02-06-2019 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, February 6, 2019
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
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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, February 6, 2019
Regular Meeting
Item A1
Agenda
Staff Contact:
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AGENDA AND NOTICE OF MEETING
Wednesday, February 6, 2019
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 January 2, 2019.
3.Request Time to Speak.
4.Public Hearing – Redevelopment Plan – Wing Properties Concerning an amendment
to the redevelopment plan for CRA Area No. 1 to allow for redevelopment 112 E. Third
(the central portion of the old Williamson Interior Building) to include main floor commercial
space and a second floor apartment in Grand Island Hall County Nebraska. (C-11-
2019GI).
5.Public Hearing – Redevelopment Plan – Rawr Holdings LLC Concerning an
amendment to the redevelopment plan for CRA Area No. 1 to allow for redevelopment 110
W. Second Street (the old GI Music Building) to include main floor commercial space and
two second floor apartment in Grand Island Hall County Nebraska. (C-12-2019GI).
Consent Agenda:
6.Final Plat – Prairie Commons Third Subdivision Grand Island- Located south of
Husker Highway and west of Prairieview Street in Grand Island, Nebraska. (6 lots, 26.71
acres). This property is zoned RO Residential Office.
7.Final Plat – Kenmare Fifth Subdivision Grand Island- Located west of Blaine street at
the end of Wicklow Drive in Grand Island, Nebraska. (3 lots, 7.167 acres). This property is
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zoned R1 Suburban Density Residential.
8.Final Plat – Woodland Park Eighteenth Subdivision Grand Island- Located along
Michigan Avenue west of Idaho Avenue in Grand Island, Nebraska. (10 lots, 2.61 acres).
This property is zoned R2 Low Density Residential.
9.Directors Report
10.Next Meeting March 13, 2019.
11.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 - 2/6/2019 Page 5 / 74
Staff Summary February 2019 Page 1
Staff Recommendation Summary
For Regional Planning Commission Meeting
February 6, 2019
4.Public Hearing – Redevelopment Plan – Wing Properties Concerning an
amendment to the redevelopment plan for CRA Area No. 1 to allow for
redevelopment 112 E. Third (the central portion of the old Williamson Interior
Building) to include main floor commercial space and a second floor apartment in
Grand Island Hall County Nebraska. (C-11-2019GI). Project is located downtown
and includes both upper story residential and main floor commercial. See Full
Recommendation.
5.Public Hearing – Redevelopment Plan – Rawr Holdings LLC Concerning an
amendment to the redevelopment plan for CRA Area No. 1 to allow for
redevelopment 110 W. Second Street (the old GI Music Building) to include main
floor commercial space and two second floor apartment in Grand Island Hall County
Nebraska. (C-12-2019GI). Project is located downtown and includes both upper
story residential and main floor commercial. See Full Recommendation.
6.Final Plat – Prairie Commons Third Subdivision Grand Island- Located south of
Husker Highway and west of Prairieview Street in Grand Island, Nebraska. (6 lots,
26.71 acres). This property is zoned RO Residential Office. This is the next phase of
the development next to the new hospital.
7.Final Plat – Kenmare Fifth Subdivision Grand Island- Located west of Blaine
street at the end of Wicklow Drive in Grand Island, Nebraska. (3 lots, 7.167 acres).
This property is zoned R1 Suburban Density Residential. This is the north and east
side of the lake to the south and west of St. Leo’s church. The proposed
development does not the loop of Wicklow Drive as originally proposed but all lots
can be served with sewer and water.
8.Final Plat – Woodland Park Eighteenth Subdivision Grand Island- Located
along Michigan Avenue west of Idaho Avenue in Grand Island, Nebraska. (10 lots,
2.61 acres). This property is zoned R2 Low Density Residential. This changes 7
existing lots along Michigan Avenue with 100 foot widths to 10 lots with a
minimum of 66 foot widths. The developer will be responsible for adding sewer and
water services and paying for relocation of electric infrastructure already in place to
serve the lots as they are currently configured. All lots conform to the R2 zoning
district.
9.Directors Report
10.Next Meeting March 13, 2019 (Note this is a SECOND Wednesday).
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Hall County Regional Planning
Commission
Wednesday, February 6, 2019
Regular Meeting
Item E1
Minutes of January 2, 2019 Meeting
Staff Contact:
Grand Island Regular Meeting - 2/6/2019 Page 7 / 74
THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
January 2, 2019
The meeting of the Regional Planning Commission was held Wednesday, January 2, 2019 at
City Hall – Grand Island, Nebraska. Notice of this meeting appeared in the "Grand Island
Independent" on December 21, 2018.
Present: Pat O’Neill Leslie Ruge
Gregg Robb Tony Randone
Dean Kjar Hector Rubio
Robin Hendricksen
Absent: Carla Maurer, Jaye Monter, Judd Allan, and Leonard Rainforth
Other:
Staff: Chad Nabity, Rashad Moxey (Excused), 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
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of the meeting to better accommodate the public.
2. Minutes of the December 4, 2018 meeting.
A motion was made by Kjar and second by Randone to approve the minutes of
the December 4, 2018 meeting.
The motion carried with six members in favor (O’Neill, Ruge, Robb, Rubio, Kjar, and
Randone) and one member abstaining (Hendricksen).
3. Request Time to Speak.
The following requested time to speak during discussion: Ron Depue, 308 N
Locust; Item #4; Josh Rhoads, 414 Westwood Circle; Item #6; Steve Spiehs,
4033 Craig Drive; Item #6; Scott Schleicher, 4063 Craig Drive; Item #6;
4. Public Hearing – Redevelopment Plan – Paramount Development LLC. – Concerning
an amendment to the redevelopment plan for CRA Area No. 1 to allow for
redevelopment 411 W. Third (the 1st story of the west end of the Sears Building) to a
single one bedroom apartment and 6000 square foot of commercial space on the main
floor of the building in Grand Island Hall County Nebraska. (C-07-2019GI)
Chairman O’Neill handed the gavel over to Secretary Ruge to run this portion of the
meeting as O’Neill has a conflict of interest with this item. Ruge appointed Kjar as
secretary pro-tem. Ruge opened the public hearing.
Nabity stated this is the second redevelopment plan for the west end of the building on
the main floor. The main floor is about 6000 square foot of commercial space. They
are planning one small 500 square foot apartment in that space as well. This does
accommodate the need to have a handicap accessible apartment because of the number
of apartments. The downtown area is planned for commercial and high density
residential uses. Nabity mentioned this is consistent with the comprehensive plan and
recommends approval. Chairman O’Neill is one of the principals of Paramount
Development that is developing this and because of that has a conflict of interest and is
not participating in this part of the meeting. Ron Depue representing the applicant
mentioned redevelopment contract has been signed on the first part of this development
on the upper floor. This is a second phase on the main floor. It is part of the community
goal to add additional residential housing downtown and revitalize the commercial use
to continue the upward momentum of the Grand Island downtown development.
No other members of the public had an interest in speaking on this item.
Ruge closed the public hearing.
A motion was made by Robb and second by Randone to recommend approve
Redevelopment Plan – Paramount Development LLC concerning an amendment to the
redevelopment plan for CRA Area No. 1 to allow for redevelopment 411 W. Third for a
single one bedroom apartment and 6000 square foot of commercial space on the main
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floor of the building and along with Resolution 2019-04.
