11-01-2017 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, November 1, 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
Robin Hendricksen 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: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, November 1, 2017
Regular Meeting
Item A1
Agenda 11-1-17
Staff Contact: Chad Nabity
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Staff Recommendation Summary
For Regional Planning Commission Meeting
November 1, 2017
4.Public Hearing – Redevelopment Plan – Grand Island – Concerning an
amendment to the redevelopment plan for Community Redevelopment
Authority Area 1. This is a site specific redevelopment plan for 320-322 N.
Pine St., or the North One Half of Lot One (1) in Block Fifty-Five (55) in the
Original Town, in the City of Grand Island, Hall County, Nebraska (C-06-
2018GI) Urban Island LLC, which operates Kinkaider Brewing Company, has
proposed to renovate the first and second floors for commercial and
residential space. A motion on Resolution 2018-04 is in order. (Hearing,
Discussion, Action)
5.Public Hearing – Rezoning – Grand Island – A request to rezone Lots 8, 9,
and 10, in Block 10 of Packer and Barr’s Subdivision located on the east side
of Boggs Avenue from Fourth Street to Fifth Street from R-2 Low-Density
Residential use to R-3 Medium Density Residential use in the City of Grand
Island, Hall County, Nebraska. (C-03-2018GI). T. C. Enck Builders is seeking
the rezoning to place one duplex on each of two vacant lots. A motion is in
order. (Hearing, Discussion, Action)
6.Public Hearing – Rezoning – Grand Island – A request to rezone all of Lot
2 in Lassonde Second Subdivision located south of Capital Avenue and
west of the Union Pacific Railroad tracks from R-3 Medium-Density
Residential to R-3 SL Medium-Density Residential Small Lot in the City of
Grand Island, Hall County, Nebraska. (C-04-2018GI) Grand Island Area
Habitat for Humanity is seeking the rezoning to increase the number of
buildable single-family home lots by 25 percent. A motion is in order.
(Hearing, Discussion, Action)
7.Public Hearing – Rezoning – Grand Island – A request to rezone a portion
of proposed JGMO Subdivision located south of Lake Street and west of
south Locust Street from LLR Large Lot Residential to B-2 General Business
Zone in the City of Grand Island, Hall County, Nebraska. (C-05-2018GI)
Owner LBJM LLC is seeking the rezoning to make the zoning consistent
across all 11.1 acres. A motion is in order. (Hearing, Discussion, Action)
8. Final Plat – JGMO Subdivision – Located south of Lake Street and west of
south Locust Street in Grand Island, Hall County, Nebraska (3 lots, 11.1
acres) (Discussion, Action)
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9.Public Hearing – Rezoning- Grand Island – A request to rezone part of
Lot 1 and all of Lot 2 of proposed Meadow Lane Seventh Subdivision 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) This
matter has been referred back from the Grand Island City Council. Niedfelt
Property Management is seeking the rezoning for highway commercial
development. A motion is in order. (Hearing, Discussion, Action)
10.Final Plat – Meadow Lane 7th Subdivision – Located north of Highway 34
and west of Shady Bend Road in the jurisdiction of Grand Island, in Hall
County, Nebraska. (6 lots, 11.68 acres) This item was approved by the
Planning Commission at its September 6, 2017 meeting and is included in
the packet for information only. No action is required. (Information)
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Hall County Regional Planning
Commission
Wednesday, November 1, 2017
Regular Meeting
Item 1
Meeting schedule 2017-18
Staff Contact: Chad Nabity
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REGIONAL PLANNING COMMISSION
2017-18 MEETING SCHEDULE
All meetings to be held at 6 p.m., Grand Island City Hall, 100 E. First St.
City council chambers
Meeting Dates
November 1, 2017 June 6, 2018
December 6, 2017 July 11, 2018 (moved date)
January 3, 2018 August 1, 2018
February 7, 2018 September 5, 2018
March 14, 2018 (moved date)October 3, 2018
April 4, 2018 November 7, 2018
May 2, 2018 December 5, 2018
Current Appointments to the Regional Planning Commission:as of 10/24/17
Municipality Representative Initial Appointment Appointment Expires
City of Grand Island*Robin Hendricksen Oct. 24/17 Oct. 31/2020 (first term)
Derek Apfel October 27/15 Oct. 31/2018 (first term)
Hector Rubio Dec. 27/16 Oct. 31/2019 (first term)
Tony Randone June 27/17 Oct. 31/2018 (first term)
Hall County Greg Robb Nov. 04/14 Oct. 31/2020
Leonard Rainforth Dec. 15/15 Oct. 31/2018
Judd Allan Jan. 10/17 Oct. 31/2019
Pat O’Neill Sep. 11/01 Oct. 31/2018
Village of Alda Leslie Ruge Jul. 11/90 Oct. 31/2019
Village of Cairo Jaye Monter Sept. 15/15 Oct. 31/2019
Village of Doniphan Carla Maurer Oct. 31/14 Oct. 31/2020
City of Wood River Dean Kjar Mar. 25/14 Oct. 31/2020
*City of Grand Island limits are two consecutive 3 year terms
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Hall County Regional Planning
Commission
Wednesday, November 1, 2017
Regular Meeting
Item E1
Minutes 10-11-17
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
October 11, 2017
The meeting of the Regional Planning Commission was held Wednesday, October 11, 2017, in
the Council Chambers - City Hall – Grand Island, Nebraska. Notice of this meeting appeared
in the "Grand Island Independent" on September 28, 2017.
Present: Pat O’Neill Dean Sears
Les Ruge Dean Kjar
Hector Rubio Tony Randone
Leonard Rainforth Judd Allan
Carla Maurer
Absent: Derek Apfel, Greg Robb, Jaye Monter
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 6:01 p.m.
O’Neill stated that this was a public meeting subject to the open meetings laws of the
State of Nebraska. He noted that the requirements for an open meeting are posted on
the wall in the room and easily accessible to anyone who may be interested in reading
them.
O’Neill also noted the Planning Commission may vote to go into Closed Session on
any agenda item as allowed by State Law.
The Commission will discuss and may take action on any item listed on this agenda.
Grand Island Regular Meeting - 11/1/2017 Page 12 / 73
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 September 6, 2017 meeting.
A motion was made by Maurer and seconded by Rubio to approve the minutes
of the September 6, 2017 meeting.
