10-02-2019 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, October 2, 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
Grand Island Regular Meeting - 10/2/2019 Page 1 / 49
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 - 10/2/2019 Page 2 / 49
Hall County Regional Planning
Commission
Wednesday, October 2, 2019
Regular Meeting
Item A1
Agenda
Staff Contact:
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AGENDA AND NOTICE OF MEETING
Wednesday, October 2, 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 September 4, 2019.
3. Request Time to Speak.
4. Presentation of the 2019 Community Beautification Award(s)
5. Public Hearing Redevelopment Plan Grand Island Area 12 - Concerning a
redevelopment plan amendment for Phase 3 of Copper Creek in CRA Area 12 south of
Old Potash Highway and east of Engleman Road for the construction of streets, sewer,
water and storm sewer and 212-226 additional houses and Substandard Study and
Generalized Redevelopment Plan for the City of Grand Island including various areas of
the community as shown in the study and plan. (C-01-2020GI)
6. Public Hearing – Zoning Change: Concerning lot 5 of H. G. Clarks Addition (721 W 9th
Street), from R4-High Density Residential to B2- General Business Zone in Grand Island,
Hall County, Nebraska. This property is located south of 9th Street and east Eddy Street.
(C-02-2020GI)
7. Final Plat – GIPS South – Grand Island- A tract of land located south of Grand Island
Senior High School between Custer Avenue and Lafayette Avenue north of State Street.
The proposed plat will replat the property into 7 lots and one outlot.
Grand Island Regular Meeting - 10/2/2019 Page 4 / 49
8. Final Plat – Prairie Commons Fourth – Grand Island- A tract of land comprised of all of
Lot 2 Block 1 of Prairie Commons Third Subdivision in the City of Grand Island, Hall
County Nebraska. Located south of Husker Highway and west of Ewoldt Street.
9. Directors Report
a. Community Beautification
b. Election of Officers
10. Next Meeting November 6, 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 - 10/2/2019 Page 5 / 49
Staff Recommendation Summary
For Regional Planning Commission Meeting
October 2, 2019
4. Public Hearing – Redevelopment Plan – Grand Island – Concerning an
amendment to the redevelopment plan for Community Redevelopment
Authority Area 12. This redevelopment plan amendment is for the Phase 3 of
the Copper Creek development and would permit the use of TIF for 212-226
additional single family homes within the development. The home will have
an initial sales price of $189,500 and $218,850 for 1300 to 1500 square foot
homes. The tax increment created by the new homes would be used to
offset the costs of streets, sewer, water, storm sewer and site grading for the
development. A motion on Resolution 2020-01 is in order. (C-01-2020GI)
(Hearing, Discussion, Action)
5. Public hearing – Rezoning – Grand Island – A request from Juan and
Elena Montejo to rezone lot 5 of H. G. Clarks Addition (721 W 9th Street),
from R4-High Density Residential to B2- General Business Zone in Grand
Island, Hall County, Nebraska. This property is located south of 9th Street
and east Eddy Street. (C-02-2020GI) (Hearing, Discussion, Action)
6. Final Plat –The GIPS South Subdivision – Grand Island- A tract of land
comprised property located between Custer Avenue and Lafayette Avenue
north of State Street and south of and including the vacated College all in
Grand Island, Hall County, Nebraska. This subdivision combines a variety of
lots and blocks and vacated right of way underlying the Grand Island Senior
High Memorial Stadium and adjoining buildings and uses to provide for a
single lot for each use. The final plat is seven lots and one outlot and 21.28
acres. This property is zone R4- High Density Residential.
7. Prairie Commons Fourth – Grand Island- A tract of land comprised of all of
Lot 2 Block 1 of Prairie Commons Third Subdivision in the City of Grand
Island, Hall County Nebraska. Located south of Husker Highway and west
of Ewoldt Street. The final plat is 2 lots and 18.896 acres.The property is
zoned RO – Residential Office Zone. City sewer, water and streets will be
available to the development.
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Hall County Regional Planning
Commission
Wednesday, October 2, 2019
Regular Meeting
Item E1
Meeting Minutes 9/4/19
Staff Contact:
Grand Island Regular Meeting - 10/2/2019 Page 7 / 49
THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
September 4, 2019
The meeting of the Regional Planning Commission was held Wednesday, September 4, 2019,
at City Hall – Grand Island, Nebraska. Notice of this meeting appeared in the "Grand Island
Independent" on August 28, 2019.
Present: Pat O’Neill Leslie Ruge Tony Randone
Hector Rubio Dean Kjar Darrell Nelson
Carla Maurer Jaye Monter Robin Hendrickson
Judd Allan Greg Robb Leonard Rainforth
Absent:
Other:
Staff: Chad Nabity, Norma Hernandez
Press:
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
Grand Island Regular Meeting - 10/2/2019 Page 8 / 49
of the meeting to better accommodate the public.
2. Minutes of the August 7, 2019 meeting.
A motion was made by Maurer and second by Randone to approve the minutes
of the August 7, 2019 meeting.
The motion carried with seven members in favor (O’Neill, Ruge, Maurer, Rubio,
Hendricksen, Kjar and Randone) and five members abstaining (Nelson, Allan, Robb,
Monter and Rainforth).
