07-11-2018 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, July 11, 2018
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:
Rashad Moxey
Administrative Assistant:
Norma Hernandez
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, July 11, 2018
Regular Meeting
Item A1
Agenda
Staff Contact:
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Staff Summary July 2017 Page 1
Staff Recommendation Summary
For Regional Planning Commission Meeting
July 11, 2018
4.Public Hearing – Redevelopment Plan – Grand Island – Concerning a
Site Specific Redevelopment Plan for CRA Area 21 for property located at
2008 and 2030 E. U.S. Highway 30 by Central Nebraska Truck Wash Inc.
They have plans to demolish the existing facilities and replace them with a
cattle pot and truck wash facility. A motion to approve Resolution No. 2018-
10 is in order. (C-22-2018GI) (Hearing, Discussion, Action)
6.Public Hearing – Rezone – Doniphan - Concerning an application to
rezone lots 30 and 31 for Scudder’s Second Addition to the Village of
Doniphan from R3-Multiple Family Residential District to I-2 Heavy Industrial.
This property is located south of Cedar Street and east of York Street in the
Village of Doniphan. The proposed use for this property includes a storage
building. (C-23-2018D) (Hearing, Discussion, Action)
Consent Agenda
7.Final Plat – B & M Estates Grand Island - Located north of 13th Street W.,
east of Mansfield Road, west of North Road N. and south of Craig Drive in
the jurisdiction of Grand Island, Nebraska (2 lots, 9.8759 acres). This
property is zoned R1 Suburban Residential Zone. (Discussion/Action)
8.Final Plat – Hayes Family 2nd Doniphan- Located north of Cedar Street E.
and east of First Street N. in the jurisdiction of Doniphan, Nebraska. (3 lots,
11.37 acres). This property is zoned I2 Heavy Industrial Zone, R6 Multiple-
Family Residential Zone and TA Transitional Agriculture Zone.
(Discussion/Action)
9.Final Plat – Lowry Acres Cairo - Located north of White Cloud Road W,
and east of 150th Road N. in the jurisdiction of Cairo, Nebraska (1 lot,
2.631acres). This property is zoned AG Agriculture Zone.
(Discussion/Action)
10.Budget Consideration of recommending the proposed 2018-19 Budget to
the Hall County Board of Supervisors and Grand Island City Council. The
budget has been adjusted to accommodate the changes in staffing over the
last year. No changes are being suggested to the fee schedule for the 2018-
19 budget year. (Discussion/Action)
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Hall County Regional Planning
Commission
Wednesday, July 11, 2018
Regular Meeting
Item E1
Minutes of the June 6, 2018 Meeting
Staff Contact:
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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
June 6th, 2018
The meeting of the Regional Planning Commission was held Wednesday, June 6th, 2018, at
City Hall – Grand Island, Nebraska. Notice of this meeting appeared in the "Grand Island
Independent" on May 25th, 2018.
Present: Pat O’Neill,Leonard Rainforth Hector Rubio
Les Ruge Carla Maurer Tony Randone
Greg Robb Robin Hendricksen
Absent: Judd Allan, Jaye Monter, Dean Kjar, Derek Apfel
Other: Steve Riehle
Staff: Chad Nabity, Rashad Moxey, Norma Hernandez
Press: Julie Blum, Grand Island Independent.
1.Call to order.
Chairman O’Neill called the meeting to order at 6:00 p.m.
O’Neill stated that this was a public meeting subject to the open meetings laws of the
State of Nebraska. He noted that the requirements for an open meeting are posted on
the wall in the room and easily accessible to anyone who may be interested in reading
them.
O’Neill also noted the Planning Commission may vote to go into Closed Session on
any agenda item as allowed by State Law.
The Commission will discuss and may take action on any item listed on this agenda.
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.
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2. Minutes of the May 2nd, 2018 meeting.
A motion was made by Randone and seconded by Rubio to approve the minutes
of the May 2nd, 2018 meeting.
The motion carried with six members in favor (O’Neill, Ruge, Hendricksen, Rainforth,
Rubio and Randone) and one member abstaining (Maurer). Robb was not present at the
time of voting.
3.Request Time to Speak.
The following requested time to speak during discussion: Arend Baack, 104 N
Wheeler Ave, Item 5
4. Public Hearing- Hall County One & Six year Road Plan - concerning adoption of
the 1 & 6 year street improvement plan, for Hall County, Nebraska for 2019-2024 (C-
21-2018HC).
O’Neill opened the public hearing.
Steve Riehle represented the Hall County Roads Department. Riehle explained that
Hall County has over 550 square miles of roadway consisting of 630 gravel roads, 186
asphalt road, 189 bridges over 20ft. and 194 bridges under 20ft. He also explained that
a ranking system was put into place to help determine the order of which each project
should be completed. Riehle stated that throughout the County, both municipalities and
the county roads department has worked together to maintain and complete numerous
projects. He explained that Gas Tax covers 2/3 of the County Roads Department budget
while the other 1/3 comes from Property Taxes. Riehle noted that within the one year
plan notable projects consist of a Box Culvert project in conjunction with the NRD as a
part of the Prairie Silver Moore Project on Engleman near Highway 2. He explained
that the project is being jointly funded by the City of Grand Island, Hall County & the
State. He also noted that 2 bridge projects are projected to be worked on during the one
year plan.