The motion carried with nine members in favor (Allan, O’Neill, Ruge, Maurer,
Rainforth, Rubio, Sears, Randone and Kjar) and no members voting no or
abstaining.
3.Request Time to Speak.
Ron Depue, Item 5; and Ken Frederick, Item 6.
4. Public Hearing – Redevelopment Plan – Grand Island – Concerning an amendment
to the redevelopment plan for CRA Area No. 25 for a Site Specific Redevelopment
Plan of Husker Harvest Days at a formerly used defense site in Hall County, Nebraska.
(C-31-2017GI)
O’Neill opened the public hearing.
Nabity said this redevelopment plan is different than most in that it is not seeking the
use of tax increment financing. Instead, receipts from Grand Island’s food and beverage
tax would be used to help pay for improvements to the Husker Harvest Days show site.
About $7 million of upgrades are proposed by owner Farm Progress Companies, Inc.
Nabity said the food and beverage tax would be used to pay up to $2 million of
upgrades, including electrical, drainage and parking improvements. The city’s share
would be paid out over a 20-year period, Nabity said. Maurer asked if the food vendors
at the show site pay the food and beverage tax. Nabity said they do not – the occupation
tax is assessed only in city limits. However, the show does have an estimated $7.5
million impact on Grand Island over the three day show. Nabity said a city restaurant
owner also testified in favor of using the tax receipts for the upgrades as the show
creates a three-week bump in sales each year for her local food establishments. Nabity
said the area is zoned for agriculture special events.
O’Neill closed the public hearing.
A motion was made by Kjar and seconded by Rainforth to recommend approval of the
redevelopment plan and Resolution 2018-01, finding that the plan is consistent with the
comprehensive land use plan.
The motion carried with nine members in favor (Allan, O’Neill, Ruge, Maurer,
Rainforth, Rubio, Sears, Randone and Kjar) and no members voting no or
abstaining.
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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. (C-01-2018GI)
O’Neill, as owner and applicant of O’Neill Wood Resources, handed the chairmanship
over to Secretary Ruge, who appointed Maurer as Secretary Pro-Tem. O’Neill left the
room.
Ruge opened the public hearing.
Nabity said this redevelopment plan uses tax increment financing for the development
of a recycling center and construction landfill at the formerly used defense site, the
Cornhusker Army Ammunition Plant. The Hall County board has already issued a
conditional use permit for the landfill site in the area that is zoned AG-SI Agriculture
Special Industrial. Nabity said while the real property value of about $1 million will be
used for about $200,000 of tax increment financing for up to 15 years, the personal
property for the facility is estimated to total about $5 million and will immediately be
on the tax rolls. Nabity said all the requirements for the development have occurred,
including the creation of a sanitary improvement district by the owner and the city
declaring an intent to annex when the area is contiguous to city limits. It’s currently
three miles from city limits, so Nabity said eligibility for annexation will take many
years.
Ron Depue, attorney for the applicant, spoke in favor of the application. He said the
matter at hand is whether the redevelopment is consistent with the comprehensive plan,
which it is. The county has approved the conditional use permit, the Department of
Environmental Quality is involved with the application, the sanitary improvement
district has been created and the annexation intent was passed by the city. He said the
owner is anxious to get started in what has been a lengthy process.
Ruge closed the public hearing.
A motion was made by Rainforth and seconded by Randone to recommend approval of
the redevelopment plan and Resolution 2018-02, which finds the plan is consistent with
the comprehensive plan.
The motion carried with eight members in favor (Allan, Ruge, Maurer,
Rainforth, Rubio, Sears, Randone and Kjar) and no members voting no or
abstaining. O’Neill was not present for the vote.
Following the vote, Ruge brought O’Neill in from the other room and returned
the chairmanship to O’Neill.
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.
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(C-02-2018GI)
O’Neill opened the public hearing.
Nabity said this redevelopment plan is very aggressive to redevelop a number of
properties in the area. He said Mendez has already made improvements to the area, but
would like to do more using about $890,000 of tax increment financing toward the
redevelopment of a trampoline park, a technical school and a diner in the area. Nabity
said the redevelopment would have a significant impact on the area, which is identified
in the comprehensive plan for mixed use manufacturing development.
Ken Frederick, architect for the owner, spoke on behalf of the application. He said the
owner has retained professional services and has a good vision.
O’Neill closed the public hearing.
A motion was made by Ruge and seconded by Sears to recommend approval of the
redevelopment plan and Resolution 2018-03, which finds the plan is consistent with the
comprehensive plan.
The motion carried with nine members in favor (Allan, O’Neill, Ruge, Maurer,
Rainforth, Rubio, Sears, Randone and Kjar) and no member voting no and no member
abstaining.
7.Final Plat – Staab Estates – 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)
Nabity said this subdivision would have been an administrative plat that he could have
signed without Regional Planning Commission action except that an outlot in the area
was a metes and bounds lot. The owners are adding onto a shopping center in the area
and relocating the existing Pizza Hut building into the new shopping center. After
construction, the existing Pizza Hut building will be demolished, Nabity said. The
addition to the center is being constructed as two lots with zero setback on the lot line
so that both properties could have separate electrical and sewer.
A motion was made by Ruge and seconded by Rainforth to approve the final plat for
Staab Estates Subdivision.
The motion for the final plat carried with seven members in favor (Allan, Ruge,
Maurer, Rainforth, Sears, Randone and Kjar) and no member voting no and two
members abstaining (O’Neill and Rubio).
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)
A motion was made by Rainforth and seconded by Maurer to approve the final plat of
Johnson’s Valhalla Subdivision.
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The motion carried with nine members in favor (Allan, O’Neill, Ruge, Maurer,
Rainforth, Rubio, Sears, Randone and Kjar) and no members voting no or abstaining.
9. Director’s Report.
Nabity said the Meadow Lane 7th Subdivision will be returning to the Regional
Planning Commission in November as the Grand Island City Council referred it back.
Nabity recently attended and presented at a planning conference in Iowa. He is also
beginning the process to hire for a planning technician from the retirement of Ed
Maslonka and for an administrative assistant as Tracy Overstreet Gartner was selected
as the incoming Hall County Election Commissioner.
10.Public Presentation – Community Beautification Awards and celebration of 50
years of the Regional Planning Commission.