The motion carried with six members in favor (Ruge, Robb, Kjar, Hedricksen, Rubio
and Randone) and one member abstaining (O’Neill).
Following the vote, Ruge returned the gavel to Chairman O’Neill, who presided over
the rest of the meeting.
5. Public Hearing – One and Six Year Street Improvement Plan – Grand Island-
Public Hearing and action on the 2019 to 2024 street improvement plan for the City of
Grand Island, Hall County Nebraska. (C-08-2019GI)
O’Neill opened the public hearing.
Grand Island Public Works Director John Collins detailed the street improvements that
were substantially completed over the current year. He then discussed the proposed
projects for the next six years. Collins provided updates for the improvements to the
Five Points intersection and work on the Sycamore Street underpass. Collins described
the planned improvements for the Old Potash Highway corridor on either side of
Highway 281 and the potential of starting on the North Road projects during the
planning period depending on the level of funding generated additional sales tax. He
also mentioned the standard local resurfacing projects. Collins then displayed a map of
the projects for 2020-2024.
Ruge expressed concern that the Old Potash about the room for stacking at between the
round-a-bout at Wilmar and Old Potash and Collins responded that the model shows
there is adequate stacking for the next 10 years but that a dual left turn lane would be
needed after that. The project will be built with a turn lane wide enough to stripe for
two lanes so when it is needed it will just need restriping and some signal work. Ruge
also suggested that a round a bout be considered at the north end of the Claude Road
extension north of Old Potash. Collins indicated that there is adequate right of way for
those improvements but that the need would outside the projected life of this project. It
could be considered at a later time. Ruge also asked about state funding, design and
timeline for the Highway 30 realignment. Collins indicated that this project is still
moving forward as a state project but that the timing has slipped due to the increased
cost of other state projects. He said that he hopes to know more from NDOT by the end
of the month.
No members of the public asked to speak at the public hearing.
O’Neill closed the public hearing.
A motion was made by Ruge and second by Kjar to approve the One and Six Year
Street Improvement Plan.
The motion carried with seven members in favor (O’Neill, Ruge, Robb, Rubio,
Hedricksen, Randone and Kjar)
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6. Public Hearing – Zoning Change – Concerning an application to rezone property
platted as Lot 2 of B & M Estates from R1 – Suburban Density Residential to R2 Low
Density Residential and R3 Medium Density Residential in Grand Island, Hall County,
Nebraska. This property is located north of 13th Street and west of Mansfield Road in
the City of Grand Island. (C-09-2019GI)
O’Neill opened the public hearing.
Nabity mentioned the property is lot 2 of B&M Estates Subdivision. It was subdivided
last summer. It is located east of Mansfield and north 13th Street. The proposed
rezoning is 2 potential rezoning districts. Changing it from R1– Suburban Density
Residential to R2- Low Density Residential and R3 - Medium Density Residential.
The whole area is planned for low to medium density residential. The property to the
north and west is already zoned R2- Low Density Residential. The property to the
south (south of 13th Street) is still zoned R-1– Suburban Density Residential and Nabity
does anticipate to get request for a zone change on that property. Carol Street would
extend to 13th Street and would be the only access to 13th Street. Josh Rhoades is
proposing to buy the property. He is proposing to 3 lots along Mansfield Road and lots
on the north side of the new street, a cu de sac extending each way to the east and west
of Carol Street extended to 13th Street.
Steve Spiehs – 4033 Craig Drive - concern was if there was going to be an alley behind
his property. It was explained it was a 10 foot utility easement.
Scott Schliecher – 4063 Craig Drive – Asked if Carol Street would be designed with a
jog in it to slow down traffic between 13th Street and Craig Drive.
No other members of the public asked to speak.
O’Neill closed the public hearing.
A motion was made by Hendricksen and second by Ruge to rezone property platted as
Lot 2 of B & M Estates from R1 – Suburban Density Residential to R2 Low Density
Residential and R3 Medium Density Residential.
The motion carried with seven members in favor (O’Neill, Ruge, Robb, Rubio,
Hedricksen, Randone and Kjar).
7. Public Hearing Text Amendment – Concerning proposed amendments to Section 36-
96 Off Street Parking Requirements relative to Definition of the Central Business
District and the addition of Section 36-107 Public Facilities. (C-10-2019GI)
O’Neill opened the public hearing.
Nabity stated the proposal of some amendments. Council is going to consider a
proposal next week to disband Parking District 1. It is the area that the businesses are
taxed specifically on their public space to help maintain the downtown parking lot.
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These businesses were exempt from having to put in parking. They are recreating
district 3 to match district 1. Language that is used in Chapter 13 will also be used in
Chapter 36. The last change is adding Public Facilities to Chapter 36-107.
No members of the public asked to speak during the hearing.
O’Neill closed the public hearing.
A motion was made by Robb and second Rubio proposed amendments to Section 36-96
Off Street Parking Requirements relative to Definition of the Central Business District
and the addition of Section 36-107 Public Facilities.
Motion carried with all seven members voting in favor (O’Neill, Ruge, Robb, Rubio,
Hedricksen, Randone and Kjar).
Consent Agenda
8. Final Plat – Brach’s Seventh Subdivision Grand Island – Located south of LaMar
Avenue and west of Harrison Street in Grand Island, Nebraska. (1 lot, 0. 97 acres). This
property is zoned R1 Suburban Density Residential.
A motion was made by Ruge second by Kjar to approve all items on the consent
agenda.
The motion was carried with all seven members voting in favor (O’Neill, Ruge, Robb,
Rubio, Hedricksen, Randone and Kjar).
9. Director’s Report.
Nebraska Planning Conference in Kearney March 6-8, 2019.
City Council will be holding a TIF study session on January 15, 2019 at 7:00 p.m.
10. Next Meeting February 6, 2019.
11. Adjourn.
O’Neill adjourned the meeting at 6:45 p.m.
___________________________________________
Leslie Ruge, Secretary
By Norma Hernandez
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Hall County Regional Planning
Commission
Wednesday, February 6, 2019
Regular Meeting
Item F1
Redevelopment Plan - Wing Properties
Staff Contact:
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Agenda Item #
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
January 23, 2019
SUBJECT:
Redevelopment plan amendment for property located in Blight and Substandard Area 1 for
property located at 112 E Third Street (Center portion of the Williamson Interior Building) in
Grand Island, in Hall County, Nebraska to support this development. (C-11--2019GI)
PROPOSAL:
The Wing Properties is proposing to renovate 2,650 square foot of commercial space on the
first floor and build 1 second floor apartments at 112 E Third Street. The property is zoned B-3
Heavy Business 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 B-
3 Heavy Business. The B-3 zone allows uses such as residential as permitted principal use
with no maximum density and requires a minimum lot size of 6000 square feet. This
furthers the effort of the Downtown Improvement District and Grand Island City Council to
develop downtown residential units and update the commercial space in the downtown area.
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 a mix of commercial and residential uses at this location. This proposed
facility will be able to connect to city utilities including sewer and water at this 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 find that the redevelopment plan is
consistent with the Comprehensive Plan (general plan for development) of the city of Grand
Island. A resolution is attached for your consideration.