Commissioner O’Neil asked if construction cost will affect projects listed and Riehle
stated there are concerns on the price of steel explaining that as prices for steel increase
the cost of construction may potentially increase as well.
Within the six year plan Riehle noted that a 95ft bridge is the most notable project,
locating on Monitor Road South of white Cloud. He also noted that major paving
projects for County Roads will be in the six year plan particularly 60th street east of
Alda and portions of One R road.
O’Neill closed the public hearing.
A motion was made by Randone and seconded by Rainforth to recommend adoption of
the 1 & 6 year street improvement plan, for Hall County, Nebraska for 2019-2024.
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The motion carried with eight members in favor (O’Neill, Ruge, Robb, Maurer,
Hendricksen, Rainforth, Rubio and Randone) and no members voting no or abstaining.
5.Public Hearing- Text Amendment of Hall County Zoning Resolution. Concerning
proposed amendments to various parts of Article 2 Section 2.03 Definition of Terms,
and Article 4 Section 4.02 Agricultural – Primary District and Section 4.03 A-2
Secondary Agricultural District relative to livestock production. (C-06-2017HC)
O’Neill opened the public hearing.
Nabity explained that the language presented at the meeting is exactly what has been
discussed at previous meetings. He noted that changes made throughout the document
were that of typos, grammatical errors and some numbering inaccuracies.
Andy Baack raised his concern about having up to 4,999 animal units’ operations right
next to each other. His concern was that a string of small operations can be right next to
each other once they meet the requirements based on the matrix. Baack noted that if an
operation exceed more than 10,000 animal units a conditional use permit is required.
However, Baack expressed concerns about allowing two Class II LFO’s small
operations of 4,999 concentrated in one area while being owned by separate ownership;
due to the fact that a conditional use permit can be avoided as they are two separate
entities even though they can raise the same issues as 1 large operation.
O’Neill closed the public hearing.
A motion was made by Rainforth and seconded by Ruge to recommend proposed
amendments to various parts of Article 2 Section 2.03 Definition of Terms, and Article
4 Section 4.02 Agricultural – Primary District and Section 4.03 A-2 Secondary
Agricultural District relative to livestock production.
The motion carried with seven members in favor (Ruge, Robb, Maurer, Hendricksen,
Rainforth, Rubio and Randone) and one member voting no (O’Neill).
Consent Agenda:
6.Subdivision – Carey Subdivision Grand Island Final Plat- Located north of Bismark
Road E. and west of Stuhr Road in the jurisdiction of Grand Island, Nebraska. (2 lots,
4.695 acres). This property is zoned B2 General Business Zone.
7.Subdivision – Copper Creek 11th Estates Subdivision Grand Island Final Plat -
Located south of Indian Grass Road and west of Brome Grass Road in the jurisdiction
of Grand Island, Nebraska (8 lots, 1.71 acres). This property is zoned R2 Low Density
Residential.
8.Subdivision – Copper Creek 12th Estates Subdivision Grand Island Final Plat -
Located south of Indian Grass Road, east of Switch Grass Street and west of Brome
Grass Road in the jurisdiction of Grand Island, Nebraska (8 lots, 1.88 acres). This
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property is zoned R2 Low Density Residential.
9.Subdivision – Copper Creek 13th Estates Subdivision Grand Island Final Plat-
Located south of Indian Grass Road and to the west and east of Buffalo Grass Road in
the jurisdiction of Grand Island, Nebraska. (13 lots, 3.37 acres). This property is zoned
R2 Low Density Residential.
10.Subdivision – Fonner View Estates Subdivision Grand Island Final Plat- Located
south of Stolley Park Road and west of Stuhr Road in the jurisdiction of Grand Island,
Nebraska. (6 lots, 34.848 acres). This property is zoned LLR Large Lot Residential.
11.Subdivision – Knuth Acres Subdivision Grand Island Final Plat- Located south of
Wildwood Drive W and west of Elk Drive in the jurisdiction of Grand Island,
Nebraska. (1 lot, 1.19 acres). This property is zoned TA Transitional Agricultural Zone.
12.Subdivision – MCK Estates Subdivision Grand Island Final Plat- Located South of
Platte River Drive and west of US Highway 281 S and east of Hilltop Road in the
jurisdiction of Doniphan, Nebraska. (1 lot, 4.157 acres). This property is zoned TA
Transitional Agriculture Zone.
13.Subdivision – Nelson Subdivision Hall County Final Plat- Located north of Lowry
Road E, East of Stuhr Road S and west of Shady Bend Road S in the jurisdiction of
Hall County, Nebraska. (2 lots, 6.69acres). This property is zoned A-1 Agricultural
Zone – Primary District.
14.Subdivision- Prairie Creek Meadows 2nd Subdivision Hall County Final Plat –
Located south of One-R Road and east of Webb Road in Hall County, Nebraska. (9
lots, 33.57 acres). This property is zoned PUD Planned Unit Development.
15.Subdivision- Prairieview Plaza Subdivision Grand Island Final Plat –– Located
north of Husker Highway, west of James Road and east of Prairieview Street in the
jurisdiction of Grand Island, Nebraska, Nebraska. (4 lots, 6.359 acres). This property is
zoned B2 General Business Zone.
16.Subdivision- RCI Subdivision Grand Island Final Plat – Located west of Midaro
Drive and east of Locust Street S. in the jurisdiction of Grand Island, Nebraska,
Nebraska. (2 lots, 4.599 acres). This property is zoned B2 General Business Zone.
