Discussion and Action)
8.Final Plat – Johnson’s Valhalla Subdivision – located south of Binfield
and east of U.S. Highway 281 in Hall County, Nebraska. (one lot, 0.621
acres) (Discussion and Action)
10.Public Presentation – Community Beautification Awards and
celebration of 50 years of the Regional Planning Commission.
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Hall County Regional Planning
Commission
Wednesday, October 11, 2017
Regular Meeting
Item E1
Minutes 9-6-17
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
September 6, 2017
The meeting of the Regional Planning Commission was held Wednesday, September 6, 2017,
in the Council Chambers - City Hall – Grand Island, Nebraska. Notice of this meeting
appeared in the "Grand Island Independent" on August 28, 2017.
Present: Pat O’Neill Dean Sears
Les Ruge Derek Apfel
Hector Rubio Tony Randone
Leonard Rainforth Judd Allan
Dean Kjar Jaye Monter
Carla Maurer Greg Robb
Absent: None
Other: Hall County Supervisor 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.
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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 the August 2, 2017 meeting.
A motion was made by Maurer and seconded by Kjar to approve the minutes of
the August 2, 2017 meeting.
The motion carried with twelve members in favor (Apfel, Allan, O’Neill, Ruge,
Maurer, Robb, Monter, Rainforth, Rubio, Sears, Randone and Kjar) and no
members voting no or abstaining.
3.Request Time to Speak.
Linda Uhrich, 3126 Goldenrod Drive, Item 5; Judy Herzog, 3415 Conrad Drive,
Item 5; Ray Dooley, 3060 Roselawn Drive, Item 5; Zach Butz, 308 N. Locust,
Item 10; Elaine Dooley, 3060 Roselawn Drive, Item 5; Mary Jo Cook, 3311
Roselawn, Item 5; Christi DePoorter, 3321 Conrad Drive, Items 5 and 6; Suzie
Schank, 3040 Roselawn Drive, Item 5; Jane Richardson, 47 Kuester Lake, Item
5; Amos Anson, 4234 Arizona Avenue, Items 4, 7 and 8. The following people
registered for request to speak during the discussion on Item 5: Marlin Sekutera,
3521 Primrose Drive; Steve Spaulding, 3204 S. Shady Bend Road; Rick
Plambeck, 3217 Roselawn Drive.
4. Public Hearing – Zoning Text Amendment – Grand Island – A public hearing
concerning amending Chapter 36 of the Grand Island City Code to include an R-3-SL
Medium Density Residential Small Lot zoning district to provide for residential uses on
lots of less than 6,000 square feet within certain areas of the city appropriate for
medium density residential uses. (C-32-2017GI)
O’Neill opened the public hearing.
Nabity said the goal is to create less expensive lots and housing in Grand Island.
Habitat for Humanity is in support and owns a property that could then be developed
with 24 homes instead of the 18 that would fit there under current regulations, he said.
The proposal doesn’t deal with street width, but does allow for a lot to be used for off-
street parking.
Nabity presented two options. Option A reduces the minimum lot size from 6,000
square feet to 3,000 square feet and reduces the lot width from 50 feet to 35 feet or
down to 24 feet for single-family attached. Option B would reduce the minimum lot
size from 6,000 square feet to 4,000 square feet, but maintain the current minimum
width at 50 feet.
Amos Anson, 4234 Arizona Avenue, spoke in favor of either option and said this would
give Habitat and all contractors an option to build smaller houses, which would benefit
first-time home-buyers as well as retirees or empty-nesters who want to downsize.
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Anson said lot prices currently start at about $35,000, which is expensive for an
$80,000 to $100,000 home. The hope would be to reduce that to a lot cost between
$21,000 to $28,000 depending on the size.
O’Neill closed the public hearing.
A motion was made by Ruge and seconded by Rainforth to recommend approval of the
zoning change as presented in Option A.
The motion carried with twelve members in favor (Apfel, Allan, O’Neill, Ruge,
Maurer, Robb, Monter, Rainforth, Rubio, Sears, Randone and Kjar) and no
members voting no or abstaining.
5.Public Hearing – Rezoning – Grand Island – A request to rezone part of Lot 1 and all
of Lot 2 of proposed Meadow Lane Seventh Subdivision between Highway 34 and
Goldenrod Drive and west of Shady Bend Road from LLR Large Lot Residential to B-2
General Business Zone, in the jurisdiction of the City of Grand Island, Hall County,
Nebraska. (C-33-2017GI)
O’Neill opened the public hearing.
Nabity said this rezoning is different than the one the commission saw in June that
rezoned all the property to B2. This new proposal retains four housing lots along the
north bordering Goldenrod Drive and Conrad Drive. There would be two lots on the
south for B2 General Business. Nabity said Lot 1 would have an access onto Highway
34 from the southwest corner and there would be an access easement to Lot 2. Lot 2
would also retain a legal access onto Conrad, but the county is forbidding truck traffic
from that access. Nabity said there is already B2 zoned property to the east.
Linda Uhrich, 3126 Goldrod Drive, spoke against the rezoning. She had concerns about
water drainage in the subdivision.
Judy Herzog, 3415 Conrad Drive, spoke against the rezoning. She said ongoing
flooding is a problem. Septic tanks in the subdivision are affected. She said she wants
her house saved. She submitted flooding pictures to the commission to review.
Rainforth asked if the area is in the floodplain. Nabity said the Wood River Flood
Diversion project removed it from the floodplain, but the area has high groundwater.
Nabity said septic tanks there are required to be mound systems.
Ray Dooley, 3060 Roselawn, spoke against the rezoning. He questioned why Lot 2 has
a Conrad access. Nabity said every lot created must front onto a road. Dooley said rural
fire protects the area and they aren’t that quick. He opposes additional housing. He said
there’s no place for rainfall to go.
Commissioners asked questions about the condition of existing ditches and culverts.
Residents in the subdivision said ditches are blocked and not all driveways have
culverts. Robb and Rainforth suggested that the NRD be contacted to clean out culverts.
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O’Neill said he lives to the northeast and drainage in the area has been a problem for
years.
Elaine Dooley, 3060 Roselawn, spoke against the rezoning. She said the subdivision
has had drainage problems for 40 years. It leads to standing water and mosquitoes. She
said two property owners have impaired water flow by not installing culverts in their
driveways. She said the groundwater is high. She said water is intended to drain to the
northeast, but it does not. She doesn’t want to see businesses come into the area, which
she said would be spot zoning, as there are only three businesses there now. She said
traffic is a problem on Highway 34 and more business will make it worse. She
reminded the commission that she submitted a petition at the previous meeting with 73
opponents to any rezoning that allows business in what is now a residential area.
Mary Jo Cook, 3311 Roselawn Drive, spoke against the rezoning. She is concerned
about the additional houses with a lack of drainage already. Homeowners have already
had to sandbag their homes. She said more water has come into the subdivision since
the Wal-Mart was built in the area. Mosquitoes are a problem and the Health
Department comes out regularly to do treatment.
Christi DePoorter, 3321 Conrad Drive, said she and her family own the area to be
rezoned. She also built a house in the subdivision. She said at the last meeting, there
were two potential buyers for commercial use, but both have backed out after the
negative reaction from the neighbors. Her family has tried to respond to the concerns by
making residential lots on the north to keep the character of the neighborhood, yet still
have commercial use along the highway. She said her family does drainage for a living
and understands how it works. She said she did not put a culvert in her driveway at the
suggestion of the Hall County Public Works Department, which is close to having a
paving district prepared for the subdivision that now has dirt roads. She said her
driveway will likely be redone as part of the paving district. She said new houses there
would likely be built up and be a buffer to the slough. In response to questions,
DePoorter said the proposed commercial lots are currently planted to alfalfa and if not
rezoned for commercial use, could be used for the construction of 20 homes on the
existing Large Lot residential zoning. She said the two commercial lots just make sense
along Highway 34 as a highway corridor.
Suzie Schank, 3040 Roselawn Drive, spoke against the rezoning. She is concerned that
some customers will try to exit the commercial lots via Conrad. She raised concerns
about noise pollution, air pollution, traffic, water drainage and a lowering of property
values.
Jane Richardson, 47 Kuester Lake, said she represents the Fifth District in Hall County.
She said this area has had water drainage problems since her father represented the
area. She said there needs to be a balance between commercial and residential property
rights. Many people have lived in the subdivision for 40 years, she said.