___________________ Chad Nabity AICP, Planning Director
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Redevelopment Plan Amendment
Grand Island CRA Area 1
January 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 1.
Executive Summary:
Project Description
THE REDEVELOPMENT OF A PORTION OF THE OLD WILLIAMSON
INTERIORS BUILDING LOCATED AT 112 E. 3RD STREET FOR COMMERCIAL
AND RESIDENTIAL USES, INCLUDING ACQUISTION, FIRE/LIFE SAFETY
IMPROVEMENTS AND BUILDING REHABILITATION AND REMODELING.
The use of Tax Increment Financing to aid in rehabilitation expenses associated with
redevelopment of the first floor the center portion of the Old Williamson Interiors
building located at 112 E. 3rd street for 2,650 square foot of commercial space on the
main floor and one apartment on the second floor. The use of Tax Increment Financing
is an integral part of the development plan and necessary to make this project profitable.
The project will result in renovating the second floor into a upper story residential unit
consistent with the plans approved by the Downtown Business Improvement District and
the Grand Island City Council. The first floor will be renovated for street level
commercial space. This project would not be feasible without the use of TIF.
Wing Properties purchased this building in 2014 and has been renovating the building in
phases since that time. The proportional cost of this building was $90,000 at the time of
purchase. The purchase price is included as an eligible TIF activity. This portion building
is currently vacant. The developer is responsible for and has provided evidence that they
can secure adequate debt financing to cover the costs associated with the remodeling and
rehabilitation of this building. The Grand Island Community Redevelopment Authority
(CRA) intends to pledge the ad valorem taxes generated over the 15 year period
beginning January 1, 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: The west third of Lot Seven (7) in Block Fifty Four (54) in the
Original Town, now City of Grand Island, Hall County, Nebraska. (Hall County Assessor
Parcel Number 400004240)
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Existing Land Use and Subject Property
Grand Island Regular Meeting - 2/6/2019 Page 17 / 74
The tax increment will be captured for the tax years the payments for which become
delinquent in years 2020 through 2034 inclusive.
The real property ad valorem taxes on the current valuation will continue to be paid
to the normal taxing entities. The increase will come from rehabilitation of this
portion of the building for commercial and residential uses as permitted in the B3
Heavy Business Zoning District.
Statutory Pledge of Taxes.
In accordance with Section 18-2147 of the Act and the terms of the Resolution
providing for the issuance of the TIF Note, the Authority hereby provides that any ad
valorem tax on the Redevelopment Project Area for the benefit of any public body be
divided for a period of fifteen years after the effective date of this provision as set forth in
the Redevelopment Contract, consistent with this Redevelopment Plan. Said taxes shall
be divided as follows:
a. That portion of the ad valorem tax which is produced by levy at the rate
fixed each year by or for each public body upon the redevelopment project valuation shall
be paid into the funds, of each such public body in the same proportion as all other taxes
collected by or for the bodies; and
b. That portion of the ad valorem tax on real property in the
redevelopment project in excess of such amount, if any, shall be allocated to and, when
collected, paid into a special fund of the Authority to pay the principal of; the interest on,
and any premiums due in connection with the bonds, loans, notes, or advances on money
to, or indebtedness incurred by, whether funded, refunded, assumed, or otherwise, such
Authority for financing or refinancing, in whole or in part, a redevelopment project.
When such bonds, loans, notes, advances of money, or indebtedness including interest
and premium due have been paid, the Authority shall so notify the County Assessor and
County Treasurer and all ad valorem taxes upon real property in such redevelopment
project shall be paid into the funds of the respective public bodies.
Pursuant to Section 18-2150 of the Act, the ad valorem tax so divided is hereby pledged
to the repayment of loans or advances of money, or the incurring of any indebtedness,
whether funded, refunded, assumed, or otherwise, by the CRA to finance or refinance, in
whole or in part, the redevelopment project, including the payment of the principal of,
premium, if any, and interest on such bonds, loans, notes, advances, or indebtedness.
Redevelopment Plan Amendment Complies with the Act:
The Community Development Law requires that a Redevelopment Plan and Project
consider and comply with a number of requirements. This Plan Amendment meets the
statutory qualifications as set forth below.
1. The Redevelopment Project Area has been declared blighted and substandard by
action of the Grand Island City Council on December 19, 2000.[§18-2109] Such
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declaration was made after a public hearing with full compliance with the public
notice requirements of §18-2115 of the Act.
2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (13)
(a) and §18-2110]
Grand Island adopted a Comprehensive Plan on July 13, 2004. This redevelopment plan
amendment and project are consistent with the Comprehensive Plan, in that no changes in
the Comprehensive Plan elements are intended. This plan merely provides funding for
the developer to rehabilitate the building for permitted uses on this property as defined by
the current and effective zoning regulations. The Hall County Regional Planning
Commission held a public hearing at their meeting on January 2, 2019 and passed
Resolution 2019-0? confirming that this project is consistent with the Comprehensive
Plan for the City of Grand Island. The Grand Island Public School District has submitted
a formal request to the Grand Island CRA to notify the District any time a TIF project
involving a housing subdivision and/or apartment complex is proposed within the
District. The school district was notified of this plan amendment at the time it was
submitted to the CRA for initial consideration.
3. The Redevelopment Plan must be sufficiently complete to address the following
items: [§18-2103(13) (b)]
a. Land Acquisition:
The Redevelopment Plan for Area 1 provides for real property acquisition and this plan
amendment does not prohibit such acquisition. There is no proposed acquisition by the
authority.
b. Demolition and Removal of Structures:
The project to be implemented with this plan does not provide for the demolition and
removal any structures on this property. Demotion of internal structures to accommodate
the redevelopment is anticipated and permitted.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. All of the area
around the site in private ownership is planned for Downtown Commercial development;
this includes housing and commercial uses within the same structure. This property is in
private ownership. [§18-2103(b) and §18-2111] The attached map also is an accurate site
plan of the area after redevelopment. [§18-2111(5)]
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City of Grand Island Future Land Use Map
Grand Island Regular Meeting - 2/6/2019 Page 20 / 74
d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned B3-Heavy Business zone. No zoning changes are anticipated with this
project. No changes are anticipated in street layouts or grades. No changes are
anticipated in building codes or ordinances. Nor are any other planning changes
contemplated. [§18-2103(b) and §18-2111]
e. Site Coverage and Intensity of Use
The developer is rehabilitating the existing building. The developer is not proposing to
increase the size of the building and current building meets the applicable regulations
regarding site coverage and intensity of use. [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Sewer and water are available to support this development. .
Electric utilities are sufficient for the proposed use of this building.
No other utilities would be impacted by the development.
The developer will be responsible for replacing any sidewalks damaged during
construction of the project.
No other utilities would be impacted by the development. [§18-2103(b) and §18-2111]
4. The Act requires a Redevelopment Plan provide for relocation of individuals and
families displaced as a result of plan implementation. This property 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. Tom Gdowski, is
President of Equitable bank and most likely will be part of the bank approval of a loan for
this project.