The Regional Planning Commission presented the 2017 Community Beautification
Award Wednesday night (Oct. 11) to four business owners involved in the
redevelopment of the Grand Island Mall area. The businesses honored were Grand
Island Joint Venture LLC, Gordman Grand Island LLC, EIG Grand Island LLC and
Raymond and Jennifer O’Connor.
Grand Island Joint Venture LLC is the owner of Northwest Commons at 2230 and 2250
N. Webb, which features tenants such as Dick’s Sporting Goods and Burlington.
Gordman Grand Island LLC owns the retail space at 2300 N. Webb, which features
Hibbetts Sports, Pet Sense, Harbor Freight and the north YMCA location.
EIG Grand Island LLC owns the Shoppes at Northwest Crossings featuring Bed, Bath
and Beyond; Men’s Warehouse; Shoe Carnival; Petco; Scooters; and Firehouse Subs.
Raymond and Jennifer O’Connor own 2208 N. Webb, which houses Shopko. The
O’Connor’s made significant improvements to the parking and drainage of the
shopping area.
“The projects that are being recognized today involve multiple property owners,
multiple buildings and a highly visible half- mile frontage along both U.S. Highway
281 and Webb Road,” said Regional Planning Director Chad Nabity. “All of these
partners deserve recognition for the significant changes that have occurred on these
properties.”
Nabity said, in 2011 when the Grand Island Mall area was declared blighted and
substandard, a large percentage of the space in the buildings was vacant. “The
infrastructure around the area, including the signage and parking lots literally was
falling apart,” he said.
“The investment by these companies with the help of Tax Increment Financing has
changed and enhanced the retail landscape of these properties and the City Of Grand
Island,” Nabity said. “The improvements have converted big box stores and the 1970s-
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era interior mall space to a vibrant retail center that faces onto the major streets and
presents an inviting image for the City of Grand Island.”
“I would like to thank Jerry Gordman for his vision in bringing forward the blight study
that made much of this development possible,” Nabity said. “EIG Grand Island started
the projects at the south end and Mr. Gordman followed quickly with the book-end
development at the north end. Ray and Jennifer O’Connor took a significant risk with
their initial investment in the Grand Island Mall, but were able to attract the Staenberg
Group to partner with them on the redevelopment, bringing some big, national expertise
into the recruiting efforts. The O’Connors then purchased the Shopko building and
allowed changes to the parking and traffic patterns that benefited the entire
development,” Nabity said.
The Community Beautification Award was developed to recognize the efforts of
residents and businesses that improve the overall appearance of the community through
the enhancement of their property.
The Regional Planning Commission would also like to thank the following supportive
community businesses for making the award possible: Home Federal Bank, Five Points
Bank, Pathway Bank, Equitable Bank, Wells Fargo Bank and First National Bank.
Nabity also recognized the 50th anniversary of the Regional Planning Commission,
which was created by interlocal agreement in October 1967. Inaugural Regional
Planning Director Nelson Helm was present from Copperas Cove, Texas, to mark the
occasion, as was 49-year employee Ed Maslonka, the department’s only planning
technician, and past commissioners, Karen Bredthauer, Marvin Webb, John Amick, Bill
Hayes and Mark Haskins
11.Next Regular Meeting November 1, 2017.
12.Adjourn
O’Neill adjourned the meeting at 6:43 p.m.
___________________________________________
Leslie Ruge, Secretary
By Tracy Overstreet Gartner
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Hall County Regional Planning
Commission
Wednesday, November 1, 2017
Regular Meeting
Item F1
Redevelopment Plan - Urban Island/Kinkaider
Staff Contact: Chad Nabity
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Agenda Item #4
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
November 1, 2017
SUBJECT:
Redevelopment plan amendment for property located in Blight and Substandard Area 1 for a
Site Specific Redevelopment Plan for property located at the 320 and 322 N Pine Street in
Grand Island, in Hall County, Nebraska to support this development. (C-06-2018GI)
PROPOSAL:
The Urban Island LLC is proposing to renovate the first floor of this space for commercial and
residential space and the second floor for residential uses. The property is zoned B-3 Heavy
Business and a mixed use building such as this is a permitted principal use.
OVERVIEW:
The purpose of the CRA and the designated blight and substandard area is to provide
incentives for development in underdeveloped areas of the community. This proposed plan
encourages a mix of commercial and residential uses that has been identified as a priority
for development in the downtown area. This area has already been declared blighted and
substandard by the CRA, the Hall County Regional Planning Commission and the Grand
Island City Council.
This project is consistent with the existing zoning and the future land use plan for this
area within the City of Grand Island. This is evident by the fact that the property is zoned B-
3 Heavy Business. The B-3 zone allows for a variety of commercial, office and residential
uses including those proposed with this plan as permitted principal uses.
The Regional Planning Commission recommendation is limited to the appropriateness of the
proposed use at this location. The Grand Island Comprehensive Plan calls for commercial
and residential uses here.
The Planning Commission is required to comment on these applications to confirm that
expenditure of public funds through TIF is not supporting uses that would be inconsistent
with the comprehensive plan. The proposed use for a mixed use development at this
location appears to be supported by the plan.
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RECOMMENDATION:
That the Regional Planning Commission recommends that City Council approve of the
redevelopment plan amendment as submitted. A resolution is attached for your
consideration.
___________________ Chad Nabity AICP, Planning Director
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Redevelopment Plan Amendment
Grand Island CRA Area 1
October 2017
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area 1 with in the city, pursuant to
the Nebraska Community Development Law (the “Act”) and provide for the
financing of a specific infrastructure related project in Area 1.
Executive Summary:
Project Description
THE REDEVELOPMENT OF THE BUILDING LOCATED AT 320 and 322 N. PINE
STREET FOR COMMERCIAL AND RESIDENTIAL USES, INCLUDING FIRE/LIFE
SAFETY IMPROVEMENTS AND BUILDING REHABILITATION AND
REMODELING.
The use of Tax Increment Financing to aid in rehabilitation expenses associated with
redevelopment of the kitchen/party room for Kinkaider Brewing Company formerly
Nathan Detroits 320 and 322 N. Pine Street into a mixed use building containing six
apartments and two retail tenant spaces. The use of Tax Increment Financing is an
integral part of the development plan and necessary to make this project affordable. The
project will result in renovating this historic building into a combination of commercial
space and market rate residential units. The addition of the residential units is consistent
with the downtown redevelopment plan and priorities to add 50 residential units
downtown by 2019. This project would not be possible without the use of TIF.