Marlin Sekutera, 3521 Primrose Drive, spoke against the rezoning. He said he has lived
in the subdivision for 14 years and drainage is a problem. He said whether the property
is residential or commercial didn’t much matter to him, but the land is at a confluence
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of water and that needs to be addressed.
Steve Spaulding, 3204 S. Shady Bend Road, said he is a new buyer of 12 acres to the
north of Conrad and east of Shady Bend Road. He said he was there to better learn and
understand the issues. He said drainage is difficult and groundwater is the problem as
its only 6 feet below the surface.
Rick Plambeck, 3217 Roselawn, said his property fronts the commercial lot. He is
concerned about noise and pollution from a commercial use. He said property owners
are on private wells in that area.
O’Neill closed the public hearing. The commission continued its discussion.
A motion was made by Ruge and seconded by Robb to approve the rezoning and find
that the rezoning is consistent with Grand Island’s Comprehensive Plan.
The approval motion deadlocked in a tie with six members in favor (Apfel,
Ruge, Robb, Rainforth, Rubio and Sears) and six members voting no (Allan,
O’Neill, Maurer, Monter, Randone and Kjar) and no one abstaining.
A motion was made by Monter and seconded by Maurer to deny the rezoning.
The denial motion failed with two members voting in favor (Monter and
Maurer) and nine members voting no (Apfel, O’Neill, Ruge, Robb, Rainforth,
Rubio, Sears, Randone, and Kjar) and one member (Allan) abstaining.
No consensus was reached so a recommendation of no recommendation will be
forwarded to the Grand Island City Council.
6. Final Plat – Meadow Lane Seventh Subdivision – Located north of Highway 34 and
west of Shady Bend Road in the jurisdiction of Grand Island, in Hall County, Nebraska.
(6 lots and 11.68 acres)
Nabity said the plat was valid with or without the rezoning.
A motion was made by Ruge and seconded by Apfel to recommend approval of the
final plat to the Grand Island City Council and Hall County board.
The motion carried with eleven members in favor (Apfel, Allan, O’Neill, Ruge,
Maurer, Robb, Rainforth, Rubio, Sears, Randone and Kjar) and one member voting no
(Monter) and no members abstaining.
7. Preliminary Plat – Millennial Estates - Grand Island – Located north of 13th Street
and east of North Road in Grand Island, Hall County, Nebraska. (153 lots and 49.8
acres)
8.Final Plat – Millennial Estates Subdivision – Located north of 13th Street and east of
North Road in Grand Island, Hall County, Nebraska. (38 lots and 15.68 acres)
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Nabity said this subdivision first came forward about 10 years ago by developer Joel
Shafer. The Starostka family is now moving forward with the project for single-family
lots. Amos Anson spoke in favor of the development. Ruge said he would have liked to
see Sagewood Avenue be connected instead of having a T intersection on the north end
that will lead to headlights in front windows of houses built there.
A motion was made by Robb and seconded by Rainforth to approve the preliminary
and final plat for Millennial Estates Subdivision.
The motion for the preliminary plat carried with eleven members in favor (Apfel, Allan,
O’Neill, Maurer, Robb, Monter, Rainforth, Rubio, Sears, Randone and Kjar) and one
member voting no (Ruge) and no one abstaining.
The motion for the final plat carried with twelve members in favor (Apfel, Allan,
O’Neill, Ruge, Maurer, Robb, Monter, Rainforth, Rubio, Sears, Randone and Kjar) and
no members voting no or abstaining.
9. Final Plat – Prairie Creek Meadows Subdivision – Located south of One-R Road
and east of Webb Road, in Hall County, Nebraska. (9 lots and 55.09 acres)
A motion was made by Randone and seconded by Apfel to approve the final plat of
Prairie Creek Meadows Subdivision.
The motion carried with twelve members in favor (Apfel, Allan, O’Neill, Ruge,
Maurer, Robb, Monter, Rainforth, Rubio, Sears, Randone and Kjar) and no members
voting no or abstaining.
Consent Agenda
10. Final Plat – Krohn Subdivision – Located east of Highway 281 and south of Loup
River Road in Hall County, Nebraska. (1 lot and 4.424 acres)
11. Final Plat – Hatti’s Homestead Subdivision – Located east of Buffalo Road and north
of Rosedale Road in Hall County, Nebraska. (1 lot and 1.735 acres)
A motion was made by Rainforth and seconded by Maurer to approve the consent
agenda.
The motion carried with twelve members in favor (Apfel, Allan, O’Neill, Ruge,
Maurer, Robb, Monter, Rainforth, Rubio, Sears, Randone and Kjar) and no members
voting no or abstaining
12. Director’s Report.
Nabity said the county budget was approved July 31 and the city budget is to be
approved Sept. 12. New planning fees were proposed and have been approved by the
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city and go to the county Sept. 19. Gov. Pete Ricketts declared Hall County as a
Livestock Friendly County on August 27 at the Nebraska State Fair. Long-time
Regional Planning technician Ed Maslonka retired on September 1. He had served the
50-year-old Regional Planning Department for 49 years and seven months. Nabity said
a new job description is being prepared for a second planner position. The upcoming
October 11th Regional Planning meeting will include a 50th anniversary celebration for
the department and the annual Community Beautification awards. Beautification award
nominations are being accepted.
13.Next Regular Meeting October 11, 2017.
14.Adjourn
O’Neill adjourned the meeting at 7:54 p.m.
___________________________________________
Leslie Ruge, Secretary
By Tracy Overstreet Gartner
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Hall County Regional Planning
Commission
Wednesday, October 11, 2017
Regular Meeting
Item F1
Revelopment Plan - Husker Harvest Days
Staff Contact: Chad Nabity
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Agenda Item #4
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
September 18, 2017
SUBJECT:
Redevelopment plan amendment for property located in Blight and Substandard Area 25 for
a Site Specific Redevelopment Plan for the Husker Harvest Days site located north of
Husker Highway along 90th Road in Hall County, Nebraska to support this development. (C-
31-2017GI)
PROPOSAL:
Farm Progress Companies Inc. is proposing to redevelop the Husker Harvest Days site
increasing the capacity of the electrical system along with making improvements to drainage
and parking. The proposed improvements are expected to cost no less than $7 million.
Through this redevelopment plan the City is proposing to direct the CRA to fund up to $2 million
for those improvements. The City will reserve a portion of the Food and Beverage Tax to pay
off the $2 million and any associated interest over the course of 20 years. The property is zoned
AG-SE Special Agriculture Events Zone, as such, this event site 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 redevelopment and investment in a major event that increases the tourism
revenue in the community. This is located outside the city limits, but within a formerly used
defense site in Hall County. This area has already been declared blighted and substandard
by the Grand Island City Council.
This project is consistent with the existing zoning and the future land use plan for this
area within Hall County. This is evidenced by the fact that the property is zoned AG-SE
Special Agriculture Events Zone. The AG-SE was specifically created for this particular use
with the Cornhusker Army Ammunition Plant Reuse Plan.
The Regional Planning Commission recommendation is limited to the appropriateness of the
proposed use at this location. The Hall County Comprehensive Plan calls for agricultural
and special event uses here.
The Planning Commission is required to comment on these applications to confirm that
expenditure of public funds is not supporting uses that would be inconsistent with the
comprehensive plan. The proposed use for improvements to the Husker Harvest Days Site
is consistent with 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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Farm Progress Redevelopment Plan (Husker Harvest Days) Area Page 1
Husker Harvest Days Redevelopment Project
July 2017
Farm Progress Companies, Inc. (“Farm Progress”) and the City of Grand Island,
Nebraska (the “City”) intend to complete a transaction relating to the Husker
Harvest Days show (the “Show”).
Executive Summary:
Husker Harvest Days, the World’s Largest Totally Irrigated Working Farm Show, is
celebrating its 40th year in Grand Island, Nebraska. The Show features over 600
exhibitors demonstrating the latest technology, equipment, and supplies for today’s
agricultural producers. The Show draws visitors from over 30 states and several
countries.
The long-time partnership between Farm Progress and the City has been enormously
beneficial to Central Nebraska in many ways. Aside from the national and global acclaim
of the event, the Show injects millions of dollars into the local economy via support of
local retail and personal property tax base. During the span of 12 days, hotels,
restaurants, and retail outlets throughout the region are busy. Temporary laborers are
hired, and vendors purchase internet, landscaping, rental equipment, fuel and other
services.