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 along with adjoining properties for $275,000 in
2014. The proportional cost for this portion that is eligible for TIF is $90,000. The
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estimated costs of rehabilitation of this property is $349,790 planning related expenses
for Architectural and Engineering services of $15,000 and are included as a TIF eligible
expense. Legal, Developer and Audit Fees of $12,000 including a reimbursement to the
City and the CRA of $5,600 are included as TIF eligible expense. The total of eligible
expenses for this project exceeds $560,000.
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 $105,095 from the proceeds of the TIF. This
indebtedness will be repaid from the Tax Increment Revenues generated from the project.
It is anticipated that 80% of the total TIF amount ($84.076) will be available to the
developer at the beginning of this project. TIF revenues shall be made available to repay
the original debt and associated interest after January 1, 2021 through December 2034.
c. Statement of feasible method of relocating displaced families.
No families will be displaced as a result of this plan.
7. Section 18-2113 of the Act requires:
Prior to recommending a redevelopment plan to the governing body for approval, an
authority shall consider whether the proposed land uses and building requirements in the
redevelopment project area are designed with the general purpose of accomplishing, in
conformance with the general plan, a coordinated, adjusted, and harmonious development
of the city and its environs which will, in accordance with present and future needs,
promote health, safety, morals, order, convenience, prosperity, and the general welfare, as
well as efficiency and economy in the process of development, including, among other
things, adequate provision for traffic, vehicular parking, the promotion of safety from
fire, panic, and other dangers, adequate provision for light and air, the promotion of the
healthful and convenient distribution of population, the provision of adequate
transportation, water, sewerage, and other public utilities, schools, parks, recreational and
community facilities, and other public requirements, the promotion of sound design and
arrangement, the wise and efficient expenditure of public funds, and the prevention of the
recurrence of insanitary or unsafe dwelling accommodations or conditions of blight.
The Authority has considered these elements in proposing this Plan Amendment. This
amendment, in and of itself will promote consistency with the Comprehensive Plan. This
will have the intended result of preventing recurring elements of unsafe buildings and
blighting conditions. This will accomplish the goal of both the Downtown Business
Improvement District and the Grand Island City Council of increasing the number of
residential units available in the Downtown area and refurbish street level commercial
space that has been vacant for several years.
Grand Island Regular Meeting - 2/6/2019 Page 22 / 74
8. Time Frame for Development
Development of this project is anticipated to be completed between March 2019 and
December of 2019. Excess valuation should be available for this project for 15 years
beginning with the 2020 tax year.
9. Justification of Project
This is an historic building in downtown Grand Island that will be preserved with this
project. The addition of a new residential unit is consistent with goals to build 50 new
residential units in downtown Grand Island by 2019 and with the goals of the 2014 Grand
Island housing study and Grow Grand Island. The primary use of the street level space
for commercial development is consistent with the long term development plans for
Downtown.
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 $105,095 in public funds from tax increment
financing provided by the Grand Island Community Redevelopment Authority will be
required to complete the project. The CRA has also approved a $20,000 life safety grant
for this property. This property represents 1/3 of the front of the building(s) that received
a façade improvement grant in the amount of $167,016 in 2015 at total of $55,062 was
invested by the CRA in the façade. The total CRA investment in this property including
TIF and grants is $180,757. This investment by the Authority will leverage $384,769 in
private sector financing; a private investment of $2.14 for every TIF and grant dollar
invested.
Grand Island Regular Meeting - 2/6/2019 Page 23 / 74
Use of Funds Source of Funds.
Description TIF Funds Other Grants Private Funds Total
Site Acquisition $90,000 _$0 $90,000
Legal and Plan*$5,600 $6,400 $12,000
Engineering/Arch $9,495 $5,505 $15,000
Financing $6,000 $6,000
Renovation $349,790 $349,790
Life Safety $20,000 $20,000
Façade $55,062 $55,062
Contingency $34,979 $34,979
TOTALS $105,095 $75,062 $384,769 $564,926
Tax Revenue. The property to be redeveloped is anticipated to have a January 1, 2019,
valuation of approximately $50,521. Based on the 2017 levy this would result in a real
property tax of approximately $1,138. It is anticipated that the assessed value will
increase by $311,000 upon full completion, as a result of the site redevelopment. This
development will result in an estimated tax increase of over $7,006 annually. The tax
increment gained from this Redevelopment Project Area would not be available for use
as city general tax revenues, for a period of 15 years, or such shorter time as may be
required to amortize the TIF bond, but would be used for eligible private redevelopment
costs to enable this project to be realized.
Estimated 2018 assessed value:$ 50,521
Estimated value after completion $ 361,569
Increment value $ 311,048
Annual TIF generated (estimated)$ 7,006
TIF bond issue $ 105,095
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $50,521. The
proposed redevelopment will create additional valuation of $311,000. 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;
Grand Island Regular Meeting - 2/6/2019 Page 24 / 74
No additional public service needs have been identified. Existing water and waste
water facilities will not be impacted by this development. The electric utility has
sufficient capacity to support the development. It is not anticipated that this will impact
schools in any significant way. Fire and police protection are available and should not be
negatively impacted by this development. The addition of life safety elements to this
building including fire sprinklers and a second exit actually reduce the chances of
negative impacts to the fire department.
(c) Impacts on employers and employees of firms locating or expanding within the
boundaries of the area of the redevelopment project;
This will provide additional housing and commercial space options in the downtown
area consistent with the planned development in Downtown Grand Island.
(d) Impacts on other employers and employees within the city or village and the
immediate area that are located outside of the boundaries of the area of the
redevelopment project; and
This project will not have a negative impact on other employers in any manner
different from any other expanding business within the Grand Island area. This will
provide housing options for employees of Downtown businesses that wish to live
Downtown and will refurbish Downtown commercial space.
(e) Impacts on student populations of school districts within the City or Village:
This development will have a minimal impact on the Grand Island School
system as it will likely not result in any increased attendance.
The average number of persons per household in Grand Island for 2012 to 2016
according the American Community Survey is 2.65. One additional household in this
unit would be unlike to house more than six 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 one additional school age children generated by
this development. It is highly unlikely that there would be more than four school age
children housed at this location. 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. This project is unlikely to have
a significant impact on the school age population within the district or within any specific
school in the district..
(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 Council, the Downtown BID, the CRA, and
Grow Grand Island to create additional housing units in downtown Grand Island.
1 https://nces.ed.gov/ccd/districtsearch/district_detail.asp?ID2=3100016
Grand Island Regular Meeting - 2/6/2019 Page 25 / 74
Time Frame for Development
Development of this project is anticipated to be completed during between March of
2019 and December of 2019. The base tax year should be calculated on the value of the
property as of January 1, 2019. Excess valuation should be available for this project for
15 years 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 or an amount not to exceed $105,095 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 $540,000 on TIF eligible activities in excess of other grants given.