3.Request Time to Speak.
No requests were made.
4.Final Plat – Bosselville Fifth Subdivision – Grand Island – A tract of land consisting
of all of Outlot 1 block 2 of Bosselville Subdivision and part of the NE ¼ of the SW ¼
of the SE ¼ and part of the E ½ of the SE ¼ of 13-10-10 all in Hall County, Nebraska.
Located north of Wood River Road and west of U.S. Highway 281.
A motion was made by Robb and second by Hendrickson to approve final plat for
Bosselville Fifth Subdivision.
The motion carried with twelve members in favor (Nelson, Allan, O’Neill, Ruge,
Maurer, Robb, Monter, Rainforth, Rubio, Hendricksen, Randone and Kjar) no members
voting no.
5.Final Plat – Wanda’s Estate Subdivision – Grand Island – A tract of land comprised
property in the SE ¼ of the NE ¼ of 33-11-19 in Grand Island, Nebraska. Located west
of Locust Street and south of Lake Street, just south of the old Honda Shop.
A motion was made by Maurer and second by Hendrickson to approve the final plat for
Wanda’s Estate Subdivision.
The motion carried with eleven members in favor (Nelson, Allan, O’Neill, Ruge,
Maurer, Robb, Monter, Rainforth, Rubio, Kjar and Hendricksen) one member voting no
(Randone).
Grand Island Regular Meeting - 10/2/2019 Page 9 / 49
6.Director’s Report
Nabity discussed the Community Beautification Award and stated that it would be
announced at the October meeting. At this time we had 3 entries in Grand Island
(multiple entries were received for Credit Management) and a suggestion to award to
the Village of Cairo for their main street.
7.Next Meeting October 2, 2019.
8.Adjourn at 6:11 p.m.
___________________________________________
Leslie Ruge, Secretary
By Norma Hernandez
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Hall County Regional Planning
Commission
Wednesday, October 2, 2019
Regular Meeting
Item F1
Public Hearing - Redevelopment Plan Grand Island Area 12
Staff Contact:
Grand Island Regular Meeting - 10/2/2019 Page 11 / 49
Agenda Item #4
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
September 17, 2019
SUBJECT:
Redevelopment plan amendment for property located in Blight and Substandard Area 12 for
a Site Specific Redevelopment Plan for property located south of Old Potash Highway and
west of Engleman Road, Copper Creek Phase 3 in Grand Island, in Hall County, Nebraska
to support this development. (C-01-2022GI)
PROPOSAL:
The Guarantee Group LLC is proposing to build 212-226 additional 1300 to 1500 square foot
home in the next phase of the Copper Creek development. The property is zoned R-2 Low
Density Residential and the proposed lot sizes are appropriate for single family home
development at a density consistent with the R-2 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 proposed plan
encourages a mix of commercial and residential uses that has been identified as a priority
for development in the downtown area. This area has already been declared blighted and
substandard by the CRA, the Hall County Regional Planning Commission and the Grand
Island City Council.
This project is consistent with the existing zoning and the future land use plan for this
area within the City of Grand Island. This is evident by the fact that the property is zoned R-
2 Low Density Residential. The R-2 zone allows for a residential units at a density of 1 unit
per 6000 square feet of lot space and requires a minimum lot size of 6000 square feet.
The Regional Planning Commission recommendation is limited to the appropriateness of the
proposed use at this location. The Grand Island Comprehensive Plan calls low to medium
density residential uses here.
The Planning Commission is required to comment on these applications to confirm that
expenditure of public funds through TIF is not supporting uses that would be inconsistent
with the comprehensive plan. The proposed use for a mixed use development at this
location appears to be supported by the plan.
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RECOMMENDATION:
That the Regional Planning Commission recommends that City Council approve of the
redevelopment plan amendment as submitted. A resolution is attached for your
consideration.
___________________ Chad Nabity AICP, Planning Director
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Redevelopment Plan Amendment
Grand Island CRA Area #12
September 2019
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to approve a Redevelopment Plan for Area #12 within the city, pursuant to
the Nebraska Community Development Law (the “Act”) and provide for the
financing of a specific infrastructure related project in Area #12.
Executive Summary:
Project Description
THE ORIGINAL PLAN FOR THIS DEVELOPMENT CALLED FOR THE
COSTRUCTION OF UP TO 620 UNITS OF SINGLE FAMILY HOUSING WITH UP
TO 239 WITH THE FIRST PHASE TO BE DEVELOPED AT MARKET DEMAND
ESTIMATED AT 15 TO 30 UNITS PER YEAR. THE FINAL COUNT OF THE FIRST
PHASE WAS 208 INSTEAD OF 239 AS THE LOT SIZES WERE INCREASED
SLIGHTLY. THE SECOND PHASE OF THIS DEVELOPMENT ANTICIPATES THE
USE OF TAX INCREMENT FINANCING FOR THE NEXT 80 UNITS OF SINGLE
FAMILY HOUSING. THE PROPOSED THIRD PHASE OF THE PROJECT WILL BE
BETWEEN 212 AND 226 HOMES. THIS WILL FINISH THE PROJECT WITH A
MAXIMUM NUMBEROF 514 UNITS, 106 LESS THAN ORIGINALLY PLANNED.