Farm Progress, in cooperation with the Agricultural Institute of Nebraska, also makes
substantial contributions to local philanthropies. This support includes college
scholarships for students pursuing agricultural careers, contributions to the Hall County
Agricultural Society, the Heartland Events Center, the Nebraska State Fair, livestock
auctions at county fairs, and local law enforcement and emergency response groups.
Nonprofit groups such as Central Catholic High School and the Wood River Booster
Club host concession fundraisers at the Show. In 2015, Heartland United Way’s food
drive at the Show garnered more than 8,700 pounds of food.
Through this Redevelopment Project, the City and Farm Progress seek to deepen their
local partnership by investing in critical capital improvements to the Show. These
improvements will help preserve a valuable and constructive agricultural asset and
ensure its continued prosperity for many years to come.
Project Description
This Redevelopment Project is intended to advance the long-standing partnership
between Farm Progress and the City by installing and updating critical infrastructure on
the property where the Show is held, (“Show Land”) as more specifically defined below.
These updates and improvements will enhance the overall experience for guests of the
Show and is part of a strategic plan to evolve the Show to attract national and
international guests and vendors.
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Farm Progress Redevelopment Plan (Husker Harvest Days) Area Page 2
The City has approved a study regarding whether the Show Land is located within a
blighted or substandard area (the “Blight Study”). This Redevelopment Project
contemplates the Show Land is located within a blighted or substandard area, thereby
enabling the City to undertake a redevelopment project pursuant to Neb. Rev. Stat.
§18-2123.01. In addition, Farm Progress has formed a Sanitary Improvement District
for the Show Land, in furtherance of this Redevelopment Project.
Funding sources for the improvements identified in this Redevelopment Project will
come from the three following sources.
1.The City shall contribute $2,000,000 for use by Farm Progress toward capital
improvements on the Show Land consistent with the Redevelopment Project (the
“City Contribution”). These funds will be generated by the City’s food and
beverage tax and held by the Community Redevelopment Authority of the City of
Grand Island (“CRA”) pending completion of the capital improvements. The City
is providing these funds to the CRA pursuant to Neb. Rev. Stat. §18-2138.
2.Farm Progress through the Agricultural Institute of Nebraska (“AIN”), has
secured $225,000 from the Grand Island Convention Visitor’s Bureau (“CVB”) for
use toward certain capital improvements on the Show Land consistent with the
Redevelopment Project (the “CVB/Chamber Contribution”). Farm Progress and
AIN will work with the CVB and other community partners to secure additional
funds.
3.Farm Progress shall contribute at least $2,000,000 for use toward certain capital
improvements on the Show Land as determined by Farm Progress in its sole
discretion (the “Farm Progress Contribution”).
Farm Progress will retain ownership of the Show Land and has created a Sanitary and
Improvement District to make the Show Land eligible for the Redevelopment Project. The
Redevelopment Project will primarily include projects associated with electrical
distribution, drainage and paving. This will consist of establishing an underground primary
system, removing power poles, replacing power pedestals, establishing power feeds
between transformers and pedestals, establishing surface and subsurface drainage,
paving, fencing, and any exterior improvements as more specifically detailed in Exhibit A,
which are anticipated to cost at least $7 million in the aggregate to implement. Third-party
vendors whose services shall be required to make capital improvements to the Show
Land shall be selected and managed by Farm Progress.
Upon approval of this Redevelopment Project, Farm Progress shall begin making
capital improvements to the Show Land consistent with this Redevelopment Project.
The CRA will use the City Contribution to reimburse Farm Progress for up to $2,000,000
of such capital improvements and related expenses incurred by Farm Progress
(including with respect to architects, engineers, general contractors, consultants and
accounting, legal and other professional advisors). Farm Progress will submit
documentation evidencing such capital improvements and/or related expenses for
which Farm Progress desires reimbursement to the CRA. The CRA shall then
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Farm Progress Redevelopment Plan (Husker Harvest Days) Area Page 3
reimburse Farm Progress for such capital improvements and/or related expenses as
and when incurred by Farm Progress up to the amount of the City Contribution. Farm
Progress will have no obligation to make any capital improvements or incur any related
expenses beyond the first $7,000,000 except as otherwise determined by Farm
Progress in its sole discretion.
In exchange for the City Contribution, Farm Progress agrees to host the Show for at
least twenty years. If Farm Progress fails to host the Show, Farm Progress agrees to
pay the City a penalty equal to $100,000 per year for each year prior to 2037 that Farm
Progress does not host the Show for any reason other than due to inclement weather or
any force majeure cause.
REDEVELOPMENT PROJECT SHALL BE LIMITED TO THE FOLLOWING
GEOGRAPHIC AREA:
Property Description (the “Redevelopment Project Area”)
A tract of land comprising the west half of the Southwest Quarter (SW 1/4) of Section
Twenty Five (25), Township Eleven (11) North, Range Eleven (11) West of the 6th P.M.
and all of the Southeast Quarter (SE 1/4) of Section Twenty Six (26), Township Eleven
(11) North, Range Eleven (11) West of the 6th P.M., all being in Hall County, Nebraska
and depicted in the following aerial map:
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Farm Progress Redevelopment Plan (Husker Harvest Days) Area Page 4
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Farm Progress Redevelopment Plan (Husker Harvest Days) Area Page 5
Existing Land Use Map
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Farm Progress Redevelopment Plan (Husker Harvest Days) Area Page 6
THE REDEVELOPMENT PROJECT 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 City Can Undertake this Redevelopment Project on real property
located outside the corporate limits of the City for the following reasons:
[Neb. Rev. Stat. §18-2123.01]:
(a)The real property located outside the corporate limits of the city is a formerly
used defense site;
The Show Land is located outside the corporate limits of the City and 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;
The Show Land and the City are both located in Hall County;
(c)The formerly used defense site is located within a sanitary and improvement
district;
Farm Progress has created SID Number 3, which was approved by the
District Court on July 19, 2017;
(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
Ordinance #9645 stating the intent of the City to annex the Cornhusker
Army Ammunition Plant property in whole or part as it becomes eligible for
annexation was adopted by the Grand Island City Council on August 22,
2017;
(e)The redevelopment project has been consented to by any city exercising
extraterritorial jurisdiction over the formerly used defense site.
No city is exercising extraterritorial jurisdiction over the Show Land.
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Farm Progress Redevelopment Plan (Husker Harvest Days) Area Page 7
2.Redevelopment Project Area 25 was declared to be declared blighted and
substandard by action of the Grand Island City Council.[§18-2109] with the
passage of Resolution #2017-206 on July 25, 2017. Such declaration was
made after a public hearing in full compliance with the public notice
requirements of §18-2115 of the Act.
The City has approved the Blight Study to include the Show Land, thereby enabling the
City to undertake a redevelopment project pursuant to Neb. Rev. Stat. §18-2123.01.
3.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. Hall County adopted a
Comprehensive Plan on April 20, 2004. This Redevelopment Project is consistent with
the Comprehensive Plans of both Grand Island and Hall County, in that no changes in
the Comprehensive Plan elements are intended and will only impact property located
outside of the City’s corporate limits. The plan is also consistent with the Cornhusker
Army Ammunition Reuse Plan as prepared for the Army Corps of Engineers by RKG
Associates, Inc and Black & Veatch in 1997.
4.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.
(b) Demolition and Removal of Structures:
The projects to be implemented with this Redevelopment Plan do not
provide directly for the demolition of structures. Some internal or other
incidental demolition may be necessary for redevelopment but the primary
purpose of this plan is to install and update improvements to the Show Land.
(c)Future Land Use Plan:
The Show Land is intended to be used for the Show. The Show Land is
located outside of the corporate limits of the City and is intended to have
no impact on the 2004 Grand Island Comprehensive Plan. The Hall
County Comprehensive Plan has this property designated for special
events and agriculture per the CAAP Reuse Plan. The Show is consistent
with both plans. [§18-2103(b) and §18-2111].
(d)Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes:
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Farm Progress Redevelopment Plan (Husker Harvest Days) Area Page 8
As the Show Land is located outside of the City’s corporate limits, no zoning
changes are anticipated with this project. The Show Land is with the Hall
County Zoning jurisdiction and zoned AG-SE Special Agriculture/Events
zone. 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 Show Land is zoned AG-SE Special Agriculture/Events zone and can
accommodate the improvements contemplated as part of this
Redevelopment Project. [§18-2103(b) and §18-2111]
(f)Additional Public Facilities or Utilities:
Electrical, sewer, and water are available to support the Show Land.
