12-05-2018 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, December 5, 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
Grand Island Regular Meeting - 12/5/2018 Page 1 / 32
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.
Grand Island Regular Meeting - 12/5/2018 Page 2 / 32
Hall County Regional Planning
Commission
Wednesday, December 5, 2018
Regular Meeting
Item A1
Agenda
Staff Contact:
Grand Island Regular Meeting - 12/5/2018 Page 3 / 32
AGENDA AND NOTICE OF MEETING
Wednesday, December 5, 2018
6:00 p.m.
City Hall Council Chambers — Grand Island
1. Call to Order - This is a public meeting subject to the open meetings laws of the State of
Nebraska. The requirements for an open meeting are posted on the wall in this room
and anyone who would like to find out what those are is welcome to read through them.
The Planning Commission may vote to go into Closed Session on any Agenda Item as
allowed by State Law.
The Commission will discuss and may take action on any item listed on this agenda.
The order of items on the agenda may be reorganized by the Chair to facilitate the flow
of the meeting to better accommodate the public.
2. Minutes of the November 7, 2018.
3. Request Time to Speak.
4. Redevelopment Plan – Orchard LLC/Hoppe Homes P.C. – Concerning a site specific
redevelopment plan for CRA Area No. 26 to allow for redevelopment about 23 acres of
property proposed for platting as The Orchard Subdivision located south of Capital
Avenue and west of the Central Nebraska Railroad for the development of up to 181 units
of single family detached and attached housing in Grand Island, Hall County, Nebraska.
(C-06-2019GI).
5. Final Plat – Bolanos Second Subdivision Grand Island- Located south of 4th Street and
west of Saint Paul Road in Grand Island, Nebraska. (2 lots, 0.998 acres). This property is
zoned M2 Heavy Manufacturing.
6. Directors Report
7. Next Meeting January 2, 2019.
8. Adjourn.
PLEASE NOTE: This meeting is open to the public, and a current agenda is on file at the
office of the Regional Planning Commission, located on the second floor of City Hall in
Grand Island, Nebraska.
Grand Island Regular Meeting - 12/5/2018 Page 4 / 32
Staff Summary November 2018 Page 1
Staff Recommendation Summary
For Regional Planning Commission Meeting
December 5, 2018
4. Redevelopment Plan – Orchard LLC/Hoppe Homes P.C. – Concerning a site
specific redevelopment plan for CRA Area No. 26 to allow for redevelopment
about 23 acres of property proposed for platting as The Orchard Subdivision
located south of Capital Avenue and west of the Central Nebraska Railroad
for the development of up to 181 units of single family detached and
attached housing in Grand Island, Hall County, Nebraska. (C-06-2019GI).
See full recommendation and attached redevelopment plan.
5. Final Plat – Bolanos Second Subdivision Grand Island- Located south of
4th Street and west of Saint Paul Road in Grand Island, Nebraska. (2 lots,
0.998 acres). This property is zoned M2 Heavy Manufacturing. This will split
the existing property into two lots than can be sold separately. City staff is
working with the owner to resolve utility issues on the site and staff is
recommending that this be approved subject to satisfactory resolution of
those issues.
6. Directors Report
7. Next Meeting December 5, 2018.
Grand Island Regular Meeting - 12/5/2018 Page 5 / 32
Hall County Regional Planning
Commission
Wednesday, December 5, 2018
Regular Meeting
Item E1
Minutes November 7, 2018
Staff Contact:
Grand Island Regular Meeting - 12/5/2018 Page 6 / 32
THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN, NEBRASKA
Minutes
for
November 7, 2018
The meeting of the Regional Planning Commission was held Wednesday, November 7, 2018,
at City Hall – Grand Island, Nebraska. Notice of this meeting appeared in the "Grand Island
Independent" on October 26, 2018. Present: Pat O’Neill Leslie Ruge Tony Randone
Hector Rubio Jaye Monter
Carla Mauer Dean Kjar
Absent: Derek Apfel, Robin Hendricksen, Judd Allan, Leonard Rainforth and
Greg Robb
Other: 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.