IT WAS ANTICIPATED AT THE BEGINNING OF THIS PROJECT THAT THERE
WOULD BE ADDITIONAL PHASES THAT WOULD NEED APPROVAL. THE
DEVELOPER HAS INDICATED THAT
THE CONSTRUCTION OF 212-226 UNITS OF SINGLE FAMILY HOMES. THE
HOMES TO BE CONSTRUCTED WILL HAVE AN INTIAL SALE PRICE OF
BETWEEN $189,500 AND $218,850 IN 2019 THAT MEET THESE MINIMUM
SPECIFICATIONS
1200-1,450 SQUARE FEET FINISHED FIRST FLOOR, FULL UNFINISHED
BASEMENT, KITCHEN APPLIANCES, CENTRAL HEATING AND AIR
CONDITIONING, LANDSCAPING AND SPRINKLED LAWN.
THE HOUSES WILL BE CONSTRUCTED WITHIN THE COPPER CREEK
SUBDIVISION LOCATED SOUTH OF OLD POTASH HIGHWAY AND EAST OF
ENGLEMAN ROAD. THE PROJECT WILL INCLUDE THE PUBLIC
IMPROVEMENTS NECESSARY TO SUPPORT THIS DEVELOPMENT
INCLUDING BUT NOT LIMITED TO INSTALLATION OF STREET,
STORMWATER FACILITIES, WATER AND SANITARY SEWER UITILITIES,
ENGINEERING, SURVENYING, LANDSCAPING AND OTHER IMPROVEMENTS
AS NECESSARY. THE CONSTRUCTION OF ADDITIONAL UNITS AND ANY AD
VALORUM REVENUE GENERATED BY THOSE ADDITIONAL UNITS SHALL BE
SUBJECT TO APPROVAL OF THE CITY AND SUBSEQUENT CONTRACTS
BETWEEN THE CRA AND THE DEVELOPER.
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The developer intends to use Tax Increment Financing to aid in site development
including necessary site work, installation of streets, storm sewer, sanitary sewer, water,
other utilities and engineering, surveying and other consultant costs associated with and
necessary for the redevelopment of this property. The developer intends to build single
family homes ranging from 1300 to 1450 square feet on each lot. The 2019 sale price of
these homes will be range from $189,850 for homes built on 40’ wide lots in the R3-SL
zoning district to $218,850 for lots in the R2 zoning district. The developer expects to
build between 212 and 226 units in as many as fifteen phases of development. The
original approved preliminary plat for this project anticipated 620 homes. Some changes
have been made to the proposed development. Phase 1 was reduced from 239 homes
(plus the 5 house from the first attempt at developing this property) to 213 homes by
increasing the lot sizes. Phase two anticipates 80 additional lots, the water tower site has
reduced the number of lots in the southwest corner. The proposed plan to develop this
with 514 units of housing is largely consistent with current approved preliminary plat for
the Copper Creek Subdivision.
The developer intends to install the infrastructure for phase three of this project in as
many as fifteen intervals to create the 212 to 226 additional lots south of the existing
streets. The third phase is designed to serve the next 226 lots and finish out the
development. The tax increment from the new home construction will be used to make
necessary site improvements and utility extensions to support this development. This
project would not be possible in an affordable manner without the use of TIF.
The site is owned by Guarantee Group, LLC. All site work, demolition, streets and
utilities will be paid for by the developer. The developer is responsible for and will
provide evidence that they can secure adequate debt financing to cover the costs
associated with the acquisition, site work, engineering, surveying and utility and street
infrastructure. The Grand Island Community Redevelopment Authority (CRA) intends to
pledge the ad valorem taxes generated beginning January 1, 2021 towards the allowable
costs and associated financing for the acquisition, site work, streets and utility
infrastructure. The CRA also intends to continue pledging ad valorem taxes generated by
future phases of this development in future contracts for Tax Increment Financing during
the life of this project.