17.Subdivision- Rief Acres Subdivision Grand Island Final Plat – Located north of
Wildwood Drive W. and west of Locust Street S. the jurisdiction of Grand Island,
Nebraska, Nebraska. (1 lot, 3.592 acres). This property is zoned GWC Gateway
Corridor Zone.
18.Subdivision- Schup Subdivision Hall County Final Plat – Located south of Lowry
Road W., west of Locust Street S. and east of Blaine Street S. in the jurisdiction of Hall
County, Nebraska, (1 lots, 4.84 acres). This property is zoned A-3 Agricultural -
Transitional District Zone.
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A motion was made by Ruge and seconded by Rainforth to recommend approval of all
Consent Agenda Items.
The motion carried with eight members in favor (O’Neill, Ruge, Robb, Maurer,
Hendricksen, Rainforth, Rubio and Randone) and no members voting no or abstaining.
19.Directors Report
Nabity noted that the upcoming Regional Planning Commission is going to be moved
from the projected date of July 4th to July 11th. At the July 11th meeting Nabity stated
that he anticipates having a Redevelopment Plan for a Truck Wash Stop area located on
East Highway 30. Nabity also noted that the Community Beautification award is
accepting nominations.
20.Next Meeting July 11th, 2018.
21.Adjourn
O’Neill adjourned the meeting at 6:45 p.m.
___________________________________________
Leslie Ruge, Secretary
By Rashad Moxey
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Hall County Regional Planning
Commission
Wednesday, July 11, 2018
Regular Meeting
Item F1
Public Hearing Redevelopment Plan Grand Island Area 21
Staff Contact:
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Agenda Item #4
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
June 25, 2018
SUBJECT:
Redevelopment plan amendment for property located in Blight and Substandard Area 21 for
a Site Specific Redevelopment Plan for property located between U.S. Highway 30 and the
Union Pacific Railroad tracks and east of Stuhr Road in Grand Island, in Hall County,
Nebraska to support this development. (C-22-2018GI)
PROPOSAL:
The Central Nebraska Truck Wash Inc. is proposing to build a cattle pot and truck wash facility
at this location. The property is zoned M-2 Heavy Manufacturing the proposed uses are
permitted in this zoning district..
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 area has
already been declared blighted and substandard 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 M-
2 Heavy Manufacturing. The M-2 zone allows uses such as a truck was as permitted
principal use and requires a minimum lot size of 6000 square feet.
The Regional Planning Commission recommendation is limited to the appropriateness of the
proposed use at this location. The Grand Island Comprehensive Plan call for the
development of Industrial uses at this location. This proposed facility will be able to connect
to city utilities including sewer and water at this location. The location is also in close
proximity to the JBS Plant so will minimize the need for livestock trucks to travel through
town prior to washing out in an appropriate location.
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 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 21
June 2018
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area 21 within the city, pursuant to
the Nebraska Community Development Law (the “Act”) and provide for the
financing of a specific project in Area 18.
Executive Summary:
Project Description
THE REDEVELOPMENT OF PROPERTY LOCATED BETWEEN U.S. HIGHWAY
30 AND THE UNION PACIFIC RAILROAD TRACKS EAST OF STUHR ROAD
(LOTS 1 AND 2 OF BOSSELMAN BROTHERS SECOND SUBDIVISION).
CENTRAL NEBRASKA TRUCK WASH, INC., INTENDS TO CONSTRUCT A NEW
CATTLE POT AND TRUCH WASH FACILITY AT THIS LOCATION, INCLUDING
DEMOLITION OF AN EXISTING STRUCTURE ON THE SITE IN PREPARATION
FOR REDEVELOPMENT AND NECESSARY INFRASTRUCTURE AND GRADING
IMPROVEMENTS.
The use of Tax Increment Financing to aid in demolition, site clearance, and necessary
infrastructure, grading improvements and private roadways to redevelop 2030 and 2008
E. U.S. Highway 30 (Lots 1 and 2 of Bosselman Brothers Second Subdivision in the City
of Grand Island). The use of Tax Increment Financing is an integral part of the
development plan and necessary to make this project affordable. The project will result
in the construction of a new cattle pot and truck wash at this location. The developer has
indicated that this development would not be considered for at this location without the
use of TIF.
Central Nebraska Truck Wash Inc owns the subject property and will operate in
conjunction with Midwest Express, Inc., a Grand Island based trucking company
providing transportation services to JBS and other Grand Island and regional
manufacturers. The developer is responsible for and has provided evidence that they can
secure adequate debt financing to cover the costs associated with the site work and
remodeling. The Grand Island Community Redevelopment Authority (CRA) intends to
pledge the ad valorem taxes generated over the 15 year period beginning January 1, 2019
(should this be 1/1/19?) towards the allowable costs.
TAX INCREMENT FINANCING TO PAY FOR THE REHABILITATION OF THE
PROPERTY WILL COME FROM THE FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
2030 and 2008 E. U.S. Highway 30
Legal Descriptions: Lots 1 and 2 of Bosselman Brothers Second Subdivision in the
City of Grand Island)
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Existing Land Use and Subject Property
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This plan amendment provides for the issuance TIF Notes, the proceeds of which
will be granted to the Redeveloper. The tax increment will be captured for up to 15
tax years the payments for which become delinquent in years 2020 through 2034
inclusive or as otherwise dictated by the contract.