Grand Island Regular Meeting - 12/5/2018 Page 7 / 32
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 October 3, 2018 meeting. A motion was made by Kjar and seconded by Randone to approve the minutes
of the October 3, 2018 meeting.
The motion carried with six members in favor (O’Neill, Ruge, Monter, Rubio, Kjar, and Randone) and one member abstaining (Mauer).
3. Request Time to Speak.
The following requested time to speak during discussion: Greg Cramer, 1008 Marshall Street, Wood River, Item 4#
4. Public Hearing- Annexation in Wood River – Annexation of land proposed for
annexation identified as Tracts 1 and 2 located wholly or partially within Sections 23,
24, 25, and 26 Township 10 N, Range 12, West of the 6th P.M. in Hall County,
Nebraska wholly or partially within Section 19 and 30, Township 10 N, Range 11, West of the 6th P.M. in Hall County, Nebraska. (C-04-2019WR)
O’Neill opened the public hearing.
Nabity explained that Tracts 1 & 2 is located south of Wood River along Hwy 11 where it has been rerouted along the south and west sides of the city. It includes Ag Services
property and all of the right of way to Walnut Street. Tract 1 includes the railroad right
of way and Highway 30 right of way. The City of Wood River has passed resolutions
of intent to annex and notification letters were sent to property owners. It is consistent
with comprehensive plan. Nabity recommends the board to recommend approval that Wood River moves forward with the annexations. Nabity also mentioned no
complaints were made to the office. Mayor of Wood River, Greg Cramer was available
for questions. Mr. Cramer mentioned Hefty Seeds Co. signed a voluntary annexation
form and Ag Services is aware about the annexation.
O’Neill closed the public hearing.
A motion was made by Ruge and seconded by Randone to approve annexation of land
identified as Tracts 1 and 2. The motion carried with seven members in favor (O’Neill,
Ruge, Monter, Mauer, Kjar, Rubio and Randone) no members voting no.
5. Public Hearing- Concerning the readoption of the Wood River Zoning Map and
Extension of Extraterritorial Jurisdiction. Public Hearing to re-adopt the City of Wood
River Zoning Map, with proposed changes as produced using the Hall County Geographic Information System. (C-05-2019WR)
O’Neill opened the public hearing
Grand Island Regular Meeting - 12/5/2018 Page 8 / 32
Nabity stated the readoption of the zoning map was primarily because of the
annexation. Incorporating all of the zoning changes made since 2006 and 2007. The
proposed zoning map extends TA zone to the north and the Ag zone to northwest and a
little to the south.
O’Neill closed the public hearing.
A motion was made by Mauer and seconded by Kjar to approve the readoption of the Wood River Zoning Map and Extension of Extraterritorial Jurisdiction. The motion
carried with seven members in favor (O’Neill, Ruge, Mauer, Monter, Rubio, Kjar and
Randone) with no members voting no.
Consent Agenda 6. Final Plat – Front Porch Subdivision Grand Island - Located north of U.S Highway
30 and west of Willow Street (1 lot, 0.55 Acres) in Grand Island
7. Final Plat – Rowe Second Subdivision and Addition to the City of Grand Island- Located west of Engleman Road north of U.S. Highway 30 adjacent to Grand Island,
Nebraska. (1 lot, 3.1922 acres). This property is zoned LLR Large Lot Residential and
is a part of the East Half (E1/2) Northeast Quarter (NE1/4) of Section Twenty-seven
(27), Township Eleven (11) north, Range Ten (10) west of the 6th P.M., Hall County, Nebraska. 8. Final Plat – The Village Fifth Subdivision - located south of Woodland Drive and
west of Ramada Rd., in the City of Grand Island, in Hall County, Nebraska. Consisting
of 9.07 acres and 26 lots. A motion was made by Monter and seconded by Rubio to approve all items on the
consent agenda. The motion carried with seven members in favor (O’Neill, Ruge,
Mauer, Monter, Rubio, Kjar and Randone) with no members voting no.
9. Election of Officers – Election of the Chair, Vice-Chair and Secretary for the 2019 year.
A motion was made by Mauer and seconded by Randone to re-elect Pat O’Neill as
Chair, Jaye Monter as Vice-Chair, and Les Ruge as Secretary. The motion carried with seven members in favor (O’Neill, Ruge, Mauer, Monter, Rubio, Kjar and Randone) with no members voting no.