TAX INCREMENT FINANCING TO PAY FOR THE DEVELOPMENT OF THE
PROPERTY WITH STREETS, SANITARY SEWER, STORM SEWER, WATER
OTHER UTILITIES AND RELATED SITE WORK WILL COME FROM THE
FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
This property is located south of Old Potash Highway and east of Engleman Road in
northwest Grand Island. The attached map identifies the subject property and the
surrounding land uses:
Grand Island Regular Meeting - 10/2/2019 Page 15 / 49
Legal Descriptions
A TRACT LOCATED IN PART OF THE NORTHWEST QUARTER OF SECTION 23, TOWNSHIP
11 NORTH, RANGE 23 WEST OF THE 6TH PM, IN THE CITY OF GRAND ISLAND, HALL
COUNTY, NEBRASKA AND MORE PARTICULARLY DESCRIBED AS:
BEGINNING AT A POINT 1,059.29' FEET SOUTH OF THE NORTHWEST CORNER OF
SECTION 23 TOWNSHIP 11 NORTH, RANGE 10 WEST, HALL COUNTY, NEBRASKA
ALSO BEING THE SOUTHWEST CORNER OF COPPER CREEK ESTATES EIGHTH
SUBDIVS ION; THENCE EASTERLY ALONG THE SOUTH LINE OF SAID COPPER
CREEK ESTATES EIGHTH SUBDIVISION TO THE SOUTHEAST CORNER OF LOT 17,
COPPER CREEK ESTATES EIGHTH SUBDIVISION; THENCE NORTH ALONG THE
EASTERLY LINE OF SAID LOT 17 TO THE NORTHEAST CORNER OF LOT 17,
COPPER CREEK ESTATES SUBDIVISION, ALSO BEING A POINT ON THE SOUTH
LINE OF INDIAN GRASS ROAD AND THE SOUTH WEST CORNER OF COPPER
CREEK ESTATES SUBDIVISION; THENCE EAST ALONG THE SOUTH LINE OF SAID
INDIAN GRASS ROAD TO THE NORTHWEST CORNER OF LOT 1, COPPER CREEK
ESTATES SUBDIVISION; THENCE SOUTH ALONG THE WEST LINE OF SAID LOT 1,
TO THE SOUTHWEST CORNER OF LOT 1 COPPER CREEK SUBDIVISION; THENCE
EAST ALONG THE SOUTH LINE OF LOTS 1-7 OF SAID COPPER CREEK ESTATES
SUBDIVISION TO THE SOUTHEAST CORNER OF LOT 7 COPPER CREEK
SUBDIVISION; THENCE SOUTH PARALLEL AND 35' WESTERLY OF THE EAST LINE
OF THE NORHTWEST QUARTER OF SAID SECTION 23 TOWNSHIP 11 NORTH
RANGE 10 WEST TO A POINT ON THE SOUTH LINE OF SAID NORTHWEST
QUARTER AND 35' FEET WESTERLY OF THE SOUTHEAST CORNER OF SAID
NORTHWEST QUARTER; THENCE WESTERLY TO THE SOUTHEAST CORNER OF
LOT 2, COPPER CREEK ESTATES NINTH SUBDIVISION; THENCE WESTERLY
ALONG THE SOUTH LINE OF LOTS 1 & 2, COPPER CREEK ESTATES NINTH
SUBIDIVISION AND THE SOUTH LINE OF SAID NORTHWEST QUARTER TO
SOUTHWEST CORNER OF SAID NORTHWEST QUARTER OF SECTION 23; THENCE
NORTHERLY ALONG THE WESTERLY LINE OF SAID NORTHWEST QUARTER TO
THE PLACE OF BEGINNING. LESS AND EXCEPT ALL OF COPPER CREEK NINTH
SUBDIVISION.
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Existing Land Use
Grand Island Regular Meeting - 10/2/2019 Page 17 / 49
The tax increment will be captured for the tax years the payments for which become
delinquent beginning in years 2021 and ending upon expiration of the final contract for
construction of affordable housing.
The increase will come from the development single family homes on this property.
Increases are anticipated from the next 212-226 houses to be built. The anticipated
taxable valuation of this project at completion of the phase three, 212-226 homes is
$41,340,000. The actual final valuation will be subject to appreciation and inflationary
forces over the course of the development timeframe.
Statutory Pledge of Taxes.
Pursuant to Section 18-2147 of the Act, any ad valorem tax levied upon real property in
the Redevelopment Project Area shall be divided, for the period not to exceed 15 years
after the effective date of the provision, which effective date shall be January 1, 2020 and
the effective date of each subsequent contract and or contract amendment associated with
this redevelopment plan.
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.
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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 May 14, 2013. [§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 install the required public infrastructure needed to develop the property
in a manner consistent with the comprehensive plan and previously approved
development plans.
3. The Redevelopment Plan must be sufficiently complete to address the following
items: [§18-2103(13) (b)]
a. Land Acquisition:
This amended Redevelopment Plan for Area #12 does not provide for real property
acquisition. There is no proposed acquisition by the authority. The developer acquired
the property as an expense included in the first redevelopment plan after approval of the
first TIF contract.
b. Demolition and Removal of Structures:
The project to be implemented with this plan amendment does not call for the demolition
and removal of any existing structures.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. The site is
planned for residential use consistent with R2 zoning district and the approved
preliminary and final plats for this site. [§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 - 10/2/2019 Page 20 / 49
d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned R2 Low Density Residential. It is anticipated that the developer may
request that portions of this property be rezoned to R3-SL Medium Density Small Lot
Residential Zone to accommodate houses with a 2019 price point of under $190,000.
This will depend on market conditions. Additional streets will be constructed in a manner
consistent with the approved preliminary and final plats for the property. 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. The prosed single family
residential uses are permitted in the current zoning district. [§18-2103(b) and §18-2111]
e. Site Coverage and Intensity of Use
The R2 zoning district allows for the development of 1 dwelling unit per 6000 square
foot of lot area. The platted and proposed lots are more than 6000 square feet in size but
less than the 12,000 square feet that would be required for a 2 family dwelling. The R3-
SL zoning district would permit one dwelling unit per 3000 square foot lot. [§18-2103(b)
and §18-2111]
f. Additional Public Facilities or Utilities
This site has full service to municipal utilities. No utilities would be impacted by the
development. Water and sewer will need to be extended throughout the site. Extension
of utilities is one of the planned uses for Tax Increment Financing.
Electric, gas, phone and cable utilities will be extended through the site as necessary to
serve the development through agreements between those providers and the developer.