Urban Island LLC is the owner of the property. Urban Island LLC purchased this
property in 2016. The purchase price is not included as an eligible TIF activity. Portions
of the building are currently vacant the kitchen for the Kinkaider Brewing Company is
located within this building and part of the space are being used for gatherings and
receptions. The developer is responsible for and has provided evidence that they can
secure adequate debt financing to cover the costs associated with the remodeling and
rehabilitation of this building. The Grand Island Community Redevelopment Authority
(CRA) intends to pledge the ad valorem taxes generated over the 15 year period
beginning January 1, 2019 towards the allowable costs and associated financing for
rehabilitation.
TAX INCREMENT FINANCING TO PAY FOR THE REHABILITATION OF THE
PROPERTY WILL COME FROM THE FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
320 and 322 N. Pine Street in Grand Island Nebraska
Legal Descriptions: North One Half Lot One (1) in Block Fifty-Five (55) in the
Original Town, now City of Grand Island, Hall County, Nebraska.
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Existing Land Use and Subject Property
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The tax increment will be captured for the tax years the payments for which become
delinquent in years 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 rehabilitation of this
building for commercial and residential uses as permitted in the B3 Heavy Business
Zoning District.
Statutory Pledge of Taxes.
In accordance with Section 18-2147 of the Act and the terms of the Resolution
providing for the issuance of the TIF Note, the Authority hereby provides that any ad
valorem tax on the Redevelopment Project Area for the benefit of any public body be
divided for a period of fifteen years after the effective date of this provision as set forth in
the Redevelopment Contract, consistent with this Redevelopment Plan. Said taxes shall
be divided as follows:
a. That portion of the ad valorem tax which is produced by levy at the rate
fixed each year by or for each public body upon the redevelopment project valuation shall
be paid into the funds, of each such public body in the same proportion as all other taxes
collected by or for the bodies; and
b. That portion of the ad valorem tax on real property in the
redevelopment project in excess of such amount, if any, shall be allocated to and, when
collected, paid into a special fund of the Authority to pay the principal of; the interest on,
and any premiums due in connection with the bonds, loans, notes, or advances on money
to, or indebtedness incurred by, whether funded, refunded, assumed, or otherwise, such
Authority for financing or refinancing, in whole or in part, a redevelopment project.
When such bonds, loans, notes, advances of money, or indebtedness including interest
and premium due have been paid, the Authority shall so notify the County Assessor and
County Treasurer and all ad valorem taxes upon real property in such redevelopment
project shall be paid into the funds of the respective public bodies.
Pursuant to Section 18-2150 of the Act, the ad valorem tax so divided is hereby pledged
to the repayment of loans or advances of money, or the incurring of any indebtedness,
whether funded, refunded, assumed, or otherwise, by the CRA to finance or refinance, in
whole or in part, the redevelopment project, including the payment of the principal of,
premium, if any, and interest on such bonds, loans, notes, advances, or indebtedness.
Redevelopment Plan Amendment Complies with the Act:
The Community Development Law requires that a Redevelopment Plan and Project
consider and comply with a number of requirements. This Plan Amendment meets the
statutory qualifications as set forth below.
1. The Redevelopment Project Area has been declared blighted and substandard by
action of the Grand Island City Council on December 19, 2000.[§18-2109] Such
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declaration was made after a public hearing with full compliance with the public
notice requirements of §18-2115 of the Act.
2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (13)
(a) and §18-2110]
Grand Island adopted a Comprehensive Plan on July 13, 2004. This redevelopment plan
amendment and project are consistent with the Comprehensive Plan, in that no changes in
the Comprehensive Plan elements are intended. This plan merely provides funding for
the developer to rehabilitate the building for permitted uses on this property as defined by
the current and effective zoning regulations. The Hall County Regional Planning
Commission held a public hearing at their meeting on November 1, 2017 and passed
Resolution 2018-04 confirming that this project is consistent with the Comprehensive
Plan for the City of Grand Island. The Grand Island Public School District has submitted
a formal request to the Grand Island CRA to notify the District any time a TIF project
involving a housing subdivision and/or apartment complex is proposed within the
District. The school district was notified of this plan amendment at the time it was
submitted to the CRA for initial consideration.
3. The Redevelopment Plan must be sufficiently complete to address the following
items: [§18-2103(13) (b)]
a. Land Acquisition:
The Redevelopment Plan for Area 1 provides for real property acquisition and this plan
amendment does not prohibit such acquisition. There is no proposed acquisition by the
authority.
b. Demolition and Removal of Structures:
The project to be implemented with this plan does not provide for the demolition and
removal any structures on this property.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. All of the area
around the site in private ownership is planned for Downtown Commercial development;
this includes housing and commercial uses within the same structure. This property is in
private ownership. [§18-2103(b) and §18-2111] The attached map also is an accurate site
plan of the area after redevelopment. [§18-2111(5)]
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City of Grand Island Future Land Use Map
Grand Island Regular Meeting - 11/1/2017 Page 25 / 73
d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned B3-Heavy Business zone. No zoning changes are anticipated with this
project. No changes are anticipated in street layouts or grades. No changes are
anticipated in building codes or ordinances. Nor are any other planning changes
contemplated. [§18-2103(b) and §18-2111]
e. Site Coverage and Intensity of Use
The developer is rehabilitating the existing building. The developer is not proposing to
increase the size of the building and current building meets the applicable regulations
regarding site coverage and intensity of use. [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Sewer and water are available to support this development. The developer will be
required to extend a water line capable of providing sufficient water for the sprinkler
system required to convert this building in a multifamily apartment building.
Electric utilities are sufficient for the proposed use of this building.
No other utilities would be impacted by the development.
The developer will be responsible for replacing any sidewalks damaged during
construction of the project.
No other utilities would be impacted by the development. [§18-2103(b) and §18-2111]
4. The Act requires a Redevelopment Plan provide for relocation of individuals and
families displaced as a result of plan implementation. This property, owned by the
developer, is vacant and has been vacant for more than 1 year; no relocation is
contemplated or necessary. [§18-2103.02]
5. No member of the Authority, nor any employee thereof holds any interest in any
property in this Redevelopment Project Area. [§18-2106] No members of the
authority or staff of the CRA have any interest in this property.
6. Section 18-2114 of the Act requires that the Authority consider:
a. Method and cost of acquisition and preparation for redevelopment and estimated
proceeds from disposal to redevelopers.