Grand Island Regular Meeting - 2/6/2019 Page 26 / 74
Resolution Number 2019-05
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 amendment of the Redevelopment Plan for
CRA Area 1 requested by Wing Properties 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 February 6, 2019, 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 January 18th and Friday January 25th, 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: February 6, 2019
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST:By: ___________________________________
Chair
By: ___________________________________
Secretary
Grand Island Regular Meeting - 2/6/2019 Page 27 / 74
Hall County Regional Planning
Commission
Wednesday, February 6, 2019
Regular Meeting
Item F2
Redevelopment Plan - Rawr Holdings LLC
Staff Contact:
Grand Island Regular Meeting - 2/6/2019 Page 28 / 74
Agenda Item #
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
January 23, 2019
SUBJECT:
Redevelopment plan amendment for property located in Blight and Substandard Area 1 for
property located at 110 W Second Street (The Old GI Music Building) in Grand Island, in
Hall County, Nebraska to support this development. (C-12--2019GI)
PROPOSAL:
The Rawr Holdings LLC is proposing to renovate 5,800 square foot of commercial space on the
first floor and build 2 second floor apartments at 112 W Second Street. The property is zoned
B-3 Heavy Business 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 B-
3 Heavy Business. The B-3 zone allows uses such as residential as permitted principal use
with no maximum density and requires a minimum lot size of 6000 square feet. This
furthers the effort of the Downtown Improvement District and Grand Island City Council to
develop downtown residential units and update the commercial space in the downtown area.
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 a mix of commercial and residential uses at this location. This proposed
facility will be able to connect to city utilities including sewer and water at this 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.
Grand Island Regular Meeting - 2/6/2019 Page 29 / 74
RECOMMENDATION:
That the Regional Planning Commission recommends find that the redevelopment plan is
consistent with the Comprehensive Plan (general plan for development) of the city of Grand
Island. A resolution is attached for your consideration.
___________________ Chad Nabity AICP, Planning Director
Grand Island Regular Meeting - 2/6/2019 Page 30 / 74
Redevelopment Plan Amendment
Grand Island CRA Area 1
January 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 1.
Executive Summary:
Project Description
THE REDEVELOPMENT OF A PORTION OF THE GI MUSIC BUILDING
LOCATED AT 110 W. 2ND STREET FOR COMMERCIAL AND RESIDENTIAL
USES, INCLUDING ACQUISTION, FIRE/LIFE SAFETY IMPROVEMENTS AND
BUILDING REHABILITATION AND REMODELING.
The use of Tax Increment Financing to aid in rehabilitation expenses associated with
redevelopment of the first floor the center portion of the G.I. Music building located at
110 W. 2nd street for 5,808 square foot of commercial space on the main floor and two
apartments on the second floor. The use of Tax Increment Financing is an integral part of
the development plan and necessary to make this project profitable. The project will
result in renovating the second floor into two upper story residential units consistent with
the plans approved by the Downtown Business Improvement District and the Grand
Island City Council. The first floor will be renovated for street level commercial space.
This project would not be feasible without the use of TIF.
Rawr Holdings LLC purchased this building in 2018. The building was purchased for
$120,000 at the time of purchase. The purchase price is included as an eligible TIF
activity. This building is currently vacant. The developer is responsible for and has
provided evidence that they can secure adequate debt financing to cover the costs
associated with the remodeling and rehabilitation of this building. The Grand Island
Community Redevelopment Authority (CRA) intends to pledge the ad valorem taxes
generated over the 15 year period beginning January 1, 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: The east two thirds of Lot Seven (7) in Block Sixty Six (66) in
the Original Town, now City of Grand Island, Hall County, Nebraska. (Hall County
Assessor Parcel Number 400005719)
Grand Island Regular Meeting - 2/6/2019 Page 31 / 74
Existing Land Use and Subject Property
Grand Island Regular Meeting - 2/6/2019 Page 32 / 74
The tax increment will be captured for the tax years the payments for which become
delinquent in years 2020 through 2034 inclusive.
The real property ad valorem taxes on the current valuation will continue to be paid
to the normal taxing entities. The increase will come from rehabilitation of this
portion of the building for commercial and residential uses as permitted in the B3
Heavy Business Zoning District.
Statutory Pledge of Taxes.
In accordance with Section 18-2147 of the Act and the terms of the Resolution
providing for the issuance of the TIF Note, the Authority hereby provides that any ad
valorem tax on the Redevelopment Project Area for the benefit of any public body be
divided for a period of fifteen years after the effective date of this provision as set forth in
the Redevelopment Contract, consistent with this Redevelopment Plan. Said taxes shall
be divided as follows:
a. That portion of the ad valorem tax which is produced by levy at the rate
fixed each year by or for each public body upon the redevelopment project valuation shall
be paid into the funds, of each such public body in the same proportion as all other taxes
collected by or for the bodies; and
b. That portion of the ad valorem tax on real property in the
redevelopment project in excess of such amount, if any, shall be allocated to and, when
collected, paid into a special fund of the Authority to pay the principal of; the interest on,
and any premiums due in connection with the bonds, loans, notes, or advances on money
to, or indebtedness incurred by, whether funded, refunded, assumed, or otherwise, such
Authority for financing or refinancing, in whole or in part, a redevelopment project.
When such bonds, loans, notes, advances of money, or indebtedness including interest
and premium due have been paid, the Authority shall so notify the County Assessor and
County Treasurer and all ad valorem taxes upon real property in such redevelopment
project shall be paid into the funds of the respective public bodies.
Pursuant to Section 18-2150 of the Act, the ad valorem tax so divided is hereby pledged
to the repayment of loans or advances of money, or the incurring of any indebtedness,
whether funded, refunded, assumed, or otherwise, by the CRA to finance or refinance, in
whole or in part, the redevelopment project, including the payment of the principal of,
premium, if any, and interest on such bonds, loans, notes, advances, or indebtedness.
Redevelopment Plan Amendment Complies with the Act:
The Community Development Law requires that a Redevelopment Plan and Project
consider and comply with a number of requirements. This Plan Amendment meets the
statutory qualifications as set forth below.
1. The Redevelopment Project Area has been declared blighted and substandard by
action of the Grand Island City Council on December 19, 2000.[§18-2109] Such
Grand Island Regular Meeting - 2/6/2019 Page 33 / 74
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 January 2, 2019 and passed
Resolution 2019-0? confirming that this project is consistent with the Comprehensive
Plan for the City of Grand Island. The Grand Island Public School District has submitted
a formal request to the Grand Island CRA to notify the District any time a TIF project
involving a housing subdivision and/or apartment complex is proposed within the
District. The school district was notified of this plan amendment at the time it was
submitted to the CRA for initial consideration.
3. The Redevelopment Plan must be sufficiently complete to address the following
items: [§18-2103(13) (b)]
a. Land Acquisition:
The Redevelopment Plan for Area 1 provides for real property acquisition and this plan
amendment does not prohibit such acquisition. There is no proposed acquisition by the
authority.
b. Demolition and Removal of Structures:
The project to be implemented with this plan does not provide for the demolition and
removal any structures on this property. Demotion of internal structures to accommodate
the redevelopment is anticipated and permitted.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. All of the area
around the site in private ownership is planned for Downtown Commercial development;
this includes housing and commercial uses within the same structure. This property is in
private ownership. [§18-2103(b) and §18-2111] The attached map also is an accurate site
plan of the area after redevelopment. [§18-2111(5)]
Grand Island Regular Meeting - 2/6/2019 Page 34 / 74
City of Grand Island Future Land Use Map
Grand Island Regular Meeting - 2/6/2019 Page 35 / 74
d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned B3-Heavy Business zone. No zoning changes are anticipated with this
project. No changes are anticipated in street layouts or grades. No changes are
anticipated in building codes or ordinances. Nor are any other planning changes
contemplated. [§18-2103(b) and §18-2111]
e. Site Coverage and Intensity of Use
The developer is rehabilitating the existing building. The developer is not proposing to
increase the size of the building and current building meets the applicable regulations
regarding site coverage and intensity of use. [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Sewer and water are available to support this development. .