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 in private ownership. This is vacant property that has been used for
agricultural purposes. No individuals or families will be relocated as a result of this
project. Additional housing will be created by the project. [§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]
Tom Gdowski a member of the CRA Board does not hold any interest in this property
but works for Equitable Bank in Grand Island and may be involved in the financing of
this project or houses sold within the project.
Grand Island Regular Meeting - 10/2/2019 Page 21 / 49
6. Section 18-2114 of the Act requires that the Authority consider:
a. Method and cost of acquisition and preparation for redevelopment and estimated
proceeds from disposal to redevelopers.
The developer owns the entire site. The developer is estimating the costs TIF eligible for
Phase 3 activities as shown below:
Cost for Tax Increment Financing Eligible Activities
Planning (Architecture and Engineering) 860,745
Land Acquired with Phase 1 $561,190
Legal/Developer/Audit Fees 51,900
City Fees 3,100
Subtotal 915,745
Grading and Infrastructure Phase 3
Sanitary Sewer 1,517,587.76
Water Main 1,636,454.27
Paving and Storm 3,163,352.73
Grading and Fill 1,967,486.13
Subtotal 8,284,881
Total Eligible Expenses 9,200,626
The estimated costs for the eligible activities of this project are $9,203,726. Site
improvements including: utility improvements and site grading and fill of $8,284,881
Architectural and Engineering planning services of $860,745 and are included as a TIF
eligible expense. Legal, Developer and Audit Fees including a reimbursement to the City
and the CRA of $55,000 are included as TIF eligible expense. The total of eligible
expenses for this project is $9,200,626.
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 an estimated sum of $9,200,626 from the proceeds of the
TIF Indebtedness issued by the Authority. This indebtedness will be repaid from the Tax
Increment Revenues generated from the project. TIF revenues shall be made available to
repay the original debt and associated interest after January 1, 2021 for a period that may
extend through 15 years from the date of the final contract for this project.
Grand Island Regular Meeting - 10/2/2019 Page 22 / 49
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, in
that it will allow for development consistent with the future land use plan for the City of
Grand Island and the previously approved development of this site. The development of
single family residential on this property is consistent with the property development
along the north side of Old Potash Highway. This will have the intended result of
preventing recurring elements of unsafe buildings and blighting conditions such as
incomplete infrastructure.
8. Time Frame for Development
Development of this project is anticipated to begin in the spring of 2020. Infrastructure
for this phase of the development, including the final 226 lots is expected to be complete
with the phasing of the development. The developer expects to complete between 15 and
30 affordable single family dwelling units each year until completion of the subdivision.
Expected completion of Phase two of the project will occur sometime between 2025 and
2035. Excess valuation should be available for this project beginning with the 2020 tax
year.
9. Justification of Project
The housing vacancy rate in Grand Island has been hovering between 2% and 3% since at
least 2000 Since the late 1980’s, every housing study done in Grand Island has indicated
a lack of housing and housing options in Grand Island. The market is providing for
houses in the $250,000 plus price range and almost 300 market rate apartments have been
Grand Island Regular Meeting - 10/2/2019 Page 23 / 49
built in the last 3 years and there are currently plans for upwards of 250 new additional
market rate apartments. Plans have been approved for 88 subsidized duplex units.
Providers of elderly housing supported by Low Income Housing Tax Credits all have
waiting lists and applications for new projects are submitted to NIFA every year.
As of today (September 6, 2019), there 107 housing units (single family) on the market
based on the Multiple Listing Service, at all price ranges ($69,900 to $2,300,000). Grand
Island has more than 13,300 single family housing units, so less than 0.8% of the total
units are currently available and on the market.
The projected price range of the houses to be built with this project puts them within the
reach of people earning a family income of $22 an hour and above. This price puts these
houses within reach of people working at JBS Swift, many of the retail stores in the
community, incoming teachers and many others that have trouble finding housing in
Grand Island. The cost to develop lots in Grand Island, even the smaller lots that are
proposed in this subdivision makes the development and sale of houses in this price range
prohibitive without some kind of public private partnership.
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. Public funds from tax increment financing in the amount of
$9,200,626 provided by the Grand Island Community Redevelopment Authority will be
required to complete the project. This investment by the Authority will leverage
$49,802,443 in private sector equity investment plus interest on the financing; a private
investment of $5.41 for every TIF dollar invested.
Use of Funds.
Description TIF Funds Private Funds Total
Site Acquisition Acquired with Phase I value of 561,190
Site Improvements/Utilities $8,284,881 $8,284,881
New Construction Costs $47,008,000 $47,008,000
Legal and Plan $51,900 $51,900
Engineering/Arch $860,075 $860,075
City Fees/Reimbursements $3,100 $3,100
Financing Fees/Interest $2,794,443 $2,794,443
TOTALS $9,200,626 $49,802,443 $59,002,399
Tax Revenue. The property to be redeveloped has January 1, 2019, valuation of
approximately $316,500 for the approximately 60 acres of undeveloped land in phase 2.
Grand Island Regular Meeting - 10/2/2019 Page 24 / 49
Based on the 2018 levy this would result in a real property tax of approximately $7100.