The developer owns this property and acquisition is not part of the request for tax
increment financing. The estimated costs of rehabilitation of this property is $737,209,
Grand Island Regular Meeting - 11/1/2017 Page 26 / 73
planning related expenses for Architectural and Engineering services of $8,500 and are
included as a TIF eligible expense. Legal, Developer and Audit Fees of $12,000
including a reimbursement to the City and the CRA of $7,000 are included as TIF eligible
expense. The total of eligible expenses for this project exceeds $756,709. The CRA has
been asked to grant $105,000 to this project to offset the cost of life safety improvements
and $168,677 in façade improvement funds. The total eligible expenses for this project
less other grant funds by the CRA is $318,851. The developers have also invested
$265,000 in acquisition of the property and additional funding in other improvements
including new windows on the second floor.
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 $164,181 from the proceeds of the TIF which
after interest is paid will result in approximately $115,000 of direct aid to the project.
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, 2020 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
Grand Island Regular Meeting - 11/1/2017 Page 27 / 73
blighting conditions. This will accomplish the goal of both the Downtown Business
Improvement District and the Grand Island City Council of increasing the number of
residential units available in the Downtown area.
8. Time Frame for Development
Development of this project is anticipated to be completed between December 2017 and
October of 2018. Excess valuation should be available for this project for 15 years
beginning with the 2020 tax year.
9. Justification of Project
This is an historic building in downtown Grand Island that will be preserved with this
project. The addition of a new upper story residential unit is consistent with goals to
build 50 new residential units in downtown Grand Island by 2019 and with the goals of
the 2014 Grand Island housing study and Grow Grand Island. The main floor will be
used for commercial tenant space with a single efficiency apartment at the rear of the
building.
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 $164,181 in public funds from tax increment
financing provided by the Grand Island Community Redevelopment Authority will be
required to complete the project. This property has requested a life/safety grant of
$105,000 and a façade improvement grant of $168,677. This investment by the Authority
will leverage $698,778 in private sector financing; a private investment of $1.60 for
every TIF and grant dollar investment.
Use of Funds Source of Funds.
Description TIF Funds Other
Grants
Private Funds Total
Site Acquisition $265,000 $265,000
Legal and Plan*$12,000 $12,000
Engineering/Arch $8,500 $8,500
Renovation $164,181 $105,000 $298,351 $568,532
Facade $168,677 $168,677
Developer/Audit Feets $34,927 $34,927
Contingency $80,000 $80,000
TOTALS $164,181 $273,677 $698,778 $1,136,636
Grand Island Regular Meeting - 11/1/2017 Page 28 / 73
Tax Revenue. The property to be redeveloped is anticipated to have a January 1, 2018,
valuation of approximately $150,688. Based on the 2016 levy this would result in a real
property tax of approximately $3,275. It is anticipated that the assessed value will
increase by $503,673 upon full completion, as a result of the site redevelopment. This
development will result in an estimated tax increase of over $10,945 annually. The tax
increment gained from this Redevelopment Project Area would not be available for use
as city general tax revenues, for a period of 15 years, or such shorter time as may be
required to amortize the TIF bond, but would be used for eligible private redevelopment
costs to enable this project to be realized.
Estimated 2016 assessed value:$ 150,688
Estimated value after completion $ 654,361
Increment value $ 503,673
Annual TIF generated (estimated)$ 10,945
TIF bond issue $ 164,181
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $150,688.
The proposed redevelopment will create additional valuation of $503,673. No tax shifts
are anticipated from the project. The project creates additional valuation that will support
taxing entities long after the project is paid off.
(b) Public infrastructure and community public service needs impacts and local tax
impacts arising from the approval of the redevelopment project;
No additional public service needs have been identified. Existing water and waste
water facilities will not be impacted by this development. The electric utility has
sufficient capacity to support the development. It is not anticipated that this will impact
schools in any significant way. Fire and police protection are available and should not be
negatively impacted by this development. The addition of life safety elements to this
building including fire sprinklers and a second exit actually reduce the chances of
negative impacts to the fire department.
(c) Impacts on employers and employees of firms locating or expanding within the
boundaries of the area of the redevelopment project;
This will provide additional housing options in the downtown area consistent with the
planned development in Downtown Grand Island.
(d) Impacts on other employers and employees within the city or village and the
immediate area that are located outside of the boundaries of the area of the
redevelopment project; and
Grand Island Regular Meeting - 11/1/2017 Page 29 / 73
This project will not have a negative impact on other employers in any manner
different from any other expanding business within the Grand Island area. This will
provide housing options for employees of Downtown businesses that wish to live
Downtown.
(e) Any other impacts determined by the authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
This project is consistent the goals of the Council, the Downtown BID, the CRA, and
Grow Grand Island to create additional housing units in downtown Grand Island.
Time Frame for Development
Development of this project is anticipated to be completed during between December of
2017 and October 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 $164,181 the
projected amount of increment based upon the anticipated value of the project and current
tax rate. Based on the estimates of the expenses of the rehabilitation the developer will
spend at least $790,000 on TIF eligible activities in excess of other grants given. The
CRA will reserve the right to issue additional debt for this project upon notification by
the developer of sufficient expenses and valuation to support such debt in the form of a
second or third bond issuance.
Grand Island Regular Meeting - 11/1/2017 Page 30 / 73
Resolution Number 2018-04
HALL COUNTY REGIONAL PLANNING COMMISSION
A RESOLUTION RECOMMENDING APPROVAL OF A SITE SPECIFIC
REDEVELOPMENT PLAN OF THE CITY OF GRAND ISLAND, NEBRASKA;
AND APPROVAL OF RELATED ACTIONS
WHEREAS, the Chairman and Board of the Community Redevelopment Authority of the City of
Grand Island, Nebraska (the “Authority”), referred the Redevelopment Plan for 320-322 N. Pine St.
by Urban Island LLC - Kinkaider 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;
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: November 1, 2017.