10. Director’s Report
11. Next Meeting December 5, 2018
12. Adjourn
Grand Island Regular Meeting - 12/5/2018 Page 9 / 32
O’Neill adjourned the meeting at 6:18 p.m.
___________________________________________
Leslie Ruge, Secretary
By Norma Hernandez
Grand Island Regular Meeting - 12/5/2018 Page 10 / 32
Hall County Regional Planning
Commission
Wednesday, December 5, 2018
Regular Meeting
Item F1
Redevelopment Plan CRA Area 26 Orchard LLC
Staff Contact:
Grand Island Regular Meeting - 12/5/2018 Page 11 / 32
Agenda Item #4
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
November 26, 2018
SUBJECT:
Redevelopment plan amendment for property located in Blight and Substandard Area 26 for
a Site Specific Redevelopment Plan for CRA Area No. 26 to allow for redevelopment of a
portion of the vacant approximately 23 acres south of Capital Avenue and west of the
Central Nebraska Railroad line for 181 single family attached and detached housing units in
Grand Island, Hall County, Nebraska. (C-06-2019GI)
PROPOSAL:
Orchard LLC. is proposing to build 181 units of housing and a community room at this location
at a rate of 20 units per year. The property is zoned R-3SL Medium Density Small Lot
Residential Zone, the proposed use is 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 R-
3SL. The R-3SL zone allows for housing of the type proposed.
The Regional Planning Commission recommendation is limited to the appropriateness of the
proposed use at this location. The Grand Island Comprehensive Plan calls for the
development of residential uses at this location. This proposed subdivision will be able to
connect to city utilities including sewer and water at this location. Access is planned to
Capital Avenue and with streets stubbed out west toward Saint Paul road that would
facilitate redevelopment of property that has traditionally been used for acreage
development with small farming or horse operations.
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 residential development at this location
appears to be supported by the plan.
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
Grand Island Regular Meeting - 12/5/2018 Page 12 / 32
Redevelopment Plan Amendment
Grand Island CRA Area 26
November 2018
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 26.
Executive Summary:
Project Description
THE REDEVELOPMENT APPROXIMATELY 23 ACRES OF PROPERTY
LOCATED BETWEEN CAPITAL AVENUE AND 12TH STREET WEST OF THE
CENTRAL NEBRASKA RAIL ROAD TRACKS IN NORTHEAST GRAND ISLAND
FOR THE DEVELOPMENT OF 180 LOTS FOR SINGLE FAMILY DETACHED AND
ATTACHED HOUSING UNITS.
The use of Tax Increment Financing to aid in redevelopment expenses associated with
platting and installing the necessary infrastructure (streets, sanitary sewer, water, and
storm sewer) for the development of 180 residential lots being platted as The Orchard
Subdivision in northeast 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 180 housing units with an average 2019 sale price $170,000. The 2014
Housing Study for the City of Grand Island identified a need of 1735 new housing units
within the City by 2019. Between January 2014 and August 2018 at total of 1034 new
units were permitted, leaving a deficit of over 700 units. This project and selling the
houses for the cost of construction would not be feasible without the use of TIF.
Orchard LLC – Hoppe Homes, LP owns the property being platted as The Orchard
Subdivision. This is vacant property that has been surrounded by developed and
developing property for more than 100 years. 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 multiple 15 year periods beginning January 1, 2020 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”)
Legal Descriptions: Property being platted as The Orchard Subdivision in the City of
Grand Island, Hall County, Nebraska.
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Existing Land Use and Subject Property
Grand Island Regular Meeting - 12/5/2018 Page 14 / 32
The tax increment will be captured for the tax years the payments for which become
delinquent in years 2020 through 2043 inclusive. The TIF contract will be
structured so it can be amended each year for up to nine years to add the housing
units to be completed during that year. No single property will be eligible for TIF
for a period of more than 15 years.