The real property ad valorem taxes on the current valuation will continue to be paid
to the normal taxing entities. The increase will come from the construction of a new
cattle pot and truck wash facility at this location as permitted in the M2 Heavy
Manufacturing Zoning District.
Statutory Pledge of Taxes.
In accordance with Section 18-2147 of the Act and the terms of the Resolution
providing for the issuance of the TIF Note, the Authority hereby provides that any ad
valorem tax on the Redevelopment Project Area for the benefit of any public body be
divided for a period of fifteen years after the effective date of this provision as set forth in
the Redevelopment Contract, consistent with this Redevelopment Plan. Said taxes shall
be divided as follows:
a. That portion of the ad valorem tax which is produced by levy at the rate
fixed each year by or for each public body upon the redevelopment project valuation shall
be paid into the funds, of each such public body in the same proportion as all other taxes
collected by or for the bodies; and
b. That portion of the ad valorem tax on real property in the
redevelopment project in excess of such amount, if any, shall be allocated to and, when
collected, paid into a special fund of the Authority to pay the principal of; the interest on,
and any premiums due in connection with the bonds, loans, notes, or advances on money
to, or indebtedness incurred by, whether funded, refunded, assumed, or otherwise, such
Authority for financing or refinancing, in whole or in part, a redevelopment project.
When such bonds, loans, notes, advances of money, or indebtedness including interest
and premium due have been paid, the Authority shall so notify the County Assessor and
County Treasurer and all ad valorem taxes upon real property in such redevelopment
project shall be paid into the funds of the respective public bodies.
Pursuant to Section 18-2150 of the Act, the ad valorem tax so divided is hereby pledged
to the repayment of loans or advances of money, or the incurring of any indebtedness,
whether funded, refunded, assumed, or otherwise, by the CRA to finance or refinance, in
whole or in part, the redevelopment project, including the payment of the principal of,
premium, if any, and interest on such bonds, loans, notes, advances, or indebtedness.
Redevelopment Plan Amendment Complies with the Act:
The Community Development Law requires that a Redevelopment Plan and Project
consider and comply with a number of requirements. This Plan Amendment meets the
statutory qualifications as set forth below.
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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.
2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (26)
(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 ________ and passed Resolution
2018-?? confirming that this project is consistent with the Comprehensive Plan for the
City of Grand Island.
3. The Redevelopment Plan must be sufficiently complete to address the following
items: [§18-2103(26) (b)]
a. Land Acquisition:
This Redevelopment Plan for Area 18 does not anticipate real property acquisition by the
developer. This property was acquired by the developer to support their trucking
company in 2015 for $568,000. There is no proposed acquisition by the authority.
b. Demolition and Removal of Structures:
The project to be implemented with this plan provides for the demolition and removal of
the existing structures and concrete on the property.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. This property is
in private ownership and surrounding properties are planned for mixed use
manufacturing. The property south of Old Highway 30 is owned by the Union Pacific
Rail Road. [§18-2103(26) (b) and §18-2111] A site plan of the area after redevelopment
is also attached as Exhibit A. [§18-2111(5)]
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City of Grand Island Future Land Use Map
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Proposed Site Plan as developed.
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Floor Plan of Proposed Building
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d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned M2 Heavy Manufacturing zone. No zoning changes are anticipated
with this project. No changes are anticipated in street layouts or grades. No changes are
anticipated in building codes or ordinances. Nor are any other planning changes
contemplated. [§18-2103(26)(b) and §18-2111]
e. Site Coverage and Intensity of Use
The developer is proposing to build on the site within the constraints allowed by the
current zoning district. The M2 zoning district allows for up to 65% of each lot to be
covered with buildings. The proposed cattle pot and truck wash will cover
approximately 20,000 square feet or 16.4% of the lot. [§18-2103(26)(b) and §18-2111]
f. Additional Public Facilities or Utilities
Sewer and water are available to support this development. No new services are
anticipated with this development. However, the Redeveloper will install new gas,
sewer, water and electrical lines to the new buildings. Those improvements will be on
site and not impact the city’s main lines. . [§18-2103(26)(b) and §18-2111]
4. The Act requires a Redevelopment Plan provide for relocation of individuals and
families displaced as a result of plan implementation. No individuals or families
will be relocated due to this development. [§18-2103.02]
5. No member of the Authority, nor any employee thereof holds any interest in any
property in this Redevelopment Project Area. [§18-2106] No members of the
authority or staff of the CRA has any interest in this property.
6. Section 18-2114 of the Act requires that the Authority consider:
a. Method and cost of acquisition and preparation for redevelopment and estimated
proceeds from disposal to redevelopers.
The developer purchased this property in 2015 for $568,000. This purchase price is a
TIF eligible expense due to changes in the state statutes in during the 2018 legislative
session. Demolition of the existing buildings is estimated at $58,609 and is a TIF eligible
expense. Site preparation including grading, dirt work, and paving of private road ways
to serve the cattle pot and truck wash is estimated at $967,769. Architecture, engineering
planning, survey, legal expenses and fees for the project are estimated at $86,512. Utility
connections and extensions are estimated to cost $166,170 and are a TIF eligible expense.
The total of eligible expenses for this project is $ 1,848,060.
No property will be transferred to redevelopers by the Authority. The developer will
provide and secure all necessary financing.