It is anticipated that the assessed value will increase by $41,000,000 upon full
completion, as a result of the site redevelopment. This development will result in an
estimated tax increase of over $924,000 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 2019 assessed value: $ 316,000
Estimated taxable value after completion $ 41,340,000
Increment value $ 41,024,000
Annual TIF generated (estimated) $ 916,000
TIF bond issue $ $9,200,626
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The proposed development of these houses will result in an estimated additional
$41,340,000 of taxable valuation based on an initial 2019 sale price of homes between
$189,850 and $218,850 including the value of the lot to bring total valuation to between
$225,000 and $255,000 per unit. No tax shifts are anticipated from the project. The
project creates additional valuation that will support taxing entities for life of those
homes after the completion of the TIF contracts.
(b) Public infrastructure and community public service needs impacts and local tax
impacts arising from the approval of the redevelopment project;
No additional public service needs have been identified. Existing water and waste
water facilities will need to be extended through the site but have sufficient capacity to
support the development. The electric utility has sufficient capacity to support the
development. This development will have an impact on the Grand Island School
system as it will likely result in increased attendance at all grade levels. The average
number of persons per household in Grand Island for 2013 to 2017 according the
American Community Survey is 2.6. Two Hundred and Twenty-Six additional
household would house 588 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 113 school age children generated
by this development. These numbers are consistent with the 99 students that were
generated according to the information provided by the Grand Island Public School
system in a map dated October 1, 2018 as attached.
According to the National Center for Educational Statistics1 the 2016-17 enrollment
for GIPS was 9,905 students and the cost per student in 2015-16 was $13,104 of that
$5,936 is generated locally. The Grand Island Public School District was notified of this
request by letter and email on September 9, 2019.
1 https://nces.ed.gov/ccd/districtsearch/district_detail.asp?ID2=3100016
Grand Island Regular Meeting - 10/2/2019 Page 25 / 49
Fire and police protection are available. Additional houses and people throughout the
city may impact response times and will over time result in the need to add additional
staffing for emergency response teams.
(c) Impacts on employers and employees of firms locating or expanding within the
boundaries of the area of the redevelopment project;
The proposed development will provide jobs for persons employed by the contractors
that will be involved with the project. In 2015 the National Association of Home
Builders estimated the impacts of each single family home built in a community at 3.94
FTE’s 2.37 of which are direct impact employees. (NAHB Housing Policy Department,
20152). Using that number and an estimated construction schedule of 15 units per year,
the direct impact of this project is the equivalent of a manufacturing facility employee
base of 35.55 FTE’s. This project will also supply housing at a price point that is
attainable for those at the median income in Grand Island. The median income in Grand
Island for 2017 according to the U.S. Census is $51,6273.
(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 should not have any measurable negative impacts on other employers or
employees in the city.
(e) Any other impacts determined by the authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
This will provide housing for residents of Grand Island in a much needed price range
that is not being provided by the housing market. The 2014 housing study identified a
need for over 1,700 new housing units including over 1000 owner occupied units (usually
single family) by the end of 2019. Between 2015 and July of 2019 a total of 455 permits
were issued for new single family homes in Grand Island. Even with the TIF for the first
two phases of the Copper Creek development almost 300 housing units (about 270 of the
455 permits) the total number of new owner occupied housing units built in Grand Island
is less than ½ of the projected need over the same time period. The market is not capable
of producing new housing at a price that is attainable by the average working family in
Grand Island without some form of assistance. The recently completed 2019 housing
study identified a need for 1,361 new and rehabilitated units by the end of 2024 including
740 owner occupied and 621 rental units.
The cost for the required infrastructure for these 212-226 lots is estimated at
$9,200,626 or between $43,399 and $40,710 plus the cost of the land. The estimated cost
2 https://www.nahb.org/-/media/Sites/NAHB/economic-studies/1-
REPORT_local_20150318115955.ashx?la=en&hash=EC5B551CA8B53B1526B423BF22542B55AF2053
E5
3 https://censusreporter.org/profiles/16000US3119595-grand-island-ne/
Grand Island Regular Meeting - 10/2/2019 Page 26 / 49
of construction of these houses is $178,000 to $208,000. This project is not economically
feasible without the use of TIF and can positively impact persons at or below the median
income level within the City of Grand Island.
Time Frame for Development
Development of this project is anticipated to begin in Spring of 2020. Infrastructure for
this phase of the development, including completing streets and utilities for these 226 lots
is expected to be complete by 2028. The base tax year should be calculated beginning in
2020 and each subsequent contract should be set in the year during which it is anticipated
construction on the houses will begin. The developer expects to complete between 15 and
30 affordable single family dwelling units each year until completion of the subdivision.
Expected completion of this project will occur sometime between 2025 and 2030. Excess
valuation should be available for this project beginning with the 2021 tax year. Excess
valuation will be used to pay the TIF Indebtedness issued by the CRA per each contract
between the CRA. Contract periods shall not exceed 15 years. The amount of TIF
excess distributed shall not exceed the actual cost of the TIF eligible expenses incurred
for this project including streets, storm sewer, sanitary sewer, water, other necessary
utilities, engineering, architecture and surveying, legal fees and interest associated with
the TIF bonds.