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 development of the
property for residential uses and the construction of houses in the project area as
permitted in the R-3SL Medium Density Residential Small Lot 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. The plan
anticipates that each phase of the development will constitute new effective date for the
purposes of determining the period of fifteen years. 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:
Grand Island Regular Meeting - 12/5/2018 Page 15 / 32
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 May 22, 2018.[§18-2109] Such
declaration was made after a public hearing with full compliance with the public
notice requirements of §18-2115 of the Act.
2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (13)
(a) and §18-2110]
Grand Island adopted a Comprehensive Plan on July 13, 2004. This redevelopment plan
amendment and project are consistent with the Comprehensive Plan, in that no changes in
the Comprehensive Plan elements are intended. This plan merely provides funding for
the developer to 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 October 3, 2018 and passed
Resolution 2019-011 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 prior to it being
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:
This Redevelopment Plan for Area 26 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 low to medium density residential
development. This property is in private ownership. [§18-2103(b) and §18-2111] The
attached map also is an accurate site plan of the area after redevelopment. [§18-2111(5)]
Grand Island Regular Meeting - 12/5/2018 Page 16 / 32
City of Grand Island Future Land Use Map
Grand Island Regular Meeting - 12/5/2018 Page 17 / 32
d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned R-3SL Medium Density Small Lot Residential zone. No zoning
changes are anticipated with this project. New streets are anticipated and needed to
support this project and it is anticipated that TIF revenues will offset the costs of those
improvements. No changes are anticipated in building codes or ordinances. No other
planning changes contemplated. [§18-2103(b) and §18-2111]
e. Site Coverage and Intensity of Use
The property is zoned R-3SL This zoning district allows for up to 50% of the property to
be covered with buildings and lot sizes ranging from 2100 square feet for Row houses to
a minimum of 3000 square feet for single family detached homes. The proposed
development meets those coverage and intensity of use requirements. [§18-2103(b) and
§18-2111]
f. Additional Public Facilities or Utilities
Sanitary sewer and water are available to support this development. Both sanitary sewer
and water will need to be extended throughout the site. TIF revenues will be used to
offset the cost of these public utility improvements.
Electric utilities are sufficient for the proposed use of this property. Electric line will
need to be extended throughout the propert.
No other publicly owned 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 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 is estimated a purchase value of $2,000,000 as an eligible expense. The
estimated costs of grading, streets, sanitary sewer, water and storm sewer is $4,000,000
Grand Island Regular Meeting - 12/5/2018 Page 18 / 32
The total of the eligible expenses for this project is estimated by the developer at
$6,000,000.
No property will be transferred to redevelopers by the Authority. The developer will
provide and secure all necessary financing.
b. Statement of proposed method of financing the redevelopment project.
The developer will provide all necessary financing for the project. The Authority will
assist the project by granting the sum of $6,000,000 from the proceeds of the TIF. This
indebtedness will be repaid from the Tax Increment Revenues generated from the project.
TIF revenues shall be made available to repay the original debt and associated interest
after January 1, 2021 through December 2043.
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. This amendment, in
and of itself will promote consistency with the Comprehensive Plan. This will have the
intended result of preventing recurring elements of unsafe buildings and blighting
conditions. This will accomplish the goal of increasing the number of residential units
within the City of Grand Island and encouraging infill development.
8. Time Frame for Development
Development of this project is anticipated to begin in the 2019 year. The subdivision will
likely be built in three phases with approximately 60 lots per phase. The developer is
anticipating construction of 20 units per year though this may be adjusted for market
Grand Island Regular Meeting - 12/5/2018 Page 19 / 32
demand. It is anticipated that the final homes in this development will be built in 2027
with the tax increment on those homes extending to 2042. Excess valuation should be
available for the first homes built with this project for 15 years beginning with the 2021
tax year.
9. Justification of Project
The 2014 housing study for the City of Grand Island projected that by 2019 we would
need an additional 1734 new housing units. Between January 1 of 2014 and August of
2018 permits for 1028 new housing units had bee issued. The current housing market, a
combination of the cost of producing housing and the prevailing wages, has not created a
situation that gives the markets sufficient incentive to build the number housing units
required to meet community needs. This lack of housing options impacts a variety of
other areas within the community including work force development, overcrowding,
maintenance of residential units and rents. This project will create new housing options
in one of the oldest areas of the City. These new housing options include row houses
along with townhomes and single family houses on smaller lots. All of this should lower
the cost of construction and the overall sales price of the homes, making them more
affordable.