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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 $849,240 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, 2020 through December
2034. The developer will use the TIF Note to secure debt financing in the amount of
$596,524 with $849,240 to be paid to the note holder during the term of the financing.
c. Statement of feasible method of relocating displaced families.
No families will be displaced as a result of this plan.
7. Section 18-2113 of the Act requires:
Prior to recommending a redevelopment plan to the governing body for approval, an
authority shall consider whether the proposed land uses and building requirements in the
redevelopment project area are designed with the general purpose of accomplishing, in
conformance with the general plan, a coordinated, adjusted, and harmonious development
of the city and its environs which will, in accordance with present and future needs,
promote health, safety, morals, order, convenience, prosperity, and the general welfare, as
well as efficiency and economy in the process of development, including, among other
things, adequate provision for traffic, vehicular parking, the promotion of safety from
fire, panic, and other dangers, adequate provision for light and air, the promotion of the
healthful and convenient distribution of population, the provision of adequate
transportation, water, sewerage, and other public utilities, schools, parks, recreational and
community facilities, and other public requirements, the promotion of sound design and
arrangement, the wise and efficient expenditure of public funds, and the prevention of the
recurrence of insanitary or unsafe dwelling accommodations or conditions of blight.
The Authority has considered these elements in proposing this Plan Amendment. This
amendment, in and of itself will promote consistency with the Comprehensive Plan. This
will have the intended result of preventing recurring elements of blighted conditions
including demolition of obsolete building and reuse/redevelopment of property within the
City Limits.
8. Time Frame for Development
Development of this project is anticipated to be completed between August of 2018 and
December of 2019. Excess valuation should be available for this project for 15 years
beginning with the 2020 tax year.
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9. Justification of Project
Demolition, extension of utilities and substantial site grading are necessary to facilitate
rebuilding at this site. The redevelopment of this property by Central Nebraska Truck
Wash Inc. will result in greater investment by the company in their Grand Island location
and will expand their fulltime employee base within the community. The proposed use as
a cattle pot (trailer washout) meets a community need to serve the JBS Plant located on
the south side of U.S. Highway 30 and the trucking community supported by that facility.
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 $849,240 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
$4,243,375 in private sector financing and investment; a private investment of $5.00 for
every TIF dollar invested.
Use of Funds.
Description TIF Funds Private Funds Total
Acquisition $ 568,000 $568,000
Demolition $58,609 $58,609
Site Preparation and Paving $41,287 $926,482 $967,769
Utilities
Sewer, Water, Electric $166,170 $166,170
Telecommunications $5,316 $5,316
Arch/Engineering/Planning/Legals/Fees $86,512 $86,512
Building Costs $3,112,565 $3,112,565
Permits $15,174 $15,174
Construction Interest $112,500
TOTALS $849,240 $4,243,375 $5,092,615
Tax Revenue. The property to be redeveloped is anticipated to have a January 1, 2018
valuation of approximately $491,539. Based on the 2017 levy this would result in a real
property tax of approximately $10,640. It is anticipated that the assessed value will
increase by $2,615,615 upon full completion, as a result of the site redevelopment. This
Grand Island Regular Meeting - 7/11/2018 Page 25 / 55
development will result in an estimated tax increase of over $56,616 annually. The tax
increment gained from this Redevelopment Project Area would not be available for use
as city general tax revenues, for a period of 15 years, or such shorter time as may be
required to amortize the TIF bond, but would be used for eligible private redevelopment
costs to enable this project to be realized.
Estimated 2018 assessed value:$ 491,539
Estimated value after completion $ 3,107,154
Increment value $ 2,615,615
Annual TIF generated (estimated)$ 56,616
TIF bond issue $ 849,240
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $491,539.
The proposed redevelopment will create additional valuation of $2,615,615. No tax
shifts are anticipated from the project. The project creates additional valuation that will
support taxing entities long after the project is paid off.
(b) Public infrastructure and community public service needs impacts and local tax
impacts arising from the approval of the redevelopment project;
This plan provides extension of utilities from the lot to the mains. No additional
public service needs have been identified. Existing water and waste water facilities will
not be impacted by this development. The electric utility has sufficient capacity to
support the development. It is not anticipated that this will impact schools. Fire and
police protection are available and should not be negatively impacted by this
development.
(c) Impacts on employers and employees of firms locating or expanding within the
boundaries of the area of the redevelopment project;
This will have minimal impact on employers or employees within the redevelopment
project area. It will create the opportunity for additional employees within the Grand
Island area.
(d) Impacts on other employers and employees within the city or village and the
immediate area that are located outside of the boundaries of the area of the
redevelopment project; and
This project will not have a negative impact on other employers in any manner
different from any other expanding business within the Grand Island area. The Grand
Island labor market is tight but this will create additional full time jobs in the regions.
This will allow a local company to expand in our community.
Grand Island Regular Meeting - 7/11/2018 Page 26 / 55
(e) Any other impacts determined by the authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
One of the direct results of this project will be the cattle pot or trailer washout.
Because of the JBS facility just south of U.S. Highway 30 there is a real and immediate
need for a place that livestock haulers can clean out their trailer before getting back on
the road. This particular location is close to the JBS plant but not in a highly visible
location. It is ideally suited for a use that is needed to support one of the largest
employers in Grand Island and the region.
Time Frame for Development
Development of this project is anticipated to be completed between August of 2018 and
December of 2019. 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 $849,520 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 project the developer will spend more than
$1,848,000 on TIF eligible activities.