Electric utilities are sufficient for the proposed use of this building.
No other utilities would be impacted by the development.
The developer will be responsible for replacing any sidewalks damaged during
construction of the project.
No other utilities would be impacted by the development. [§18-2103(b) and §18-2111]
4. The Act requires a Redevelopment Plan provide for relocation of individuals and
families displaced as a result of plan implementation. This property 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 purchased this property for $120,000 in 2019. The estimated costs of
rehabilitation of this property is $437,604 planning related expenses for Architectural and
Engineering services of $15,000 and are included as a TIF eligible expense. Legal,
Developer and Audit Fees of $12,000 including a reimbursement to the City and the CRA
Grand Island Regular Meeting - 2/6/2019 Page 36 / 74
of $5,600 are included as TIF eligible expense. The total of eligible expenses for this
project exceeds $584,000.
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 $75,031 from the proceeds of the TIF. This
indebtedness will be repaid from the Tax Increment Revenues generated from the project.
It is anticipated that 90% of the total TIF amount ($67,529) will be available to the
developer at the beginning of this project. TIF revenues shall be made available to repay
the original debt and associated interest after January 1, 2021 through December 2034.
c. Statement of feasible method of relocating displaced families.
No families will be displaced as a result of this plan.
7. Section 18-2113 of the Act requires:
Prior to recommending a redevelopment plan to the governing body for approval, an
authority shall consider whether the proposed land uses and building requirements in the
redevelopment project area are designed with the general purpose of accomplishing, in
conformance with the general plan, a coordinated, adjusted, and harmonious development
of the city and its environs which will, in accordance with present and future needs,
promote health, safety, morals, order, convenience, prosperity, and the general welfare, as
well as efficiency and economy in the process of development, including, among other
things, adequate provision for traffic, vehicular parking, the promotion of safety from
fire, panic, and other dangers, adequate provision for light and air, the promotion of the
healthful and convenient distribution of population, the provision of adequate
transportation, water, sewerage, and other public utilities, schools, parks, recreational and
community facilities, and other public requirements, the promotion of sound design and
arrangement, the wise and efficient expenditure of public funds, and the prevention of the
recurrence of insanitary or unsafe dwelling accommodations or conditions of blight.
The Authority has considered these elements in proposing this Plan Amendment. This
amendment, in and of itself will promote consistency with the Comprehensive Plan. This
will have the intended result of preventing recurring elements of unsafe buildings and
blighting conditions. This will accomplish the goal of both the Downtown Business
Improvement District and the Grand Island City Council of increasing the number of
residential units available in the Downtown area and refurbish street level commercial
space that has been vacant/underutilized for several years.
8. Time Frame for Development
Grand Island Regular Meeting - 2/6/2019 Page 37 / 74
Development of this project is anticipated to be completed between March 2019 and
December of 2019. Excess valuation should be available for this project for 15 years
beginning with the 2020 tax year.
9. Justification of Project
This is an historic building in downtown Grand Island that will be preserved with this
project. The addition of a new residential unit is consistent with goals to build 50 new
residential units in downtown Grand Island by 2019 and with the goals of the 2014 Grand
Island housing study and Grow Grand Island. The primary use of the street level space
for commercial development is consistent with the long term development plans for
Downtown.
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 $75,031 in public funds from tax increment
financing provided by the Grand Island Community Redevelopment Authority will be
required to complete the project. The CRA has also approved a $35,000 life safety grant
for this property based on the plan to create two upper story residential units The total
CRA investment in this property including TIF and grants is $110,031. This investment
by the Authority will leverage $559,344 in private sector financing; a private investment
of $5.08 for every TIF dollar invested.
Grand Island Regular Meeting - 2/6/2019 Page 38 / 74
Use of Funds Source of Funds.
Description TIF Funds Other Grants Private Funds Total
Site Acquisition $75,031 _$44,969 $120,000
Legal and Plan* $12,000 $12,000
Engineering/Arch $15,000 $15,000
Financing $6,000 $6,000
Renovation $437,604 $437,604
Life Safety $35,000 $35,000
Façade $0
Contingency $43,761 $43,761
TOTALS $75,031 $35,000 $599,344 $669,365
Tax Revenue. The property to be redeveloped is anticipated to have a January 1, 2019,
valuation of approximately $91,284. Based on the 2017 levy this would result in a real
property tax of approximately $2,056. It is anticipated that the assessed value will
increase by $222,071 upon full completion, as a result of the site redevelopment. This
development will result in an estimated tax increase of over $5,002 annually. The tax
increment gained from this Redevelopment Project Area would not be available for use
as city general tax revenues, for a period of 15 years, or such shorter time as may be
required to amortize the TIF bond, but would be used for eligible private redevelopment
costs to enable this project to be realized.
Estimated 2018 assessed value:$ 91,284
Estimated value after completion $ 313,355
Increment value $ 222,071
Annual TIF generated (estimated)$ 5,002
TIF bond issue $ 75,031
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $91,284. The
proposed redevelopment will create additional valuation of $222,000. 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;
Grand Island Regular Meeting - 2/6/2019 Page 39 / 74
No additional public service needs have been identified. Existing water and waste
water facilities will not be impacted by this development. The electric utility has
sufficient capacity to support the development. It is not anticipated that this will impact
schools in any significant way. Fire and police protection are available and should not be
negatively impacted by this development. The addition of life safety elements to this
building including fire sprinklers and a second exit actually reduce the chances of
negative impacts to the fire department.
(c) Impacts on employers and employees of firms locating or expanding within the
boundaries of the area of the redevelopment project;
This will provide additional housing and commercial space options in the downtown
area consistent with the planned development in Downtown Grand Island.
(d) Impacts on other employers and employees within the city or village and the
immediate area that are located outside of the boundaries of the area of the
redevelopment project; and
This project will not have a negative impact on other employers in any manner
different from any other expanding business within the Grand Island area. This will
provide housing options for employees of Downtown businesses that wish to live
Downtown and will refurbish Downtown commercial space.
(e) Impacts on student populations of school districts within the City or Village:
This development will have a minimal impact on the Grand Island School
system as it will likely not result in any increased attendance.
The average number of persons per household in Grand Island for 2012 to 2016
according the American Community Survey is 2.65. Two additional households in these
units would be unlike to house more than six 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 one additional school age children
generated by this development. It is highly unlikely that there would be more than three
school age children housed at this location. 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. This project is
unlikely to have a significant impact on the school age population within the district or
within any specific school in the district..
(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 Council, the Downtown BID, the CRA, and
Grow Grand Island to create additional housing units in downtown Grand Island.