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.
(2019), the City of Grand Island has analyzed the costs and benefits of the proposed
Redevelopment Project, including:
Project Sources and Uses. Approximately $6,000,0000 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
$6,000,000 in private sector financing; a private investment of $5.25 for every TIF and
grant dollar investment.
Use of Funds Source of Funds.
Description TIF Funds Private Funds Total
Site Acquisition $2,000,000 $ $2,000,000
Legal and Plan* $80,000 $80,000
Financing Fees $20,000 $20,000
Engineering/Arch $50,000 $50,000
New Construction $31,000,000 $31,000,000
On Site Improvements $4,000,000 $4,000,000
Contingency $6,000,000 $350,000 $350,000
TOTALS $6,000,000 $31,500,000 $37,500,00
Grand Island Regular Meeting - 12/5/2018 Page 20 / 32
Tax Revenue. The property to be redeveloped is anticipated to have a January 1, 2019,
valuation of approximately $203,000. Based on the 2017 levy this would result in a real
property tax of approximately $4,573. It is anticipated that the assessed value will
increase by $39,800,000 upon full completion, as a result of the site redevelopment. This
development will result in an estimated tax increase of over $890,000 annually. The tax
increment gained from this Redevelopment Project Area would not be available for use
as city general tax revenues, for the period of the bonds, but would be used for eligible
private redevelopment costs to enable this project to be realized.
Estimated 2019 assessed value: $ 203,000
Estimated value after completion $ 40,000,000
Increment value $ 39,797,000
Annual TIF generated (estimated) $ 890,000
TIF bond issue $ 6,000,000
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $203,000.
The proposed redevelopment will create additional valuation of $39,800,000 over the
course of the next nine years. The project creates additional valuation that will support
taxing entities long after the project is paid off along with providing 181 additional
housing units that can be built and sold for less than $200,000.
(b) Public infrastructure and community public service needs impacts and local tax
impacts arising from the approval of the redevelopment project;
Existing water and waste water facilities will not be negatively impacted by this
development. The electric utility has sufficient capacity to support the development.
This is infill development with services connecting to existing line with capacity. This
development is likely to result in a larger number of students in the Lincoln Elementary
School service area. Fire and police protection are available and should not be negatively
impacted by this development though there will be some increased need for officers and
fire fighters as the City continues to grow whether from this project or others.
Housing of the type proposed is likely to attract families to the neighborhood.
Lincoln Elementary school is currently near or at capacity and this will likely cause some
issues. The project is proposed for development at about 20 units per year so the impact
will not be immediate.
(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 for the residents of Grand Island. The
National Homebuilders Association estimates that each new single family home is the
Grand Island Regular Meeting - 12/5/2018 Page 21 / 32
equivalent of 2.5 full time equivalent jobs so this development at 20 houses per year
would represent an additional 50 FTE’s within the city for the next nine years.
(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 different from any
other expanding business within the Grand Island area. Grand Island does have tight
labor market and part of that is due to the availability and cost of housing. This
development may help alleviate some of those pressures.
(e) Impacts on student populations of school districts within the City or Village:
This development will have an impact on the Grand Island School system and
will likely result in additional students at both the elementary and secondary school
levels.
The average number of persons per household in Grand Island for 2012 to 2016
according the American Community Survey is 2.65. 181 additional households would
house 480 people. According to the 2010 census 19.2% of the population of Grand Island
was between the ages of 5 and 18. If the averages hold it would be expected that there
would be an additional 92 school age children generated by this development. If this
develops at a rate of 20 houses per year for 9 years approximately 10 children would be
added to the school age population every year with this development. These 10 children
will likely be spread over the full school age population from elementary to secondary
school. According to the National Center for Educational Statistics1 the 2015-16
enrollment for GIPS was 9,698 students and the cost per student in 2013-14 was $12,343
of that $5,546 is generated locally. The Grand Island Public School System was notified
on October 16, 2018 that the CRA would be considering this application at their
November 14, 2018 meeting.