Sewer and water are provided privately. Potable water at the site is
provided through dedicated service wells on site which are tested annually
before the event and have been, in all prior years, found to be safe. The
Redevelopment Project will include projects associated with electrical
distribution, drainage and paving. No City utilities will be impacted by the
Redevelopment Project. [§18-2103(b) and §18-2111]
5.The Act requires a Redevelopment Plan provide for relocation of
individuals and families displaced as a result of plan implementation. [§18-
2103.02].
This Redevelopment Plan will not require the displacement of individuals or families.
6.No member of the Authority, nor any employee thereof holds any interest in
any property in this Redevelopment Project Area. [§18-2106]
The Show Land is wholly owned by Farm Progress. No members of the CRA of the City
hold an interest in property within the Redevelopment Project Area.
7.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.
Outside of the City Contribution and the CVB/Chamber Contribution, Farm
Progress will provide and secure all necessary financing.
(b)Statement of proposed method of financing the Redevelopment Project.
Outside of the City Contribution and the CVB/Chamber Contribution, Farm
Progress will provide all necessary financing for the project. Farm
Progress will submit documentation evidencing expenditures for
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Farm Progress Redevelopment Plan (Husker Harvest Days) Area Page 9
improvements outlined in Exhibit A for which Farm Progress desires
reimbursement to the CRA. The CRA shall then reimburse Farm Progress
for such expenditures as and when incurred by Farm Progress up to the
amount of the City Contribution.
(c)Statement of feasible method of relocating displaced families. No families
will be displaced as a result of this Redevelopment Plan.
8.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 CRA has considered these elements in proposing this Redevelopment Plan. This
Redevelopment Plan will have no impact negative on the Comprehensive Plans for
either the City of Grand Island or Hall County. The improvements contemplated under
this Redevelopment Plan will raise property values and provide a stimulus to keep
surrounding properties properly maintained and support additional commercial
development. This will have the intended result of preventing recurring elements of
blighting conditions.
9.Time Frame for Development
This Redevelopment Plan is to be following the 2017 Show and will continue until all
improvements are accomplished, which is currently anticipated to be in 2018, and in any
event before the end of 2019. The effectiveness of this Redevelopment Project will be
evaluated in November of each year beginning in November of 2017. It is anticipated that
this Redevelopment Plan and the money appropriated to support the Redevelopment
Plan will result in increased property values and economic stimulus to the City beginning
in 2017 and continuing thereafter for decades to come.
10.Justification of Project
One of the keys to this Redevelopment Plan is to enhance the Show and the benefits of
the retail and personal services associated with the Show. We expect the
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Farm Progress Redevelopment Plan (Husker Harvest Days) Area Page 10
Redevelopment Project’s improvements to support the entire community, but
particularly the retail, dining, hospitality, and entertainment industries. This
Redevelopment Project does not propose to tear down any buildings with historic value.
11.Cost Benefit Analysis
This Redevelopment Plan does not permit the use of TIF. Any project using TIF will need
to be approved with a separate plan amendment that will include a cost benefit analysis.
(a) 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 Redevelopment
Project. The electric utility has sufficient capacity to support this
Redevelopment Project. It is not anticipated that this Redevelopment
Project will impact schools. Fire and police protection are available and
should not be impacted by this Redevelopment Project.
(b)Impacts on employers and employees of firms locating or expanding within the
boundaries of the area of the redevelopment project;
The Show injects millions of dollars into the local economy via support of
local retail and personal property tax base. During the span of 12 days,
hotels, restaurants, and retail outlets throughout the region are busy.
Temporary laborers are hired, and vendors purchase internet,
landscaping, rental equipment, fuel and other services. Farm Progress
also supports local philanthropies, and contributes to local law
enforcement and emergency response groups.
(c)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
(d)Any other impacts determined by the authority to be relevant to the consideration
of costs and benefits arising from the redevelopment project.
This Redevelopment Project will serve as an economic boost for numerous
industries in the Grand Island area. This Redevelopment Project will
increase Grand Island’s ability to compete for talented individuals.
Time Frame for Development
It is anticipated that all improvements associated with this Redevelopment Project will
commence on or shortly after approval of the Redevelopment Project by the City and
the CRA and be completed by the end of 2018, and in any event before the end of
2019.
Grand Island Regular Meeting - 10/11/2017 Page 28 / 76
Farm Progress Redevelopment Plan (Husker Harvest Days) Area Page 11
Exhibit A
Husker Harvest Days
Item Description Quantity Units
PAVING & EXCAVATION
Excavation 75,000 CY
7" TH. Concrete Pavement 71,180 SY
7" TH. Crushed Concrete 6,750 TONS
WATER SERVICE
1"HDPE Water Pipe 935 LF
2"HDPE Water Pipe 775 LF
4" PVC Water Pipe 3,365 LF
6" PVC Water Pipe 2,765 LF
5 1/4" Pumper Hydrant, M.J.3 EA
Muller 3/4" Yard Hydrant 18 EA
6" Gate Valve, M.J.6 EA
STORM SEWER
12" HDPE Storm Sewer 4,550 LF
15" HDPE Storm Sewer 5,650 LF
18" HDPE Storm Sewer 6,120 LF
18" RCP Storm Sewer 1,000 LF
21" RCP Storm Sewer 215 LF
24" RCP Storm Sewer 560 LF
48" RCP Storm Sewer 380 LF
18" RCP Flared End Section 8 EA
21" RCP Flared End Section 2 EA
24" RCP Flared End Section 4 EA
48" RCP Flared End Section 6 EA
21" X 45 deg. Bend 1 EA
24" X 60 deg. Bend 1 EA
2' X 2' Inlets 77 EA
Trench Backfill 2,500 CY
SECURITY FENCING
Fence (6' Chain Link, Posts @ 10' CL)7,215 LF
2 X 16' Swinging Gates w/ Locking Mech.1 EA
2 X 17' Swinging Gates w/ Locking Mech.3 EA
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Farm Progress Redevelopment Plan (Husker Harvest Days) Area Page 12
25 currently purchased, 7 needs to be purchased, 32 installed
25 currently purchased, 7 needs to be purchased, 32 installed
5 extra for future needs
2 X 18' Swinging Gates w/ Locking Mech.1 EA
2 X 30' Swinging Gates W/ Wheel & Locking Mech.1 EA
1 X 10' Swinging Gates w/ Locking Mech.2 EA
2 X 16' Sliding Gates w/ Locking Mech.1 EA
2 X 17' Sliding Gates w/ Locking Mech.1 EA
Stop Bar 9 EA
ELECTRICAL
15KV Medium Voltage Switch 1 EA
15KV Medium Voltage Distribution Cable 7,180 LF
4" Conduit for 15KV Cable 7,180 LF
600V USE Direct Bury Cable 25,944 LF
Transformer Vaults 32 EA
600V Transformers 32 EA
600V Disconnects 30 EA
600V Distribution Panels 17 EA
600V Power Pedestals 116 EA
Grand Island Regular Meeting - 10/11/2017 Page 30 / 76
Grand Island Regular Meeting - 10/11/2017 Page 31 / 76
Resolution Number 2018-01
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 the Husker Harvest
Days Site by Farm Progress Companies Inc. 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”), specifically as it pertains to formerly used defense sites; 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: October 11, 2017
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST:By: ___________________________________
Chair
By: ___________________________________
Secretary
Grand Island Regular Meeting - 10/11/2017 Page 32 / 76
Hall County Regional Planning
Commission
Wednesday, October 11, 2017
Regular Meeting
Item F2
Redevelopment plan - O'Neill Wood Resources
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 10/11/2017 Page 33 / 76
Agenda Item #5
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
September 18, 2017
SUBJECT:
Redevelopment plan amendment for property located in Blight and Substandard Area 20 for
a Site Specific Redevelopment Plan for the O’Neill Wood Resources site located north of
Old Potash Highway west of Alda/70th Road in Hall County, Nebraska to support this
development. (C-01-2018GI)
PROPOSAL:
O’Neill Wood Resources is proposing to redevelop 58 acres of property at the northwest corner
of Old Potash Highway and 70th Road, including acquisition, site work, grading and private
roadways for a recycling center and construction and demolition debris landfill. The proposed
improvements are expected to cost approximately $2 million. Through this redevelopment plan
the City is proposing to consider using Tax Increment Financing to fund up to $209,000 for
those improvements. The property is zoned AG-SI Special Agriculture Industrial Zone. The site
has received a conditional use permit for use as a recycling center and the County has
forwarded approval of the landfill application to the Nebraska Department of Environmental
Quality.