1 https://nces.ed.gov/ccd/districtsearch/district_detail.asp?ID2=3100016
Grand Island Regular Meeting - 2/6/2019 Page 40 / 74
Time Frame for Development
Development of this project is anticipated to be completed during between March of
2019 and December of 2019. The base tax year should be calculated on the value of the
property as of January 1, 2019. Excess valuation should be available for this project for
15 years 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 or an amount not to exceed $75,031 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 $555,000 on TIF eligible activities in excess of other grants given.
Grand Island Regular Meeting - 2/6/2019 Page 41 / 74
Resolution Number 2019-06
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 amendment of the Redevelopment Plan for
CRA Area 1 requested by Rawr Holdings 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 February 6, 2019, 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 January 18th and Friday January 25th, 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: February 6, 2019
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST:By: ___________________________________
Chair
By: ___________________________________
Secretary
Grand Island Regular Meeting - 2/6/2019 Page 42 / 74
Hall County Regional Planning
Commission
Wednesday, February 6, 2019
Regular Meeting
Item J1
Final Plat - Prairie Commons Third Subdivision Grand Island
Staff Contact:
Grand Island Regular Meeting - 2/6/2019 Page 43 / 74
RAE RD
US 34HWY W
JAME
S
RDHUSKER HWY
LAK E V I E W CIR
POND E R O S A DRPRAIRIEVIEWST US 281 HWY SL A N GENHEDERSTPROPOSED AREALOCATION MAP
Prairie Commons 3rdSubdivision
Grand Island Regular Meeting - 2/6/2019 Page 44 / 74
RAE RD
US 34HWY W
JAME
S
RDHUSKER HWY
LAK E V I E W CIR
POND E R O S A DRPRAIRIEVIEWST US 281 HWY SL A N GENHEDERSTPROPOSED AREALOCATION MAP
Prairie Commons 3rdSubdivision
Grand Island Regular Meeting - 2/6/2019 Page 45 / 74
Grand Island Regular Meeting - 2/6/2019 Page 46 / 74
N20°34'06"W
352
.75
'
(M
,P1
,P2)
S88°20'37"W 266.01'(M,P1,P2)
S88°20'37"W 266.01'(M,P1,P2)S01°39'23"E 425.00'(M,P1,P2)C
4 N88°20'37"E 562.23'(M,P1,P2)
N33°53'16"E
23.25'(M,P1,P2)C1S72°29'52"W 56.63'(M,P1,P2)
C2
C3
N20°34'06"W
251
.12
'
(M
,P1
,P2
)
S56°06'44"E
16.27'(M,P1,P2)
N88°20'37"E 596.21'(M,P1,P2)
C
8S01°39'23"E 425.00'(M,P1,P2)C7
C6
S72°29'52"W 65.93'(M,P1,P2)
S32°23'03"W 15.30'(M,P1,P2)C5S01°39'23"E
120.42'(M,P2)
S28°08'26"E
70.81'(M,P2)
N87°40'04"E
86.45'(M,P1,P2)
N76°13'29
"
E
2
7
9
.
9
1
'
(
M
,
P
1
,
P
2
)136.93'(M,P1,P2)N26°20'22"ELOT 1
BLOCK 2
PRAIR
IEV
IEW
STREETEWOLDT STREETCURVE TABLE
LOT 2
LOT 4 LOT 3
LOT 2LOT 1
BLOCK 1
N02°02'46"W 288.24'(M,P1,P2)S88°13'51"W 827.64'(M,P1,P2) 827.63'(P) 827.61'(R)N02°03'02"W 1278.91'(M,P1,P2 1279.01'(P) 1278.84'(R)N88°19'49"E 780.94'(M,P2)C9
N59°49'34"W
13.47'(M,P1,P2)
FAX 308.384.8752
TEL 308.384.8750
201 East 2nd Street
Grand Island, NE 68802
Grand Island Regular Meeting - 2/6/2019 Page 47 / 74
January 24, 2019
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 February 6th,
2019, in the City Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
CC: City Clerk
City Attorney
City Public Works
City Utilities
City Building Director
County Assessor/Register of Deeds
Manager of Postal Operations
Applicant’s Surveying Company
Applicant
This letter was sent to the following School Districts 2, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 2/6/2019 Page 48 / 74
Name Acres Lots Legal Description
Crossroads Subdivision 0.992 2 A tract of land comprising a portion of Block Five(5), Golden Age Subdivision and
addition to the City of Grand Island, Hall County, Nebraska
Gloor Subdivision 0.37 1
A replat of all of lot 1, John & Marie’s Subdivision and part of Lake Front Tract 1C as
established by the City Of Grand Island on Brach’s lake located in the northwest
quarter of the southwest quarter (nw1/4 sw1/4) of section twenty-one (21), township
eleven (11) north, range nine (9) west of the 6th p.m., all in Grand Island, Hall County,
Nebraska
Kenmare 5th Subdivision 7.167 3
A replat of all of lot 1, Kenmare Fourth Subdivision in the City Of Grand Island, Hall
County, Nebraska.
Prairie Commons 3rd
Subdivision 26.71 6
A replat of all of lot 4 and all of lot 5, Prairie Commons Second Subdivision, Grand
Island, Hall County, Nebraska.
Woodland Park 18th Subdivision 2.61 10
A replat of all of lots 4 & 5, block 1 and all of lots 2 - 6, block 2, Woodland Park
Fifteenth Subdivision, Grand Island, Hall County, Nebraska.
Grand Island Regular Meeting - 2/6/2019 Page 49 / 74
Grand Island Regular Meeting - 2/6/2019 Page 50 / 74
Hall County Regional Planning
Commission
Wednesday, February 6, 2019
Regular Meeting
Item J2
Final Plat - Kemmare Fifth Subdivision Grand Island
Staff Contact:
Grand Island Regular Meeting - 2/6/2019 Page 51 / 74
CIRCLEDRBLAINE ST SPIONEERBLVD
COMMERCEAVE
PARK DR
WICKLOW DRPROPOSED AREALOCATION MAP
Kenmare 5thSubdivision
Grand Island Regular Meeting - 2/6/2019 Page 52 / 74
SOTHMAN DRBLAINE ST SPIONEER BLVD
COMMERCE AVE
WICKLOW DRGrand Island Regular Meeting - 2/6/2019 Page 53 / 74
Grand IslandRegular Meeting - 2/6/2019Page 54 / 74
C2C3
S89°50'48"W
9.30'(M,P)
C4
N22°01'48"W
49.78'(M)
49.82'(P2)
49.97'(P3)
N89°54'42"E 637.48'(M) 637.50'(R) 637.62'(P)S00°48'00"E 609.70'(M) 609.55'(R) 609.60'(P)S89°56'39"E 387.75'(M) 387.62'(R,P)S00°46'26"E 265.04'(M) 264.99'(R,P)S89°18'27"W
28.96'(M)
28.98'(R,P)
C1N17°13'24"E
34.13'(M)
34'(R) 34.20'(P)
N6
4
°
0
8
'
5
6
"
W
196
.
8
3
'
(
M
)
196
.