(f) 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 2014 Housing Study for the City of Grand
Island to create more than 1700 new dwelling units by 2019. It appears that the City of
Grand Island will have added more than 1000 units by 2019 but that still leaves a deficit
of the projected need of 700 units. The local housing market is not capable of producing
the number of units needed at market rate given the costs of building and development.
Time Frame for Development
Development of this project is anticipated to be completed during between Spring of
2019 and the end of 2028. The base tax year should be calculated on the value of the
1 https://nces.ed.gov/ccd/districtsearch/district_detail.asp?ID2=3100016
Grand Island Regular Meeting - 12/5/2018 Page 22 / 32
property as of January 1, 2019 for the first phase with each phase based on the preceeding
year’s valuation of the property included in the amendment for that year. Excess
valuation should be available for this project beginning in 2020 with taxes due in 2021.
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 on each
property or an amount not to exceed $6,000,000 the projected amount of increment based
upon the anticipated value of the project and current tax rate. Based on the estimates of
the expenses of the rehabilitation the developer will spend at least $6,000,000 on TIF
eligible activities.
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Resolution Number 2019-03
HALL COUNTY REGIONAL PLANNING COMMISSION
A RESOLUTION RECOMMENDING APPROVAL OF AN AMENDMENT TO A
REDEVELOPMENT PLAN IN THE CITY OF GRAND ISLAND, NEBRASKA;
AND APPROVAL OF RELATED ACTIONS
WHEREAS, the Chairman and Board of the Community Redevelopment Authority of the City
of Grand Island, Nebraska (the “Authority”), referred the Redevelopment Plan for CRA Area 26
requested by Orchard LLC. to the Hall County Regional Planning Commission, (the “Commission”)
for review and recommendation as to its conformity with the general plan for the development of
the City of Grand Island, Hall County, Nebraska, pursuant to Section 18-2112 of the Community
Development Law, Chapter 18, Article 21, Reissue Revised Statutes of Nebraska, as amended (the
“Act”); and
WHEREAS, the Commission held a public hearing on the proposed plan on December 5, 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 Friday November 16th and Friday November 23rd, 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 finding that
it is in conformance with the comprehensive development plan (general plan for development) for the
City of Grand Island.
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: December 5, 2018.
HALL COUNTY REGIONAL PLANNING COMMISSION
ATTEST: By: ___________________________________
Chair
By: ___________________________________
Secretary
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Hall County Regional Planning
Commission
Wednesday, December 5, 2018
Regular Meeting
Item M1
Bolanos Second Subdivsion
Staff Contact:
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4TH ST EP
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D5TH ST EU P R R D R
Scale:NONEFor Illustration Purposes
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Bolanos 2ndSubdivision
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4TH ST EP
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Scale:NONEFor Illustration Purposes
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Bolanos 2ndSubdivision
Grand Island Regular Meeting - 12/5/2018 Page 30 / 32
N
LEGENDM = MEASURED DISTANCER = RECORDED DISTANCE, LS #754 SURVEY DATED 07/09/15X = COMPUTED POINT= POINT OF BEGINNING= CORNER PLACED AS NOTED= Ɏ” REBAR w/ PLASTIC CAP FOUND UNLESS NOTED= CHISELED 'X' IN CONCRETE FOUND
LEGAL DESCRIPTION
A tract of land comprising of Lot One (1), Bolanos Subdivision, City of Grand Island, Hall County, Nebraska.More particularly described as follows:
Commencing at the northeast corner of Lot 1, Block 48, Original Town; thence N 61° 39' 02" E on and uponthe southerly right-of-way line of 4th Street a distance of 17.62 feet to the Point of Beginning; thence continuing
N 61° 39' 02" E on and upon the southerly right-of-way line of 4th Street a distance of 130.10 feet to a point;
thence S 28° 10' 41" E a distance of 119.18 feet to a point; thence N 61° 39' 02" E and parallel with the southerlyright-of-way line of said 4th Street a distance of 2.66 feet to a point; thence S 28° 17' 56" E a distance of 182.29
feet to a point on the northerly right-of-way line of the Union Pacific Railroad; thence S 61° 16' 17" W on and uponsaid northerly right-of-way line a distance of 148.29 feet to a point on the easterly lineof Block 48 extended; thence
N 28° 38' 49" W on and upon the easterly line of said Block 48 extended a distance of 22.45 feet to the southeastcorner of Lot 8, Block 48, Original Town; thence continuing N 28° 38' 49" W on and upon the easterly line of saidBlock 48 a distance of 209.00 feet to a point; thence N 61° 39' 02" E and parallel with the southerly right-of-way line
of said 4th Street a distance of 17.62 feet to a point; thence N 28° 38' 49" W and parallel with the east line of saidLot 1, Block 48, Original Town a distance of 71.00 feet to the Point of Beginning. Said tract contains 0.998 acres more
or less and shall know be known as "BOLANOS 2ND SUBDIVISION".