Grand Island Regular Meeting - 7/11/2018 Page 27 / 55
Resolution Number 2018-10
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 Site Specific Redevelopment Plan for CRA
Area 21 requested by Central Nebraska Truck Wash 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”); and
WHEREAS, the Commission held a public hearing on the proposed plan on July 11, 2018, and
WHEREAS, the chair or president of Hall County Board, Grand Island School Board, Central
Platte Natural Resources District, Educational Service Unit #10 and Central Community College were
notified by certified mail of said hearing, and
WHEREAS, the Commission advertised the time, date and location public hearing in the Grand
Island Independent on Saturday June 23rd and Saturday June 30th, and
WHEREAS, there are no Neighborhood Associations registered with the City of Grand Island,
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: July 11, 2018.
Grand Island Regular Meeting - 7/11/2018 Page 28 / 55
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST:By: ___________________________________
Chair
By: ___________________________________
Secretary
Grand Island Regular Meeting - 7/11/2018 Page 29 / 55
Hall County Regional Planning
Commission
Wednesday, July 11, 2018
Regular Meeting
Item G1
Public Hearing Change of Zoning Doniphan R3 to I2 Lots 30 and
31 of Scudder's Second Addition
Staff Contact:
Grand Island Regular Meeting - 7/11/2018 Page 30 / 55
Agenda Item #5
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
June 25, 2018
SUBJECT:Zoning Change (C-23-2018D)
PROPOSAL:This application includes approximately 2 lots at the south of Cedar Street
east of York Street.. The property is located within the Village of Doniphan.
The applicant is requesting that the zoning on this property be changed from R3 Multiple
Family Residential to I2 – Heavy Industrial. The stated purpose of this rezoning is to
allow the applicant to build a commercial storage building.
OVERVIEW:
Site Analysis
Current zoning designation:R3-Multiple Family Residential,
Permitted and conditional uses:R3 - Agricultural uses, a variety of residential uses
at a density of up to 1 unit per 3000 square feet of
property.
Comprehensive Plan Designation:Designated for residential purposes but the
adjacent property immediately to the north and east
are both designated for Industrial
Existing land uses.Vacant property
Adjacent Properties Analysis
Current zoning designations:North: TA-Transitional Agriculture and I-2 Heavy
Industrial
East: TA-Transitional Agriculture.
South and West: R3-Multiple Family Residential
Permitted and conditional uses:TA- Agricultural uses, recreational uses and
residential uses at a density of 1 unit per 20 acres.
Comprehensive Plan Designation:North and East Industrial
South and West: Residential
Existing land uses:North: Agricultural and Industrial Truck Parking
East: Agricultural
South and West: Residential
Grand Island Regular Meeting - 7/11/2018 Page 31 / 55
EVALUATION:
Positive Implications:
Will provide for additional industrial space near Doniphan: Doniphan has been
struggling to find property that could be developed for industrial uses over the past
several years.
Property is immediately adjacent to property already being used for Industrial
purposes and next to property that is planned for Industrial uses.
Increases Development within the Village Limits without Increasing any Strain on the
Doniphan Sewer System. At the present time Doniphan is severely limited in the
amount of increase they can allow within their sewer treatment plant. This is a
constraining factor for community growth. The proposed use for this property would
not negatively impact the sewer treatment facilities.
Monetary benefit to the applicant: The applicant will be able to develop the property
as proposed if the rezoning is permitted.
Negative Implications:
Could negatively impact existing residential properties. This does encroach with
Industrial uses adjacent to the residential. This type of transition was anticipated to
the east of this property however. The house to the immediate west faces onto York
Street so will back on to this property. Cedar Street is platted but has not been built
along the north side of the subject property.
RECOMMENDATION:
That the Regional Planning Commission recommend that the Village of Doniphan
rezone this site from R3 Multiple Family Residential to I2 – Heavy Industrial.
___________________ Chad Nabity AICP, Planning Director
Grand Island Regular Meeting - 7/11/2018 Page 32 / 55
Grand Island Regular Meeting - 7/11/2018 Page 33 / 55
Hall County Regional Planning
Commission
Wednesday, July 11, 2018
Regular Meeting
Item J1
Final Plat B & M Estates Subdivision Grand Island
Staff Contact:
Grand Island Regular Meeting - 7/11/2018 Page 34 / 55
June 28th, 2018
Dear Members of the Board:
RE: Final Plat – Subdivision List.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a list of Subdivision Plats, for properties located in Hall County,
Nebraska as attached.
You are hereby notified that the Regional Planning Commission will consider these
Subdivision Plats at the next meeting that will be held at 6:00 p.m. on July 11th,
2018, in the Community Meeting Room 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
Applicant’s Surveying Company
Applicant
This letter was sent to the following School Districts 2, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 7/11/2018 Page 35 / 55
Name Acres Lots Legal Description
B & M Estates Subdivision 9.876 2
A tract of land comprising a part of the South Half of the South Half of the Southeast
Quarter of the Southeast Quarter (S1/2,S1/2,SE1/4,SE1/4) Section Eleven (11), Township
Eleven (11) North, Range Ten (10) West of the 6th P.M., in the City of Grand Island, Hall
County, Nebraska.