OVERVIEW:
The purpose of the CRA and the designated blight and substandard area is to provide
incentives for development in underdeveloped areas of the community. This proposed plan
encourages redevelopment and investment in an area outside the city limits, but within a
formerly used defense site in Hall County. This area has already been declared blighted and
substandard by the Grand Island City Council. The proposed use of this site for the
recycling center and landfill has been approved by the Hall County Board of Supervisors.
The site will be subject to rules and regulations enforced by the Nebraska Department of
Environmental Quality.
This project is consistent with the existing zoning and the future land use plan for this
area within Hall County. This is evidenced by the fact that the property is zoned AG-SI
Special Agriculture Industrial Zone. The AG-SI zone was specifically created to cover these
areas of the Cornhusker Army Ammunition Plant and to encourage industrial development
at these locations as part of the CAAP Reuse Plan.
The Regional Planning Commission recommendation is limited to the appropriateness of the
proposed use at this location. The Hall County Comprehensive Plan calls for agricultural
and industrial uses here.
Grand Island Regular Meeting - 10/11/2017 Page 34 / 76
The Planning Commission is required to comment on these applications to confirm that
expenditure of public funds, including TIF, is not supporting uses that would be inconsistent
with the comprehensive plan. The proposed use for acquisition of this property and
necessary site improvements is consistent with the plan.
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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Site Specific Redevelopment Plan
Grand Island CRA Area 20 (CAAP)
May 2017
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area 20 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 20.
Executive Summary:
Project Description
THE REDEVELOPMENT OF THE PROPERTY (58 ACRES LOCATED IN PART OF
THE SOUTHEAST QUARTER (SE1/4) OF SECTION EIGHTEEN (18), TOWNSHIP
ELEVEN (11) NORTH, RANGE TEN (10) WEST OF THE 6TH P.M., HALL
COUNTY, NEBRASKA) NORTH OF THE CURRENT O’NEILL WOOD
RESOURCES FACILITY 7100 W. OLD POTASH HIGHWAY (NORTHWEST
CORNER OF ALDA ROAD AND OLD POTASH HIGHWAY) FOR INDUSTRIAL
USES, INCLUDING A CONSTRUCTION AND DEMOLITION LANDFILL.
The use of Tax Increment Financing to aid in rehabilitation expenses associated with
redevelopment of the property located at 7100 W. Old Potash Highway. The proposed
plans would include the development of a construction and demolition landfill and all
associated buildings. The use of Tax Increment Financing is an integral part of the
development plan and necessary to make this project affordable. The use of this property
of industrial non-residential uses is consistent with the Cornhusker Army Ammunition
Plant (CAAP) reuse plan as approved and adopted by the CAAP Reuse Committee and
the Hall County Board of Supervisors. This project would not be feasible without the use
of TIF.
O’Neill Wood Resources owns a portion of the property and has a contract to purchase
additional property contingent on the approval of Tax Increment Financing. O’Neill
Wood Resources has been located on the balance of this property since 2009. The
purchase price the additional property is a TIF eligible activity. The developer is
responsible for and has provided evidence that they can secure adequate debt financing to
cover the costs associated with this project. 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 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”)
Grand Island Regular Meeting - 10/11/2017 Page 37 / 76
LEGAL DESCRIPTION
A TRACT OF LAND LOCATED IN PART OF THE SOUTHEAST QUARTER (SE1/4)
OF SECTION EIGHTEEN (18), TOWNSHIP ELEVEN (11) NORTH, RANGE TEN
(10) WEST OF THE 6TH P.M., HALL COUNTY, NEBRASKA, AND MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHEAST CORNER OF SECTION 18; THENCE ON
AN ASSUMED BEARING OF N01°18'49"W, ALONG THE EAST LINE OF SAID
E1/2 OF SECTION 18, A DISTANCE OF 591.59 FEET; THENCE S88°41'11"W A
DISTANCE OF 4.22 FEET TO THE POINT OF BEGINNING; THENCE S89°02'09"W
A DISTANCE OF 2510.04 FEET; THENCE N00°59'37"W A DISTANCE OF 927.97
FEET; THENCE N89°02'52"E A DISTANCE OF 820.31 FEET TO A POINT ON THE
WEST LINE OF 86 FT. DRAINAGE EASEMENT; THENCE N01°11'12"W, ALONG
SAID WEST LINE OF DRAINAGE EASEMENT, A DISTANCE OF 76.55 FEET;
THENCE N89°24'56"E A DISTANCE OF 1639.82 FEET TO A POINT OF
CURVATURE; THENCE AROUND A CURVE IN A CLOCKWISE DIRECTION,
HAVING AN ANGLE OF 20°33'43", HAVING A RADIUS OF 722.17 FEET, AND
CHORD BEARING S11°30'01"E A CHORD DISTANCE OF 257.78 FEET; THENCE
S01°14'28"E A DISTANCE OF 740.06 FEET TO THE POINT OF BEGINNING.
SAID TRACT CONTAINS A CALCULATED AREA OF 2,442,827.01 SQUARE FEET
OR 56.080 ACRES MORE OR LESS, OF WHICH 1.02 ACRES ARE COUNTY ROAD
RIGHT-OF-WAY.
Grand Island Regular Meeting - 10/11/2017 Page 38 / 76
Existing Land Use and Subject Property
Grand Island Regular Meeting - 10/11/2017 Page 39 / 76
The tax increment will be captured for the tax years the payments for which become
delinquent in years 2020 through 2034 inclusive.
The real property ad valorem taxes on the current valuation will continue to be paid
to the normal taxing entities. The increase will come from the construction of a
Construction and Demolition Recycling Center and the associated structures
necessary to facilitate operation of the landfill. This use requires separate
permitting by both Hall County and the Nebraska Department of Environmental
Quality.
Statutory Pledge of Taxes.
In accordance with Section 18-2147 of the Act and the terms of the Resolution
providing for the issuance of the TIF Note, the Authority hereby provides that any ad
valorem tax on the Redevelopment Project Area for the benefit of any public body be
divided for a period of fifteen years after the effective date of this provision as set forth in
the Redevelopment Contract, consistent with this Redevelopment Plan. Said taxes shall
be divided as follows:
a. That portion of the ad valorem tax which is produced by levy at the rate
fixed each year by or for each public body upon the redevelopment project valuation shall
be paid into the funds, of each such public body in the same proportion as all other taxes
collected by or for the bodies; and
b. That portion of the ad valorem tax on real property in the
redevelopment project in excess of such amount, if any, shall be allocated to and, when
collected, paid into a special fund of the Authority to pay the principal of; the interest on,
and any premiums due in connection with the bonds, loans, notes, or advances on money
to, or indebtedness incurred by, whether funded, refunded, assumed, or otherwise, such
Authority for financing or refinancing, in whole or in part, a redevelopment project.
When such bonds, loans, notes, advances of money, or indebtedness including interest
and premium due have been paid, the Authority shall so notify the County Assessor and
County Treasurer and all ad valorem taxes upon real property in such redevelopment
project shall be paid into the funds of the respective public bodies.
Pursuant to Section 18-2150 of the Act, the ad valorem tax so divided is hereby pledged
to the repayment of loans or advances of money, or the incurring of any indebtedness,
whether funded, refunded, assumed, or otherwise, by the CRA to finance or refinance, in
whole or in part, the redevelopment project, including the payment of the principal of,
premium, if any, and interest on such bonds, loans, notes, advances, or indebtedness.
Redevelopment Plan Amendment Complies with the Act:
The Community Development Law requires that a Redevelopment Plan and Project
consider and comply with a number of requirements. This Plan Amendment meets the
statutory qualifications as set forth below.
Grand Island Regular Meeting - 10/11/2017 Page 40 / 76
1. The Redevelopment Project Area has been declared blighted and substandard by
action of the Grand Island City Council on February 14, 2017.[§18-2109] Such
declaration was made after a public hearing with full compliance with the public
notice requirements of §18-2115 of the Act.
The City Can Undertake this Redevelopment Project on real property
located outside the corporate limits of the City for the following reasons:
[Neb. Rev. Stat. §18-2123.01]:
(a)The real property located outside the corporate limits of the city is a
formerly used defense site;
The Site is located outside the corporate limits of the City and 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;
The Site and the City are both located in Hall County;
(c)The formerly used defense site is located within a sanitary and
improvement district;
O'Neill Wood Resources, LLC and CAIP, LLC have created SID Number
4 in Hall County, which was approved by the District Court on September
20, 2017.