Proposed Development Attached Subject to Final Platting and Approval
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Grand Island Regular Meeting - 10/2/2019 Page 29 / 49
Resolution Number 2020-01
HALL COUNTY REGIONAL PLANNING COMMISSION
A RESOLUTION RECOMMENDING APPROVAL OF A SITE SPECIFIC
REDEVELOPMENT PLAN OF THE CITY OF GRAND ISLAND, NEBRASKA;
AND APPROVAL OF RELATED ACTIONS
WHEREAS, the Chairman and Board of the Community Redevelopment Authority of the City
of Grand Island, Nebraska (the “Authority”), referred the Redevelopment Plan for Copper Creek
Phase 2 for Guarantee Group 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 has reviewed said Redevelopment Plan as to its conformity with
the general plan for the development of the City of Grand Island, Hall County;
NOW, THEREFORE, BE IT RESOLVED BY THE HALL COUNTY REGIONAL
PLANNING COMMISSION AS FOLLOWS:
Section 1. The Commission hereby recommends approval of the Redevelopment Plan.
Section 2. All prior resolutions of the Commission in conflict with the terms and provisions of
this resolution are hereby expressly repealed to the extent of such conflicts.
Section 3. This resolution shall be in full force and effect from and after its passage as provided
by law.
DATED: October 2, 2019.
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST: By: ___________________________________
Chair
By: ___________________________________
Secretary
Grand Island Regular Meeting - 10/2/2019 Page 30 / 49
Hall County Regional Planning
Commission
Wednesday, October 2, 2019
Regular Meeting
Item F2
Public Hearing - Zoning Change - Lot 5 of H.G. Clarks Addition
Staff Contact:
Grand Island Regular Meeting - 10/2/2019 Page 31 / 49
Agenda Item 6
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
October 2, 2019
SUBJECT:Zoning Change (C-02-2020GI)
PROPOSAL: The Regional Planning Department staff is recommending a change of zoning be
considered for property located at 721 W 9TH Street. An application has been made to rezone
BLK 10 LT 5 of H. G. Clarks Addition located south of 9TH Street and east Eddy Street from R4
High Density Residential to B2 General Business Zone. The owners intend on using the newly
acquired property for office purposes for an existing used car lot located directly south of the
property at the intersection of 8TH and Eddy.
OVERVIEW:
Site Analysis
Current zoning designation: R4- High Density Residential
Permitted and conditional uses: R4- Residential uses at a density of 43 dwelling units per
acre with 60% coverage, recreational uses, non-profit and
institutional uses along with agricultural use
Comprehensive Plan Designation: Mixed Use Commercial
Existing land uses. Commercial Use
Proposed Zoning Designation B2- General Business Zone
Intent of zoning district: B2:The intent of this zoning district is to provide for the
service, retail and wholesale needs of the general
community. This zoning district will contain uses that have
users and traffic from all areas of the community and trade
areas, and therefore will have close proximity to the major
traffic corridors of the City. Residential uses are permitted
at the density of the (R-4) High Density Residential Zoning
District.
Permitted and conditional uses: B2:Residential uses at a density of up to 43 units per acre,
a variety of commercial, retail, office and service uses.
Adjacent Properties Analysis
Current zoning designations: North: R4- High Density Residential,
South:B2- General Business Zone,
East:R4- Density Residential,
West: R4- High Density Residential
Intent of zoning district: R4: The intent of this zoning district is to provide for
residential uses at a maximum density of forty-three
dwelling units per acre with supporting community facilities.
Grand Island Regular Meeting - 10/2/2019 Page 32 / 49
This zoning district is also used as a transitional zone
between lower density residential zones and office,
business, or manufacturing zones.
B2:The intent of this zoning district is to provide for the
service, retail and wholesale needs of the general
community. This zoning district will contain uses that have
users and traffic from all areas of the community and trade
areas, and therefore will have close proximity to the major
traffic corridors of the City. Residential uses are permitted
at the density of the (R-4) High Density Residential Zoning
District.
Permitted and conditional uses: R4: Residential uses at a density of 43 dwelling units per
acre with 60% coverage, recreational uses, elderly
housing, group care home for less than eight (8)
individuals, non-profit and institutional uses along with
agricultural use
B2: Residential uses at a density of up to 43 units per
acre, a variety of commercial, retail, office and service
uses.
Existing land uses: North: Residential
South: Commercial
East: Residential
West: Residential
EVALUATION:
Positive Implications:
•Consistent with the City’s Comprehensive Land Use Plan: The subject property is
designated for Mixed Use Commercial a combination of commercial and residential uses.
• Consistent with the existing Commercial development: This property is adjacent to a high
volume corridor; the proposal will act as traffic barrier for residential neighborhoods.
•Walkable Communities: The proposal will allow for future commercial developments to be
relatively close to homes, allowing for easy access and short walkable trips for residents.
•Consistent with existing uses: This change is consistent with the existing uses in the area.
•Proposed change will be consistent with the current usage of the existing building: This
change will eliminate the need for a conditional use permit that was previously grant for
commercial use of this property.
Negative Implications:
Grand Island Regular Meeting - 10/2/2019 Page 33 / 49
•None foreseen.