Hayes Family 2nd Subdivision 1.71 8
A tract of land being a replat of all of lot 1 Hayes Family Subdivision, a replat of lot 6,
County Subdivision of the E1/2 of SW1/4, and West1/2 of SE1/4 of Sec. 5, and part of the
Northwest Quarter of the Southeast Quarter(NW1/4 SE1/4) of Section Five (5), all in
Township Nine (9) North, Range Nine (9) West of the 6th Principal Meridian, Hall County,
Nebraska
Lowry Acres 2.63.1 1
A tract of land comprising a part of the Southwest Quarter (SW1/4), Section Twenty-Four
(24), Township Twelve (12) North, Range Twelve (12) West of 6th P.M., Hall County,
Nebraska.
Grand Island Regular Meeting - 7/11/2018 Page 36 / 55
SUMMERFIELDAVEMEADOW RD13TH ST WCAROLSTALLEN AVE
CRAIG DR
GROUSEBLVDZOLA CTNORTH RD NPATCHWORK PL
MORRISON DRMANSFIELD
RD WARBLER CIRLAMBCHOP LN
REDWOOD RDB & M EstatesSubdivision
0 410 820205 Feet ¬
PROPOSED AREALOCATION MAP
Grand Island Regular Meeting - 7/11/2018 Page 37 / 55
SUMMERFIELDAVEMEADOW RD13TH ST WCAROLSTALLEN AVE
CRAIG DR
GROUSEBLVDZOLA CTNORTH RD NPATCHWORK PL
MORRISON DRMANSFIELD
RD WARBLER CIRLAMBCHOP LN
REDWOOD RDB & M EstatesSubdivision
0 410 820205 Feet ¬
PROPOSED AREALOCATION MAP
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Grand Island Regular Meeting - 7/11/2018 Page 39 / 55
Grand Island Regular Meeting - 7/11/2018 Page 40 / 55
Hall County Regional Planning
Commission
Wednesday, July 11, 2018
Regular Meeting
Item J2
Final Plat Hayes Family 2nd Subdivision Doniphan
Staff Contact:
Grand Island Regular Meeting - 7/11/2018 Page 41 / 55
June 28th, 2018
Dear Members of the Board:
RE: Final Plat – Subdivision List.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a list of Subdivision Plats, for properties located in Hall County,
Nebraska as attached.
You are hereby notified that the Regional Planning Commission will consider these
Subdivision Plats at the next meeting that will be held at 6:00 p.m. on July 11th,
2018, in the Community Meeting Room 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
Applicant’s Surveying Company
Applicant
This letter was sent to the following School Districts 2, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 7/11/2018 Page 42 / 55
Name Acres Lots Legal Description
B & M Estates Subdivision 9.876 2
A tract of land comprising a part of the South Half of the South Half of the Southeast
Quarter of the Southeast Quarter (S1/2,S1/2,SE1/4,SE1/4) Section Eleven (11), Township
Eleven (11) North, Range Ten (10) West of the 6th P.M., in the City of Grand Island, Hall
County, Nebraska.
Hayes Family 2nd Subdivision 1.71 8
A tract of land being a replat of all of lot 1 Hayes Family Subdivision, a replat of lot 6,
County Subdivision of the E1/2 of SW1/4, and West1/2 of SE1/4 of Sec. 5, and part of the
Northwest Quarter of the Southeast Quarter(NW1/4 SE1/4) of Section Five (5), all in
Township Nine (9) North, Range Nine (9) West of the 6th Principal Meridian, Hall County,
Nebraska
Lowry Acres 2.63.1 1
A tract of land comprising a part of the Southwest Quarter (SW1/4), Section Twenty-Four
(24), Township Twelve (12) North, Range Twelve (12) West of 6th P.M., Hall County,
Nebraska.
Grand Island Regular Meeting - 7/11/2018 Page 43 / 55
PLUM ST E
WALNUT ST W
YORKST SSOUTHST NCIRCLEDRTHIRD ST NBARTELT AVE W
PINE ST W SECOND ST NCHURCH ST NCEDAR ST E
PINE ST E
PLUM ST W
CEDAR ST W
YORK ST NSOUTH ST SFOURTHSTNFIFTH ST NFOURTHSTSFIFTH ST SFIRST ST NWALT AVE W
FIRST ST SSIXTH ST NBROOKLYN ST ESIXTHSTSFRONTAGE RD NNINE BRIDGE RDHayes Family2nd Subdivision
0 620 1,240310 Feet ¬
PROPOSED AREALOCATION MAP
Grand Island Regular Meeting - 7/11/2018 Page 44 / 55
PLUM ST E
WALNUT ST W
YORKST SSOUTHST NCIRCLEDRTHIRD ST NBARTELT AVE W
PINE ST W SECOND ST NCHURCH ST NCEDAR ST E
PINE ST E
PLUM ST W
CEDAR ST W
YORK ST NSOUTH ST SFOURTHSTNFIFTH ST NFOURTHSTSFIFTH ST SFIRST ST NWALT AVE W
FIRST ST SSIXTH ST NBROOKLYN ST ESIXTHSTSFRONTAGE RD NNINE BRIDGE RDHayes Family2nd Subdivision
0 620 1,240310 Feet ¬
PROPOSED AREALOCATION MAP
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Grand Island Regular Meeting - 7/11/2018 Page 47 / 55
Hall County Regional Planning
Commission
Wednesday, July 11, 2018
Regular Meeting
Item J3
Final Plat Lowry Acres Subdivision Cairo
Staff Contact:
Grand Island Regular Meeting - 7/11/2018 Page 48 / 55
June 28th, 2018
Dear Members of the Board:
RE: Final Plat – Subdivision List.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a list of Subdivision Plats, for properties located in Hall County,
Nebraska as attached.