(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
Ordinance #9645 stating the intent of the City to annex the Cornhusker
Army Ammunition Plant property in whole or part as it becomes eligible
for annexation was adopted by the Grand Island City Council on August
22, 2017;
(e)The redevelopment project has been consented to by any city exercising
extraterritorial jurisdiction over the formerly used defense site.
No city is exercising extraterritorial jurisdiction over the Site.
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 property is not
located within Grand Island or the 2 mile extraterritorial jurisdiction of Grand Island.
Hall County adopted their comprehensive plan including the CAAP redevelopment plan
on April 20, 2004. This redevelopment plan amendment and project are consistent with
Grand Island Regular Meeting - 10/11/2017 Page 41 / 76
the Hall County Comprehensive Plan and the CAAP Reuse Plan, in that no changes in the
Comprehensive Plan elements are intended. This plan merely provides funding for the
developer to develop property with permitted uses on this property as defined by the
current and effective zoning regulations. The Hall County Regional Planning
Commission reviewed this project at their meeting on March 1, 2017 as part of the
requirements for the Nebraska Local Siting Act and recommended approval of the local
siting permit as it is consistent with the zoning on the site. The Hall County Regional
Planning Commission held a public hearing at their meeting on October 11, 2017 and
passed resolution _______ confirming that this project is consistent with the
Comprehensive Plan for the Hall County.
3. The Redevelopment Plan must be sufficiently complete to address the following
items: [§18-2103(13) (b)]
a. Land Acquisition:
This Redevelopment Plan provides for real property acquisition and this plan amendment
does not prohibit such acquisition. There is no proposed acquisition by the authority. It
is anticipated that property acquisition will be the primary eligible activity for this
project.
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
Within the Hall County Comprehensive Plan as adopted and updated since 2004 this area
and all of the CAAP grounds are designated as CAAP Reuse Area. According to the
CAAP Reuse Plan this particular area is planned for Agriculture and Special Industrial
Uses. 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 - 10/11/2017 Page 42 / 76
Site plan for the area of the landfill after completion of the project
Grand Island Regular Meeting - 10/11/2017 Page 43 / 76
d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned AG/SI-Special Agriculture/Industrial zone. No zoning changes are
anticipated with this project. No changes are anticipated in street layouts or grades. No
changes are anticipated in building codes or ordinances. Nor are any other planning
changes contemplated. [§18-2103(b) and §18-2111]
e. Site Coverage and Intensity of Use
The developer is proposing to construct and operate a recycling center and landfill for
construction and demolition debris. The proposed development is within the site coverage
and intensity of use limits of the district. A conditional use permit from Hall County will
be required and is currently in process. [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Municipal sewer and water are not available to this development.
Electric utilities are sufficient for the proposed use of this building.
No other utilities would be impacted by the development.
No other utilities would be impacted by the development. [§18-2103(b) and §18-2111]
4. The Act requires a Redevelopment Plan provide for relocation of individuals and
families displaced as a result of plan implementation. This property, 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 has a purchase agreement for the purchase of this property pending
approval of Tax Increment Financing. The total estimated project cost is $4,750,000 with
at least $1,029,000 being TIF eligible expenses. No other CRA funding has been
approved for the project. The property will be acquired for $312,000. Planning related
expenses for Architectural and Engineering and legal services of $107,000 and are
included as a TIF eligible expense. The estimated costs for on-site improvements
Grand Island Regular Meeting - 10/11/2017 Page 44 / 76
including grading, site preparation, utility extensions and private road ways total
$615,000. The total of eligible expenses for this project is $1,029,000. The projected tax
increment available and to be pledged for the project is $209,000.
No property will be transferred to redevelopers by the Authority. The developer will
provide and secure all necessary financing.
b. Statement of proposed method of financing the redevelopment project.
The developer will provide all necessary financing for the project. The Authority will
assist the project by granting the sum of $209,000 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, 2019 through December 2034.
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 encouraging appropriate industrial
development at the CAAP.
Grand Island Regular Meeting - 10/11/2017 Page 45 / 76
8. Time Frame for Development
Development of this project is anticipated to be completed between September 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
The project has received approval from the Hall County Board in the form of a
conditional use permit. The Planning Commission recommended in favor of the project
in March of 2017 as it is consistent with the zoning in place at the site. This project will
provide a local site for recycling and landfilling construction and demolition materials in
a manner consistent with state and federal laws. The location of this site should result in
more competitive bids for demolition by reducing the cost of transportation of demolition
materials. This project will also result 12 to 15 additional full time employees at the site.
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 $209,000 in public funds from tax increment
financing provided by the Grand Island Community Redevelopment Authority will be
required to complete the project. This investment by the Authority will leverage
$4,789,000 in private sector financing; a private investment of $22.91 for every TIF and
grant dollar investment.
Use of Funds.
Description TIF Funds Private Funds Total
Site Acquisition $209,000 $103,000 $312,000
Legal and Plan*$34,000 $34,000
Engineering/Arch $73,000 $73,000
On-Site Improvements $615,000 $615,000
New Construction $1,375,000 $1,375,000
Equipment $2,250,000 $2,250,000
Financing $30,000 $30,000
Contingency $100,000 $100,000
TOTALS $209,000 $4,580,000 $4,789,000
Tax Revenue. The property to be redeveloped is anticipated to have a January 1, 2017,
valuation of approximately $199,650. Based on the 2016 levy this would result in a real
property tax of approximately $2,952. It is anticipated that the assessed value will
Grand Island Regular Meeting - 10/11/2017 Page 46 / 76
increase by $941,343 upon full completion, as a result of the site redevelopment. This
development will result in an estimated tax increase of over $13,919 annually. The tax
increment gained from this Redevelopment Project Area would not be available for use
as city general tax revenues, for a period of 15 years, or such shorter time as may be
required to amortize the TIF bond, but would be used for eligible private redevelopment
costs to enable this project to be realized.
Estimated 2016 assessed value:$ 199,650
Estimated value after completion $ 1,140,993
Increment value $ 941,343
Annual TIF generated (estimated)$ 13,919
TIF bond issue $ 209,000
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $199,650.
The proposed redevelopment will create additional valuation of $941,343. No tax shifts
are anticipated from the project. This project will not have a direct negative impact on
local schools systems. The school system will gain an immediate bump in personal
property taxes from the new equipment purchases and a long-term benefit from the
additional tax base created on the property. No new roads will be created for this 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.
(c) Impacts on employers and employees of firms locating or expanding within the
boundaries of the area of the redevelopment project;
This will create some additional employment in the area. Unemployment is low in
this area. The impacts on existing employers in the area will be minimal as there are not
many new employees.
(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
Grand Island Regular Meeting - 10/11/2017 Page 47 / 76
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.
(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 CAAP Reuse Plan and would be a step
forward in creating the industrial district envisioned with that redevelopment. These
types of uses that do not mix well with residential uses are ideal for property that is
highly restricted for residential development.
Time Frame for Development
Development of this project is anticipated to be completed during between September 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 $209,000 the
projected amount of increment based upon the anticipated value of the project and current
tax rate. Based on the estimates of the expenses presented including acquisition of
property the developer will spend at least $1,029,000 on TIF eligible activities. The CRA
will reserve the right to issue additional debt for this project upon notification by the
developer of sufficient expenses and valuation to support such debt in the form of a
second or third bond issuance.
Grand Island Regular Meeting - 10/11/2017 Page 48 / 76
Resolution Number 2018-02
HALL COUNTY REGIONAL PLANNING COMMISSION
A RESOLUTION RECOMMENDING APPROVAL OF A SITE SPECIFIC
REDEVELOPMENT PLAN OF THE CITY OF GRAND ISLAND, NEBRASKA;
AND APPROVAL OF RELATED ACTIONS
WHEREAS, the Chairman and Board of the Community Redevelopment Authority of the City of
Grand Island, Nebraska (the “Authority”), referred the Redevelopment Plan for CRA Area 20 for 58
acres at 7100 W. Old Potash Highway by O’Neill Wood Resources 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”), specifically as it pertains to formerly used defense sites;
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: October 11, 2017
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST:By: ___________________________________
Chair
By: ___________________________________
Secretary
Grand Island Regular Meeting - 10/11/2017 Page 49 / 76
Hall County Regional Planning
Commission
Wednesday, October 11, 2017
Regular Meeting
Item F3
Redevelopment Plan - Mendez Enterprises
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 10/11/2017 Page 50 / 76
Agenda Item #6
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
September 18, 2017
SUBJECT:
Redevelopment plan amendment for property located in Blight and Substandard Area #6 for
various properties located south of George Street and along Old Lincoln Highway between
Waldo Avenue and Carey Avenue in Grand Island Nebraska and other properties as
necessary to support this development. (C-02-2018GI)
PROPOSAL:
Mendez Enterprises LLC is redeveloping several properties in this area as further described in the
attached plan. The plan does include conversion of several buildings into new uses including a school,
and a diner, as well as the construction of a new building to house a Sky Zone trampoline center. The
developer is seeking Tax Increment Financing to offset the cost of acquisition of the property,
demolition, site preparation and rehabilitation of the existing buildings.