SURVEYORS CERTIFICATE
I hereby certify that on October 24, I completed an accurate survey of "BOLANOS 2ND SUBDIVISION" an addition to theCity of Grand Island, Nebraska, as shown on the accompanying plat; that iron markers were placed at all lot corners;
that all dimensions of the lots are shown on the plat; and that said survey was made with reference to known and
recorded monuments.
__________________________________________________
Evan A. Jasnowski R.L.S. #776 EXISTING 20' WIDE SEWER LINE EASEMENTE X IS TING 4 5 'IN G R E S S /E G R E S S
E A S E M E N TN 6 1 °3 9 '0 2 " E 4 0 9 .1 2 ' M & R
1 7 .6 2 'M & R
6 6 ' R
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FOUND ½” IRON PIPE
FOUND ½” IRON PIPE
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CITY OF GRAND ISLAND, HALL COUNTY, NEBRASKA
-FINAL PLAT -
0 .1 5 4 A C R E S ±
0 .8 4 4 A C R E S ±
PLACED CONC.NAIL
PLACED MAGNAIL
P.O.B.
P.O.B.
30'15'0'
SCALE 1" = 30'
DEDICATION
KNOW ALL MEN BY THESE PRESENTS, that Edwin Bolanos and Angela M. Bolanos, husband and wife, owners of the land described hereon, has caused same to besurveyed, subdivided, platted and designated as "Bolanos 2nd Subdivision", in the City of Grand Island, Nebraska, as shown on the accompanying plat thereof, and do
hereby dedicate the road right-of-way as shown thereon to the public for their use forever, and the easements, as shown thereon for the location, construction andmaintenance of public service utilities, together with the right of ingress and egress thereto, and hereby prohibiting the planting of trees, bushes and shrubs, or
placing other obstruction upon, over, along or underneath the surface of such easements; and that foregoing subdivision as more particularly described in the description
as appears on this plat is made with the free consent and in accordance with the desires of the undersigned owners and proprietors.
IN WITNESS WHEREOF, I have affixed my signature hereto at _______________________________, Nebraska, this _______ day of __________________________, 2018.
__________________________________________________ __________________________________________________Edwin Bolanos Angela M. Bolanos
ACKNOWLEDGEMENTState of Nebraska ss
County of HallOn this, the _______ day of ______________________________, 2018, before me _____________________, a Notary Public within and for said County, personally
appeared Edwin Bolanos and Angela M. Bolanos, husband and wife, owners of the land, to me personally known to be the identical persons whose signatures areaffixed hereto, and that they did acknowledge the execution thereof to be their voluntary act and deed, and that they are empowered to make the above dedication
for and in behalf of said " Bolanos 2nd Subdivision ".
IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed my official seal at ___________________________, Nebraska, on the date last above written.
My commission expires __________________________.
_________________________
Notary Public
APPROVALSSubmitted to and approved by the Regional Planning Commission of Hall County, Cities of Grand Island, Wood River and the Villages of Alda, Cairo, and
Doniphan, Nebraska.
_____________________________________________ __________
Chairperson Date
Approved and accepted by the Hall County Board of Supervisors this ______ day of _____________________, 2018.
_____________________________________________ ________________________________________
Mayor City Clerk
________________________________________________________________________
Evan A. Jasnowski iiii iiiiii iii ii
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