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST:By: ___________________________________
Chair
By: ___________________________________
Secretary
Grand Island Regular Meeting - 11/1/2017 Page 31 / 73
Grand Island Regular Meeting - 11/1/2017 Page 32 / 73
Hall County Regional Planning
Commission
Wednesday, November 1, 2017
Regular Meeting
Item F2
Rezoning - 415 N. Boggs - Enck
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 11/1/2017 Page 33 / 73
Agenda Item # 5
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
November 1, 2017
SUBJECT: Zoning Change (C-03-2018GI)
PROPOSAL:An application has been made to rezone Lots 8, 9 and 10 of Block 10 of
Packer and Barr’s Addition to the City of Grand Island from R-2 Low Density Residential
Zone to R-3 Medium Density Residential Zone. This property is north of 4th Street and
east of Boggs Avenue. The person interested in purchasing the two undeveloped lots
would build a duplex on each of those lots if the rezoning is approved.
OVERVIEW:
Site Analysis
Current zoning designation:R-2: Low Density Residential
Intent of zoning district:R-2: To provide for residential neighborhoods at a
maximum density of seven dwelling units per acre
with supporting community facilities.
Permitted and conditional uses:R-2: Residential uses with at density of one unit per
6,000 square feet of property. Minimum lot size of
6,000 square feet. Churches, schools, parks are
permitted in this zoning district.
Proposed Zoning Designation:R-3: Residential uses with at density of 1 unit per
3,000 square feet of property. Minimum lot size of
6,000 square feet. Churches, schools, parks and
some limited non-profit operations and day care
facilities are also allowed as permitted or
conditional uses in this district.
Comprehensive Plan Designation:Medium Density Residential to Office Use.
Existing land uses.Vacant lots, single family residential.
Adjacent Properties Analysis
Current zoning designations:East: R-4 High Density Residential
North West and South: R2 Low Density
Residential
Intent of zoning district:R-4: To provide for residential uses at a maximum
density of 43 dwelling units per acre with supporting
community facilities. This zoning district is also
used as a transitional zone between lower density
residential zones and office, business, or
manufacturing zones.
R-2: To provide for residential neighborhoods at a
maximum density of seven dwelling units per acre
with supporting community facilities.
Permitted and conditional uses:R-4: Residential uses with at density of one unit per
1,000 square feet of property. Minimum lot size of
6,000 square feet. Churches, schools, parks, day
Grand Island Regular Meeting - 11/1/2017 Page 34 / 73
care facilities, non-profit community organizations,
boarding houses, public and quasi-public buildings
are permitted in this zoning district
R-2: Residential uses with at density of one unit
per 6,000 square feet of property. Minimum lot size
of 6,000 square feet. Churches, schools, parks are
permitted in this zoning district
Comprehensive Plan Designation:All Directions: Medium Density Residential to
Office Uses.
Existing land uses:North: Single family including some on half lots.
South: Single family.
West: Single family and duplex homes.
East: Single family transitioning to commercial east
of White Avenue.
EVALUATION:
Positive Implications:
Consistent with the City’s Comprehensive Land Use Plan: The subject property is
designated for medium density residential to office uses.
Consistent with existing uses: This change is consistent with the existing uses in the
area. The neighborhood has a mixture of single-family homes and duplex units.
Provides for additional housing in Grand Island: The proposed change would allow
the more scattered site units to be built in this existing neighborhood.
Negative Implications:
Could potentially be spot zoning: This is a small area with benefit to a single property
owner - both aspects of spot zoning.
Other Considerations
This property is developed with full services available and the neighborhood is planned
for increased residential density. The proposed densities are similar to that found at the
north end of this block and across the street to the west. Given the nature of the
development in this area it might be appropriate to take a wider look at this
neighborhood for rezoning when the Grand Island zoning map is considered for re-
adoption.
Grand Island Regular Meeting - 11/1/2017 Page 35 / 73
Figure 1 Future Land Use Map from the Grand Island Comprehensive Plan
Grand Island Regular Meeting - 11/1/2017 Page 36 / 73
RECOMMENDATION:
That the Regional Planning Commission recommends that the Grand Island City
Council change the zoning on this site from R-2 Low Density Residential to R-3
Medium Density Zone.
___________________ Chad Nabity
Grand Island Regular Meeting - 11/1/2017 Page 37 / 73
4TH ST W
5TH ST W
WHITE AVE6TH ST W
DARR AVE NBOGGS AVE NNORTH FRONT ST W BROADWELL AVE N5TH ST W
R2
R4
B2
R4 M3
RO
Scale : NONE
C-03-2018GI
¬
ProposedR-2 to R-3 Zone
Area that is requested for rezoning
( SEE MAP )
Proposed Zoning
R-2 - Low Density Residential Zone
to R-3 Medium Density Residential Zone
Grand Island Regular Meeting - 11/1/2017 Page 38 / 73
Grand Island Regular Meeting - 11/1/2017 Page 39 / 73
Hall County Regional Planning
Commission
Wednesday, November 1, 2017
Regular Meeting
Item F3
Rezoning - Habitat Lassonde
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 11/1/2017 Page 40 / 73
Agenda Item # 6
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
November 1, 2017
SUBJECT: Zoning Change (C-04-2018GI)
PROPOSAL:An application has been made to rezone Lot 2 of Lassonde Second
Subdivision in the City of Grand Island from R-3 Medium Density Residential Zone to R-
3SL Medium Density-Small Lot Residential Zone. This property is south of Capital
Avenue and west of the Ord Line Railroad operated by Central Nebraska Railroad. The
proposed change will not increase the density of housing permitted at this location, but
will allow, if approved, single-family homes to be built on smaller lots.
OVERVIEW:
Site Analysis
Current zoning designation:R-3: Medium Density Residential
Intent of zoning district:R-3: To provide for residential uses at a maximum
density of fourteen to fifteen dwelling units per acre
with supporting community facilities. This zoning
district is sometimes used as a transitional zone
between lower density residential zones and higher
density residential, office, business, or
manufacturing zones.
Permitted and conditional uses:R-3: Residential uses with a density of 1 unit per
3,000 square feet of property. Minimum lot size of
6,000 square feet. Churches, schools, parks and
some limited non-profit operations and day care
facilities are also allowed as permitted or
conditional uses in this district.
Proposed Zoning Designation R-3SL: Residential uses with a density of 1 unit per
3,000 square feet of property. Minimum lot size of
3,000 square feet. Churches, schools, parks and
some limited non-profit operations and day care
facilities are also allowed as permitted or
conditional uses in this district.
Comprehensive Plan Designation:Low to Medium Density Residential
Existing land uses.Vacant Ground
Adjacent Properties Analysis
Current zoning designations:North and West: LLR: Large Lot Residential
East and South: R2 Low Density Residential
Intent of zoning district:LLR: To provide for a transition from rural to urban
uses, and is generally located on the fringe of the
urban area. This zoning district permits residential
dwellings at a maximum density of two dwelling
Grand Island Regular Meeting - 11/1/2017 Page 41 / 73
units per acre, as well as other open space and
recreational activities.