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 project will provide commercial
development in a location that is intended for these uses. Development of this property should
prevent further decay of this neighborhood and increase values in the immediate area. This area has
already been declared blighted and substandard by the Grand Island City Council.
This project is consistent with the existing zoning and the future land use plan for the City of
Grand Island. This is evidenced by the fact that the property is zoned M3 Mixed Use Manufacturing.
The M3 zone allows for a wide variety of uses, including those proposed in this redevelopment.
The Regional Planning Commission recommendation is limited to the appropriateness of the
proposed use at this location. The Grand Island Comprehensive Plan calls for mixed use
manufacturing at this location and the Zoning Map defines this area as Mixed Use Manufacturing.
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 uses proposed in the reuse plan at this location are supported by the
Comprehensive Plan.
RECOMMENDATION:
That the Regional Planning Commission recommend 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 - 10/11/2017 Page 51 / 76
Grand Island Regular Meeting - 10/11/2017 Page 52 / 76
Redevelopment Plan Amendment
Grand Island CRA Area 6
September 2017
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area 6 within the city, pursuant to
the Nebraska Community Development Law (the “Act”) and provide for the
financing of a specific infrastructure related project in Area 6.
Executive Summary:
Project Description
THE REDEVELPMENT OF PROPERTY LOCATED ALONG OLD LINCOLN
HIGHWAY BETWEEN WALDO AVENUE AND CAREY AVENUE INCLUDING
ACQUISITION OF PROPERTY, RENOVATION OF EXISTING BUILDINGS FOR
COMMERCIAL AND EDUCATIONAL USES ALLOWED IN THE DISTRICT AND
CONSTRUCTION OF NEW BUILDINGS ON VACANT PROPERTY WITHIN THE
AREA BY THE DEVELOPER. ELIGIBLE REDEVELOPMENT COSTS ARE
ANTINCIPATED TO INCLUDE: ACQUISION OF PROPERTY, RENOVATION OF
EXISTING BUILDINGS, SITE PREPARATION, DEMOLITION, UTILITY
IMPROVEMENTS, AND PARKING IMPROVEMENTS.
The use of Tax Increment Financing (“TIF”) for this project is to aid in the acquisition of
property, demolition and renovation of existing structures, necessary site work and
installation of public utilities and street improvements necessary to redevelop this site.
The use of TIF makes it feasible to complete all of the phases of the proposed project
within the timeline presented. This project could not be completed without the use of
TIF.
The acquisition of property, renovation, demolition, site work and construction of all
improvements will be paid for by the developer. The developer is responsible for and has
provided evidence that they can secure adequate debt financing to cover the costs
associated with the acquisition, site work and remodeling. The Grand Island Community
Redevelopment Authority (CRA) intends to pledge the ad valorem taxes generated over
the 15 year period beginning January 1, 2019 towards the allowable costs and associated
financing for the acquisition, demolition, renovation and site work as outlined.
TAX INCREMENT FINANCING TO PAY FOR THE ACQUISTION OF THE
PROPERTY AND RELATED SITE WORK WILL COME FROM THE
FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
This property is located at the north of the Union Pacific Railroad and south of George
Street between Waldo Avenue and Carey Avenue (Not all properties in this area are
included in the plan) in central Grand Island including the attached map identifies the
subject properties and the surrounding land uses:
Grand Island Regular Meeting - 10/11/2017 Page 53 / 76
Legal Descriptions
PACKER & BARR'S SECOND ADDITION L0TS 4,5, 6 & 7 BLOCK 44, LOTS 8, 9, &10 BLOCK 39, LOTS 5, 9 & 10
BLOCK 38, LOTS 4,5, 6 & 7 BLOCK 45, WEST’S SECOND SUBDIVSION LOTS 1 & 2, WEST’S SUBDIVISION
FRACTIONAL LOT 8, BLOCK 1, LOTS 1,2, FRACTIONAL LOTS 3 & 8 BLOCK 2, VACATED CLARENCE STREET
ADJACENT TO LOTS ABOVE AND STREET RIGHT OF WAY FOR OLD LINCOLN HIGHWAY, WALDO AVENUE,
GRACE AVENUE, CAREY AVENUE AND GEORGE STREET WHERE THEY ABUT THE PROPERTIES ABOVE.
It is anticipated that the tax increment will be captured for the tax years the
payments for which become delinquent in years 2020 through 2034 inclusive.
Changes to these years may be approved within the TIF agreement.
The real property ad valorem taxes on the current valuation will continue to be paid
to the normal taxing entities. The increase will come from the construction of new
commercial space on this property.
Statutory Pledge of Taxes.
Pursuant to Section 18-2147 of the Act, any ad valorem tax levied upon real property in
the Redevelopment Project Area shall be divided, for the period not to exceed 15 years
after the effective date of the provision, which effective date shall be January 1, 2019 or
such date as stated in an approved TIF agreement.
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.
Grand Island Regular Meeting - 10/11/2017 Page 54 / 76
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 October 9, 2007.[§18-2109] Such
declaration was made after a public hearing with full compliance with the public
notice requirements of §18-2115 of the Act.
2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (13)
(a) and §18-2110]
Grand Island adopted a Comprehensive Plan on July 13, 2004. This redevelopment plan
amendment and project are consistent with the Comprehensive Plan, in that no changes in
the Comprehensive Plan elements are intended. This plan merely provides funding for
the developer to acquire property, rehabilitate existing structures and provide for the
necessary site work and utilities for the construction of a permitted use on this property.
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 6 provides for real property acquisition and this plan
amendment does not prohibit such acquisition. There is no proposed acquisition by the
authority. The applicant will be acquiring the property from the current owner.
b. Demolition and Removal of Structures:
The project to be implemented with this plan does allow for the demolition of stuctures
within the area to provide for new construction.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. The site is
planned for commercial development. [§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 - 10/11/2017 Page 55 / 76
City of Grand Island Future Land Use Map
Grand Island Regular Meeting - 10/11/2017 Page 56 / 76
d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned M3- Mixed Use Manufacturing zone. No zoning changes are
anticipated with this project. No changes are anticipated in street layouts or grades. No
changes are anticipated in building codes or ordinances. Nor are any other planning
changes contemplated. [§18-2103(b) and §18-2111]
e. Site Coverage and Intensity of Use
The developer is proposing renovate several structures on the site, move utilities and
construct the Sky Zone trampoline center on the subject property in two phases. The
property is zoned M3 and could accommodate buildings covering of up to 65% of each
property [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Sewer and water are available to support this development. New water and sewer
services may be required for this building.
Electric lines will need to be relocated to facilitate this 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]
Grand Island Regular Meeting - 10/11/2017 Page 57 / 76
4. The Act requires a Redevelopment Plan provide for relocation of individuals and
families displaced as a result of plan implementation. This amendment does not
provide for acquisition of any residences and therefore, no relocation is
contemplated. [§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]
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 some of this property and is proposing to other portions (specifically
those owned by Woody’s Welding) for redevelopment for $662,479 in the next year
provided that TIF is available for the project as defined. The cost of property acquisition
is being included as a TIF eligible expense. Costs for site preparation, rehabilitation,
demolition, utility improvements and parking improvements are included as a TIF
eligible expenses. It is estimated based on the proposed increased valuation of $2,830,825
will result in $886,965 of increment generated over a 15 year period, substantially less
than the TIF allowable expenses.
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 $886,965 from the proceeds of the TIF
Indebtedness issued by the Authority. This indebtedness will be repaid from the Tax
Increment Revenues generated from the project. TIF revenues shall be made available to
repay the original debt and associated interest after January 1, 2022 through December
2034 or as agreed to in the TIF agreement.