9
3
'
(
R
,
P
)
N27°29'47"E
84.98'(M)
85.00'(R,P)
N88°57'32"W 409.57'(M) 409.57'(R,P)N04°16'24"W 424.53'(M) 424.53'(R,P)S89°58'19"W
200.66'(M)
305.20'(R,P)N21°59'47"W161.89
'
(M)162.03
'
(P)
CURVE TABLE
LOT 3
LOT 2
LOT 1
CURVE TABLE
FAX 308.384.8752
TEL 308.384.8750
201 East 2nd Street
Grand Island, NE 68802
Grand Island Regular Meeting - 2/6/2019 Page 55 / 74
January 24, 2019
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 February 6th,
2019, in the City Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
CC: City Clerk
City Attorney
City Public Works
City Utilities
City Building Director
County Assessor/Register of Deeds
Manager of Postal Operations
Applicant’s Surveying Company
Applicant
This letter was sent to the following School Districts 2, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 2/6/2019 Page 56 / 74
Name Acres Lots Legal Description
Crossroads Subdivision 0.992 2 A tract of land comprising a portion of Block Five(5), Golden Age Subdivision and
addition to the City of Grand Island, Hall County, Nebraska
Gloor Subdivision 0.37 1
A replat of all of lot 1, John & Marie’s Subdivision and part of Lake Front Tract 1C as
established by the City Of Grand Island on Brach’s lake located in the northwest
quarter of the southwest quarter (nw1/4 sw1/4) of section twenty-one (21), township
eleven (11) north, range nine (9) west of the 6th p.m., all in Grand Island, Hall County,
Nebraska
Kenmare 5th Subdivision 7.167 3
A replat of all of lot 1, Kenmare Fourth Subdivision in the City Of Grand Island, Hall
County, Nebraska.
Prairie Commons 3rd
Subdivision 26.71 6
A replat of all of lot 4 and all of lot 5, Prairie Commons Second Subdivision, Grand
Island, Hall County, Nebraska.
Woodland Park 18th Subdivision 2.61 10
A replat of all of lots 4 & 5, block 1 and all of lots 2 - 6, block 2, Woodland Park
Fifteenth Subdivision, Grand Island, Hall County, Nebraska.
Grand Island Regular Meeting - 2/6/2019 Page 57 / 74
Grand Island Regular Meeting - 2/6/2019 Page 58 / 74
Hall County Regional Planning
Commission
Wednesday, February 6, 2019
Regular Meeting
Item J3
Final Plat - Woodland Park Eighteenth Subdivision Grand Island -
Staff Contact:
Grand Island Regular Meeting - 2/6/2019 Page 59 / 74
IDAHOAVEIOWA AVE
MICHIGAN AVE
VERMONT AVE
PROPOSED AREALOCATION MAP
Woodland Park 18thSubdivision
Grand Island Regular Meeting - 2/6/2019 Page 60 / 74
IDAHO AVEIOWA AVE
MICHIGAN AVE
Grand Island Regular Meeting - 2/6/2019 Page 61 / 74
Grand IslandRegular Meeting - 2/6/2019Page 62 / 74
FAX 308.384.8752
TEL 308.384.8750
201 East 2nd Street
Grand Island, NE 68802
Grand Island Regular Meeting - 2/6/2019 Page 63 / 74
January 24, 2019
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 February 6th,
2019, in the City Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
CC: City Clerk
City Attorney
City Public Works
City Utilities
City Building Director
County Assessor/Register of Deeds
Manager of Postal Operations
Applicant’s Surveying Company
Applicant
This letter was sent to the following School Districts 2, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 2/6/2019 Page 64 / 74
Name Acres Lots Legal Description
Crossroads Subdivision 0.992 2 A tract of land comprising a portion of Block Five(5), Golden Age Subdivision and
addition to the City of Grand Island, Hall County, Nebraska
Gloor Subdivision 0.37 1
A replat of all of lot 1, John & Marie’s Subdivision and part of Lake Front Tract 1C as
established by the City Of Grand Island on Brach’s lake located in the northwest
quarter of the southwest quarter (nw1/4 sw1/4) of section twenty-one (21), township
eleven (11) north, range nine (9) west of the 6th p.m., all in Grand Island, Hall County,
Nebraska
Kenmare 5th Subdivision 7.167 3
A replat of all of lot 1, Kenmare Fourth Subdivision in the City Of Grand Island, Hall
County, Nebraska.
Prairie Commons 3rd
Subdivision 26.71 6
A replat of all of lot 4 and all of lot 5, Prairie Commons Second Subdivision, Grand
Island, Hall County, Nebraska.
Woodland Park 18th Subdivision 2.61 10
A replat of all of lots 4 & 5, block 1 and all of lots 2 - 6, block 2, Woodland Park
Fifteenth Subdivision, Grand Island, Hall County, Nebraska.
Grand Island Regular Meeting - 2/6/2019 Page 65 / 74
Grand Island Regular Meeting - 2/6/2019 Page 66 / 74
Hall County Regional Planning
Commission
Wednesday, February 6, 2019
Regular Meeting
Item J4
Final Plat - Gloor Subdivision Grand Island
Staff Contact:
Grand Island Regular Meeting - 2/6/2019 Page 67 / 74
LAM AR A VEANDO AVEBARBARA AVE
PROPOSED AREALOCATION MAP
GloorSubdivision
Grand Island Regular Meeting - 2/6/2019 Page 68 / 74
LAM AR A VEANDO AVEBARBARA AVE
PROPOSED AREALOCATION MAP
GloorSubdivision
Grand Island Regular Meeting - 2/6/2019 Page 69 / 74
Grand IslandRegular Meeting - 2/6/2019Page 70 / 74
FAX 308.384.8752
TEL 308.384.8750
201 East 2nd Street
Grand Island, NE 68802
LOT 1
16243.21 S.F
0.37 AC
Grand Island Regular Meeting - 2/6/2019 Page 71 / 74
January 24, 2019
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 February 6th,
2019, in the City Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
CC: City Clerk
City Attorney
City Public Works
City Utilities
City Building Director
County Assessor/Register of Deeds
Manager of Postal Operations
Applicant’s Surveying Company
Applicant
This letter was sent to the following School Districts 2, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 2/6/2019 Page 72 / 74
Name Acres Lots Legal Description
Crossroads Subdivision 0.992 2 A tract of land comprising a portion of Block Five(5), Golden Age Subdivision and
addition to the City of Grand Island, Hall County, Nebraska
Gloor Subdivision 0.37 1
A replat of all of lot 1, John & Marie’s Subdivision and part of Lake Front Tract 1C as
established by the City Of Grand Island on Brach’s lake located in the northwest
quarter of the southwest quarter (nw1/4 sw1/4) of section twenty-one (21), township
eleven (11) north, range nine (9) west of the 6th p.m., all in Grand Island, Hall County,
Nebraska
Kenmare 5th Subdivision 7.167 3
A replat of all of lot 1, Kenmare Fourth Subdivision in the City Of Grand Island, Hall
County, Nebraska.
Prairie Commons 3rd
Subdivision 26.71 6
A replat of all of lot 4 and all of lot 5, Prairie Commons Second Subdivision, Grand
Island, Hall County, Nebraska.
Woodland Park 18th Subdivision 2.61 10
A replat of all of lots 4 & 5, block 1 and all of lots 2 - 6, block 2, Woodland Park
Fifteenth Subdivision, Grand Island, Hall County, Nebraska.
Grand Island Regular Meeting - 2/6/2019 Page 73 / 74
Grand Island Regular Meeting - 2/6/2019 Page 74 / 74