R-2: To provide for residential neighborhoods at a
maximum density of seven dwelling units per acre
with supporting community facilities.
Permitted and conditional uses:LLR: Agricultural uses, recreational uses,
transitional uses such as: greenhouses and
veterinary clinics and residential uses at a density
of one unit per 20,000 square feet.
R-2: Residential uses with a density of 1 unit per
6,000 square feet of property. Minimum lot size of
6,000 square feet. Churches, schools, parks are
permitted in this zoning district
Comprehensive Plan Designation:All Directions: Designated Low to Medium Density
Residential Uses
Existing land uses:North: Capital Avenue, acreage development
South: Outfall Ditch, vacant property
West: Single-family homes
East: Apartment building, railroad tracks
EVALUATION:
Positive Implications:
Consistent with the City’s Comprehensive Land Use Plan: The subject property is
designated for low to medium density residential.
Consistent with existing uses: This change is consistent with the existing uses in the
area.
Maintains current density of dwelling units: The proposed change does not increase
or decrease the expected housing unit density on the property.
Provides for affordable housing in Grand Island: The proposed change would allow
the Grand Island Area Habitat for Humanity to increase the number of lots that will fit
on this property.
Negative Implications:
None foreseen.
Other Considerations
The property is already intended for residential uses at the proposed density as shown
below on the Future Land Use Map for the City of Grand Island.
Grand Island Regular Meeting - 11/1/2017 Page 42 / 73
Figure 1 Future Land Use Map from the Grand Island Comprehensive Plan
Grand Island Regular Meeting - 11/1/2017 Page 43 / 73
RECOMMENDATION:
That the Regional Planning Commission recommends that the Grand Island City
Council change the zoning on this site from R3 – Medium Density Residential to R-
3SL Medium Density-Small Lot Residential Zone.
___________________ Chad Nabity
Grand Island Regular Meeting - 11/1/2017 Page 44 / 73
SAINT PAUL RDCAPITAL AVE E
LLR
R2
R2
TA
B2
R3
MR2
MR2
Scale : NONE
C-04-2018GI
¬
ProposedR-3 to R-3 SL Zone
Area that is requested for rezoning
( SEE MAP )
Proposed Zoning
R-3 - Medium Density Residential Zone
to R-3 SL Medium Density Small Lot Residential Zone
Grand Island Regular Meeting - 11/1/2017 Page 45 / 73
Grand Island Regular Meeting - 11/1/2017 Page 46 / 73
Hall County Regional Planning
Commission
Wednesday, November 1, 2017
Regular Meeting
Item F4
Rezoning-JGMO 3630 S. Locust
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 11/1/2017 Page 47 / 73
Agenda Item #7
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
November 1, 2017
SUBJECT:Zoning Change (C-05-2018GI)
PROPOSAL:To rezone approximately 8 acres of land south of Lake Street and west of
South Locust Street, from LLR Large Lot Residential to B-2 General Business Zone, in
the City of Grand Island. The purpose of this rezoning request is to make the zoning
consistent across the full parcel and allow for subdivision. No change is proposed for
the Gateway Corridor Overlay zone. A similar rezoning was approved in 2013 for the
Ditch Witch property north of this property.
OVERVIEW:
Site Analysis
Current zoning designation:LLR: Large Lot Residential.
Intent of zoning district LLR: To provide for a transition from rural to urban
uses, and is generally located on the fringe of the
urban area. This zoning district permits residential
dwellings at a maximum density of two dwelling
units per acre, as well as other open space and
recreational activities.
Permitted and conditional uses:LLR: Agricultural uses, recreational uses and
residential uses at a density of two dwelling units
per acre.
Proposed zoning district B-2: Residential uses at a density of up to 43 units
per acre, a variety of commercial, retail, office and
service uses.
Comprehensive Plan Designation:Designated for commercial development.
Existing land uses.Property fronting South Locust is zoned B2 and
occupied by the immediately behind Old Honda
Shop
Adjacent Properties Analysis
Current zoning designations:South: B-2-General Business and LLR Large Lot
Residential
North: B-2-General Business and LLR- Large Lot
Residential
East: CD Commercial Development Zone
West: LLR- Large Lot Residential
Intent of zoning district:B-2: The intent of this zoning district is to provide
for the service, retail and wholesale needs of the
general community. This zoning district will contain
uses that have users and traffic from all areas of
the community and trade areas, and therefore will
have close proximity to the major traffic corridors of
the City. Residential uses are permitted at the
Grand Island Regular Meeting - 11/1/2017 Page 48 / 73
density of the (R-4) High Density Residential
Zoning District.
Permitted and conditional uses:LLR - Agricultural uses, recreational uses and
residential uses at a density of two dwelling units
per acre. B-2-Residential uses at a density of up to
43 units per acre, a variety of commercial, retail,
office and service uses. CD a variety of
commercial, retail, office and service uses with
development permitted as outlined in the
development agreement, no residential uses.
Comprehensive Plan Designation:North, South, East and West: Designated
Commercial Development.
Existing land uses:North: Ditch Witch and single-family residential
East: WalMart
South: Single-family home on large lot
West: Farm Ground
Grand Island Regular Meeting - 11/1/2017 Page 49 / 73
EVALUATION:
Positive Implications:
Consistent with the City’s Comprehensive Land Use Plan: The subject property is
designated for low to highway commercial development (Typically B-2).
Accessible to Existing Municipal Infrastructure: City water and sewer services are
available to service the rezoning area.
Constent with the existing commercial development: This property is already and
has historically been used for commercial purposes. This proposal just extends the
commercial zoning across the full property.
Negative Implications:
No Negative Consequences Foreseen
Other Considerations
This proposal is consistent with the 2004 comprehensive plan.
RECOMMENDATION:
That the Regional Planning Commission recommend that the Grand Island City
Council change the zoning on the this site from LLR-Large Lot Residential to B-2-
General Business as requested and shown on the attached map.