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,
Grand Island Regular Meeting - 10/11/2017 Page 58 / 76
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, in
that it will allow for the utilization of and redevelopment of commercial lots. This will
not significantly impact at this location. New and renovated commercial development
will raise property values and provide a stimulus to keep surrounding properties properly
maintained. The proposed private education facility will provide opportunities for local
youth to enhance their career choices within the community. This will have the intended
result of preventing recurring elements of unsafe buildings and blighting conditions.
8. Time Frame for Development
Development of phase one of this project (including construction of the Sky Zone and
educational facility) is anticipated to be completed between November of 2017 and
December of 2018. Phase two of the project will begin in 2018 and be completed by the
end of 2019. Excess valuation should be available for this project for 15 years beginning
with the 2019 and 2020 tax years.
9. Justification of Project
This location along Old Lincoln Highway has been a manufacturing and mixed use
commercial center since the earliest days of the City of Grand Island. Several
transportation projects including closing the railroad crossing at the east edge of this
property and the construction of the Highway 30 overpass have impacted the property in
a negative manner cutting it off and blanketing it in shadow. The proposed changes will
bring more people into the area and highlight properties that are visible from above while
traveling on Highway 30. The cleanup, repairs and new investment in the area will
enhance and protect the property values and tax base in this central area of the
community.
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
Mendez Enterprises LLC Redevelopment Project, including:
Grand Island Regular Meeting - 10/11/2017 Page 59 / 76
Project Sources and Uses. Approximately $1,887,000 in public funds from tax
increment financing and grant funds provided by the Grand Island Community
Redevelopment Authority will be required to complete the project. This investment by
the Authority will leverage $6,049,495 in private sector financing; a private investment of
$3.20 for every TIF and grant dollar investment by the CRA.
Use of Funds Phase 1.
Description TIF Funds Private Funds Total
Site Acquisition $1,285,000 $1,285,000
Site preparation $155,236 $587,704 $742,940
Legal and Plan $60,000 $79,300 $139,300
Building Costs $993,100 $993,100
Personal Property $892,347 $892,347
Soft Costs $487,044 $487,044
TOTALS $215,236 $4,324,495 $4,539,731
Use of Funds Phase 2
Description TIF Funds Private Funds Total
Site Acquisition $662,429 $662,429
Site preparation $239,400 $239,400
Legal and Plan $9,300 $9,300
Building Costs $474,000 $474,000
Personal Property $1,060,443 $1,060,443
Soft Costs $251,157 $251,157
TOTALS $671,729 $2,025,000 $2,696,729
Use of Funds Total
Description TIF Funds Private Funds Total
Phase 1 $215,236 $4,324,495 $4,539,731
Phase 2 $671,729 $2,025,000 $2,696,729
TOTALS $886,965 $6,349,495 $7,236,460
Tax Revenue. The property to be redeveloped in Phase 1 is anticipated to have a January 1,
2018, valuation of approximately $1,057,768. Based on the 2017 levy this would result in a real
property tax of approximately $21,897. It is anticipated that the assessed value will increase by
$2,215,400, upon full completion, as a result of the site redevelopment. This development will
Grand Island Regular Meeting - 10/11/2017 Page 60 / 76
result in an estimated tax increase of over $46,300 annually, resulting in $694,514 of increment
over the 15 year period.
The property to be redeveloped in Phase 2 is anticipated to have a January 1, 2019, valuation of
approximately $507,936. Based on the 2017 levy this would result in a real property tax of
approximately $10,575.58. It is anticipated that the assessed value will increase by $615,425
upon full completion, as a result of the site redevelopment. This development will result in an
estimated tax increase of over $12,830 annually, resulting in $192,452 of increment over the 15
year period. The total increment expected across both phase 1 and 2 of the project is $886,955.
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 both phases $ 1,565,704
Estimated value after completion $ 4,396,629
Increment value $ 2,830,825
Annual TIF generated (estimated)$ 59,131
TIF bond issue $ 886,965
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $1,565,704.
The proposed acquisition rehabilitation demolition, and site work at this location will
result in an additional $2,830,825 of taxable valuation based on an analysis by the Hall
County Assessor’s office. No tax shifts are anticipated from the project. The project
creates additional valuation that will support taxing entities long after the project is paid
off.
(b) Public infrastructure and community public service needs impacts and local tax
impacts arising from the approval of the redevelopment project;
No additional public service needs have been identified. Existing water and waste
water facilities will not be impacted by this development. The electric utility has
sufficient capacity to support the development. It is not anticipated that this will impact
schools. Fire and police protection are available and should not be impacted by this
development.
(c) Impacts on employers and employees of firms locating or expanding within the
boundaries of the area of the redevelopment project;
This project will protect and enhance the existing employment within the Project Area by
maintaining and expanding business opportunities at this location. The proposed
educational facility may result in additional skilled workers to fill positions within the
community. Temporary construction employment will increase during the construction.
The construction period is expected to exceed 12 months.
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(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 facility could draw employees from other similar facilities within the City. The
educational facilities if successful will provide additional skilled employees for the labor
market, benefiting other employers with an increased employee base.
(e) Any other impacts determined by the authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
This will provide appropriate development at this location in Grand Island. This location
has struggled since the change in traffic patterns that resulted from the closing of the at-
grade crossing across the Union Pacific Railroad.
Personal property in the project is subject to current property tax rates. Personal property
for the Project is estimated at $1,900,000. Personal property tax is not subject to TIF and
will be paid to the normal taxing entities. There will additionally be more city sales taxes
paid to the city of Grand Island as a result of new taxable sales at the restaurant and Sky
Zone.
Time Frame for Development
Development of phase 1 of this project is anticipated to be completed between November
2017 and December 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 with the 2019 tax year. 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 $886,965 the projected
amount of increment based upon the anticipated value of the project and current tax rate.
Based on the purchase price of the property and estimates of the expenses of renovation
activities and associated engineering fees, the developer will spend more than $1,500,000
on TIF eligible activities.
See Attached Site Plan and Interior Renovation Plan
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Resolution Number 2018-03
HALL COUNTY REGIONAL PLANNING COMMISSION
A RESOLUTION RECOMMENDING APPROVAL OF A SITE SPECIFIC
REDEVELOPMENT PLAN OF THE CITY OF GRAND ISLAND, NEBRASKA;
AND APPROVAL OF RELATED ACTIONS
WHEREAS, the Chairman and Board of the Community Redevelopment Authority of the City of
Grand Island, Nebraska (the “Authority”), referred the Redevelopment Plan for Redevelopment Area
No. 6 for property located along Old Lincoln Highway between Carey and Waldo avenues in Grand
Island by Mendez Enterprises 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: October 11, 2017
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST:By: ___________________________________
Chair
By: ___________________________________
Secretary
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Hall County Regional Planning
Commission
Wednesday, October 11, 2017
Regular Meeting
Item M1
Staab Estates
Staff Contact: Chad Nabity
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September 29, 2017
Dear Members of the Board:
RE: Final Plat – Staab Estates Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Staab Estates Subdivision, located in Grand
Island, in Hall County, Nebraska.
This final plat proposes to create 2 lots, in a subdivision being part of Block 16,
Pleasant Home Subdivision and part of the Southeast Quarter of the Southeast
Quarter (SE1/4 SE1/4) of Section Twenty-One (21), Township Eleven (11) North,
Range Nine (9) West of the 6th P.M., all in the City of Grand Island, Hall County,
Nebraska, in a tract containing 2.756 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 October 11, 2017, in
the Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
Cc: City Clerk
City Attorney
City Public Works
City Utilities
City Building Director
County Assessor/Register of Deeds
Manager of Postal Operations
Olsson 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, October 11, 2017
Regular Meeting
Item M2
Johnson's Valhalla Sub
Staff Contact: Chad Nabity
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September 29, 2017
Dear Members of the Board:
RE: Final Plat – Johnson’s Valhalla Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Johnson’s Valhalla Subdivision, located in Hall
County, Nebraska.
This final plat proposes to create 1 lot, on a tract of land comprising a part of the
Northwest Quarter (NW1/4) of Section Seventeen (17), Township Nine (9) North,
Range Nine (9) West of the 6th P.M. located in Hall County, Nebraska, said tract
containing 0.621 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 October 11, 2017 in
the Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
Cc: County Clerk
County Attorney
County Assessor/Register of Deeds
County Zoning
County Building
County Public Works
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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