You are hereby notified that the Regional Planning Commission will consider these
Subdivision Plats at the next meeting that will be held at 6:00 p.m. on July 11th,
2018, in the Community Meeting Room 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
Applicant’s Surveying Company
Applicant
This letter was sent to the following School Districts 2, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 7/11/2018 Page 49 / 55
Name Acres Lots Legal Description
B & M Estates Subdivision 9.876 2
A tract of land comprising a part of the South Half of the South Half of the Southeast
Quarter of the Southeast Quarter (S1/2,S1/2,SE1/4,SE1/4) Section Eleven (11), Township
Eleven (11) North, Range Ten (10) West of the 6th P.M., in the City of Grand Island, Hall
County, Nebraska.
Hayes Family 2nd Subdivision 1.71 8
A tract of land being a replat of all of lot 1 Hayes Family Subdivision, a replat of lot 6,
County Subdivision of the E1/2 of SW1/4, and West1/2 of SE1/4 of Sec. 5, and part of the
Northwest Quarter of the Southeast Quarter(NW1/4 SE1/4) of Section Five (5), all in
Township Nine (9) North, Range Nine (9) West of the 6th Principal Meridian, Hall County,
Nebraska
Lowry Acres 2.63.1 1
A tract of land comprising a part of the Southwest Quarter (SW1/4), Section Twenty-Four
(24), Township Twelve (12) North, Range Twelve (12) West of 6th P.M., Hall County,
Nebraska.
Grand Island Regular Meeting - 7/11/2018 Page 50 / 55
HIGH STSUEZ STSAID STOASIS STOASISPL
WHITE CLOUD RD W
SYRIAST ESYRIA ST W
NEBRASKA 11 HWY NLowry AcresSubdivision
0 825 1,650412.5 Feet ¬
PROPOSED AREALOCATION MAP
Grand Island Regular Meeting - 7/11/2018 Page 51 / 55
HIGH STSUEZ STSAID STOASIS STOASISPL
WHITE CLOUD RD W
SYRIAST ESYRIA ST W
NEBRASKA 11 HWY NLowry AcresSubdivision
0 825 1,650412.5 Feet ¬
PROPOSED AREALOCATION MAP
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Hall County Regional Planning
Commission
Wednesday, July 11, 2018
Regular Meeting
Item N1
2018 -19 Budget as Proposed
Staff Contact:
Grand Island Regular Meeting - 7/11/2018 Page 54 / 55
Hall County Regional Planning Dept. 2018-2019 Budget
2017-18 2018-19 % Change 2018-19**% Change
Salaries 5105 182,693$ 178,663$ -2.21 178,663$ -2.21
Employer Social Security 5115 14,229$ 13,667$ -3.95 13,667$ -3.95
Employee Insurance-Health*5120 45,660$ 24,757$ -45.78 24,757$ -45.78
Employee Insurance-Life 5125 194$ 216$ 11.50 216$ 11.50
Employee Insurance-Disab.5130 372$ 456$ 22.63 456$ 22.63
Tuition Reimbursment 5135 -$ -$ 0.00 -$ 0.00
General Pension 5145 11,159$ 12,270$ 9.95 12,270$ 9.95
Workers Compensation 5150 223$ 222$ -0.51 222$ -0.51
Other Employee Benefits 5160 340$ 325$ -4.53 325$ -4.53
VEBA 5161 1,178$ 1,139$ -3.31 1,139$ -3.31
Total Personnel**256,049$ 239,666$ -6.40 231,715$ -9.50
Contract Services 5213 0 0 0.00 0 0.00
Administrative Services 5221 1200 1200 0.00 1200 0.00
Computer Services 5241 9012 7273 -19.30 9012 0.00
Printing and Duplicating 5245 250 250 0.00 192 -23.20
Repair/Maint.-Off Furn & Equip 5330 280 280 0.00 280 0.00
Telephone 5410 210 210 0.00 210 0.00
Postage 5413 982 1432 45.82 1432 45.82
Legal Notices/ Advert. 5419 750 750 0.00 750 0.00
Dues and Subscriptions 5422 1000 1200 20.00 1000 0.00
Books 5425 100 100 0.00 100 0.00
Travel and Training 5428 4245 4250 0.12 4250 0.12
Office Supplies 5505 1800 1800 0.00 1800 0.00
Other General Supplies 5590
Non Capital Office Equipment 5540 1800 1800 0.00 1800
Capital Improvement 5620
Total Operating 21,629$ 20,545$ -5.01 22,026$
Total 277,678$ 260,211$ -6.29 253,741$
2017-18 2018-19 2018-19
City and County Shares 137,890$ 130,106$ -5.65 126,871$ -7.99%
Projected Decrease (7,785)$ (11,020)$
*Expected insurance costs. These may change before the final city budget.
20% of Director Secretary Expenses are paid by Grand Island CRA
This anticipates 38% of Planning Technician Expences to be paid by Grand Island Utilities
** Totals with 10% of Admin Assistant Expenses Covered by Grand Island Building Dept.
Grand Island Regular Meeting - 7/11/2018 Page 55 / 55