___________________ Chad Nabity AICP, Planning Director
Grand Island Regular Meeting - 11/1/2017 Page 50 / 73
2016 Aerial Photos
Grand Island Regular Meeting - 11/1/2017 Page 51 / 73
2004 Future Land Use Map as Adopted with the Grand Island Comprehensive Plan
Grand Island Regular Meeting - 11/1/2017 Page 52 / 73
LOCUST ST SLAKE ST
US HIGHWAY 34 ERAMADA RDUS HIGHWAY 34 W
KNOTT AVEDE ANN RDLOCUST ST SUS HIGHWAY 34 E
TA
LLR
CD
Gateway_Corridor
B2
B2
R3
RD B2-AC
RD
TA
R1
LLR
MR3
Scale : NONE
C-05-2018GI
¬
ProposedLLR to B-2 Zone
Area that is requested for rezoning
( SEE MAP )
Proposed Zoning
LLR Large Lot Residential Zone
to B-2 General Business Zone
Grand Island Regular Meeting - 11/1/2017 Page 53 / 73
Grand Island Regular Meeting - 11/1/2017 Page 54 / 73
Hall County Regional Planning
Commission
Wednesday, November 1, 2017
Regular Meeting
Item F5
Rezoning-Meadow Lane 7th
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 11/1/2017 Page 55 / 73
Agenda Item # 9
PLANNING DIRECTOR MEMO TO REGIONAL PLANNING
October 24, 2017
SUBJECT: Rezoning at Meadow Lane Subdivision west of Shady Bend Road and north of U.S.
Highway 34.
The Grand Island City Council considered this item at its meeting on September 26, 2017. Council held a
public hearing and considered testimony from those present and considered the recommendation of the
planning commission from its meeting on September 6, 2017.
At the September planning commission meeting, the Regional Planning Commission was unable to pass
a vote recommending that council either approve or deny the request to rezone. A motion to recommend
approval of the rezoning failed with a vote of 6 members in favor and 6 members opposed. A motion to
recommend denial of the rezoning also failed with a vote of 3 members in favor and 9 members opposed.
At the time, discussion was held about the recommendation and a question came up about retaking a
vote. It was determined that action had been taken on both motions that could be offered on the subject
and that the item would be sent forward to council with a recommendation of no recommendation.
Council held its own public hearing and considered the testimony of those in attendance and decided that
it would be in the best interest of all concerned to send the item back to the planning commission for
further discussion and a possible recommendation. The applicant presented a plan to create small
detention cells at the north end of the commercial lots. The fill from these would be used to build pad
sites for the residential and commercial development. While the cells would be shallow, they would
provide both storage for water and a buffer between the highway-fronted commercial development and
the residential development along Goldenrod Drive at the north end of the development.
Planning commission will hold a new public hearing on this topic to gather additional information and can
consider the information presented to Council at its hearing on September 26. If you wish to view the
Council hearing and discussion you can follow this link http://grand-
island.granicus.com/MediaPlayer.php?view_id=2&clip_id=904 and select agenda items E2 for the hearing
and F-2 for the rezoning.
#9654 - Consideration of 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 (Niedfelt Property Management, LLC)
This item was related to the aforementioned Public Hearing.
Motion by Haase, second by Stelk to refer Ordinance #9654 back to the Planning
Commission.
A lengthy discussion was held regarding a solution to the drainage problem on the north
side of this property. Also mentioned were traffic problems and no turning lanes on
Highway 34.
Grand Island Regular Meeting - 11/1/2017 Page 56 / 73
Discussion was also held regarding stipulations on the zoning change. Mr. Nabity said
the Planning Commission could not negotiate zoning changes but a majority of the issues
regarding drainage related to maintenance. The drainage plan could be a part of the
subdivision agreement.
Motion by Stelk, second by Jones to amend the motion to have the Planning Commission
review the drainage problems and make recommendations to the Council. Upon roll call
vote, Councilmembers Steele, Fitzke, Hehnke, Haase, Jones, and Stelk voted aye.
Councilmembers Minton, Donaldson, and Nickerson voted no. Motion adopted.
The proposed access easement on the south side of the property was mentioned. Christie
DePoorter stated they had originally planned this property as large lot residential but
were looking at the best possible use of this property and drainage control. Steve
Spaulding commented on concerns of retention cells and mitigating water problems on
this property. Ray Dooley commented on water coming down on Highway 34.
Upon roll call vote of the main motion, Councilmembers Steele, Fitzke, Donaldson,
Hehnke, Haase, Jones, Stelk, and Nickerson voted aye. Councilmember Minton voted
no. Motion adopted.
Based on the referral back to the planning commission this item needs to be reconsidered. The planning
commission can consider recommending approval or denial as submitted or alternately can make
recommendations to the developer regarding actions that could be taken to make the application
acceptable. This application has already been modified from the original application to minimize the
impact on the residential neighborhood and the developer has suggested additional modifications to the
property that they would be willing to undertake as part of this development.
____________________ Chad Nabity AICP, Planning Director
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Hall County Regional Planning
Commission
Wednesday, November 1, 2017
Regular Meeting
Item M1
JGMO
Staff Contact: Chad Nabity
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October 17, 2017
Dear Members of the Board:
RE: Final Plat – JGMO Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of JGMO Subdivision, located in Grand Island, in Hall
County, Nebraska.
This final plat proposes to create 3 lots, in a subdivision being the North Eleven (11)
acres of the Southeast Quarter of the Northeast Quarter (SE1/4, NE1/4) of Section
Thirty-Three (33), 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 11.0
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 November 1, 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
Stevens Land Surveying
Brian McMahon
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, November 1, 2017
Regular Meeting
Item M2
Final Plat- Meadow Lane 7th
Staff Contact: Chad Nabity
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October 17, 2017
Dear Members of the Board:
RE: Final Plat – Meadow Lane Seventh Subdivision.
For reasons of Section 19-923 Revised Statutes of Nebraska, as amended, there is
herewith submitted a final plat of Meadow Lane Seventh Subdivision, located in Hall
County, Nebraska.
This final plat proposes to create 6 lots, in a replat of all of Lots 1, 2, and 3, of
Meadow Lane Sixth Subdivision in Hall County, Nebraska, in a tract containing
11.861 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. November 1, 2017, in the
Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
Cc: City Clerk County Clerk
City Attorney County Attorney
City Public Works County Public Works
City Utilities County Zoning Administrator
City Building Director County Building Inspector
Manager of Postal Operations Olsson Associates
Niedfelt Property Management
This letter was sent to the following School Districts 2, 19, 82, 83, 100, 126.
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