Other Considerations
This proposal is consistent with the 2004 comprehensive plan. The proposed property has been
designated possible commercial and residential uses as shown below on the Future Land Use
Map for the City of Grand Island.
Figure 1 Future Land Use Map from the Grand Island Comprehensive Plan
Grand Island Regular Meeting - 10/2/2019 Page 34 / 49
RECOMMENDATION:
That the Regional Planning Commission recommends that the Grand Island City Council
change the zoning on this site from RO – Residential Office to B2 General Business.
___________________ Chad Nabity
Grand Island Regular Meeting - 10/2/2019 Page 35 / 49
Grand Island Regular Meeting - 10/2/2019 Page 36 / 49
Hall County Regional Planning
Commission
Wednesday, October 2, 2019
Regular Meeting
Item J1
Final Plat - GIPS South - Grand Island
Staff Contact:
Grand Island Regular Meeting - 10/2/2019 Page 37 / 49
Grand Island Regular Meeting - 10/2/2019 Page 38 / 49
Grand Island Regular Meeting - 10/2/2019 Page 39 / 49
CUSTER AVE NTAYLOR AVEKRUSE AVELAFAYETTE AVE NPARK AVE NWAUGH ST W
STATE ST W
WAUGH ST W
COLLEGE ST
FORREST ST
18TH ST W
PROSPECT ST
HOWARD AVE NSTADIUM DRGIPS SouthSubdivision
®
Scale: NONEFor Illustration Purposes
PROPOSED SUBDIVISIONAERIAL MAP
Grand Island Regular Meeting - 10/2/2019 Page 40 / 49
TAYLOR AVEKRUSE AVELAFAYETTE AVE NPARK AVE NHOWA RDCTSTATE ST W
WAUGH ST WWAUGH ST W
COLLEGE ST
FORREST ST
HOWARD CTKRUSE AVECUSTER AVE N18TH ST W
PROSPECT ST
HOWARD AVE NSTADIUM DRGIPS SouthSubdivision
PROPOSED SUBDIVISIONLOCATION MAP
®
Scale: NONEFor Illustration Purposes
Grand Island Regular Meeting - 10/2/2019 Page 41 / 49
Grand IslandRegular Meeting - 10/2/2019Page 42 / 49
N00°54'47"W 220.31'(M)LOT 1
LOT 2
LOT 3
OUTLOT A
LOT 5
LOT 6
LOT 7
368.00'(M)208.00'(M)S89°01'51"W 368.00'(M)208.00'(M)202.00'(M)S89°01'51"W 368.00'(M)202.00'(M)313.00'(M)313.00'(M)N89°01'51"E 368.00'(M)84.67'(M)368.00'(M)84.43'(M)150.00'(M)N01°02'37"W 407.00'(M) 130.01'(M)
N89°04'02"E
S01°02'15"E
89.92'(M)
N89°04'49"E
20.00'(M)317.08'(M)LOT 480.00'(M,P)S00°54'47"E 695.00'(M)N89°01'51"E 290.00'(M)193.02'(M)564.75'(M)N00°54'47"W 807.67'(M)63'(M)S00°54'47"E139.90'(M)N89°07'55"E
174.00'(M)37.31'(M)N89°01'51"E 1070.85'(M) 1071.5'(P)S01°01'49"E 524.00'(M)S89°04'02"W 1082.75'(M)
N89°06'01"E
10.00'(M)S01°02'37"E 364.11'(M) 364'(P)N00°54'47"W 887.43'(M) 1083.8'(P)S00°54'47"E 2312.50'(M) 2314'(R)47.03'(M)80'(M)605.00'(M)428.54'(M)
N89°02'36"E 431.00'(M)S01°01'42"E 1331.52'(M) 1332'(R)POB
FAX 308.384.8752
TEL 308.384.8750
201 East 2nd Street
Grand Island, NE 68801
A TRACT OF LAND CONSISTING OF ALL OF BLOCK 5 - 7, AND ALL OF BLOCKS 10 - 12, ALL IN SCARFF'S ADDITION TO WEST LAWN; AND
VACATED WAUGH STREET, GRANT AVENUE AND VACATED ALLEYS IN BLOCKS 5, 6, 7, AND 10, AS DESCRIBED IN MISC. RECORD BOOK R,
PAGE 361; AND PART OF VACATED COLLEGE STREET AS DESCRIBED IN ORDINANCE NO. 9634, INST. NO. 201704296, FILED 6/28/2019;
AND VACATED WAUGH STREET, GRANT AVENUE, GARFIELD AVENUE AND VACATED ALLEYS IN BLOCKS 11 AND 12, AS DESCRIBED IN
ORDINANCE NO. _____________, INST. NO. _____________________, FILED _________________; ALL IN THE CITY OF GRAND ISLAND,
HALL COUNTY, NEBRASKA AND MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHEAST CORNER OF LOT 13, BLOCK 10, SCARFF'S ADDITION TO WEST LAWN AND ALSO BEING THE
INTERSECTION OF THE NORTH RIGHT-OF-WAY (R.O.W.) LINE OF STATE STREET AND THE WEST R.O.W. LINE OF LAFAYETTE AVENUE, SAID
POINT BEING THE POINT OF BEGINNING; THENCE ON AN ASSUMED BEARING OF S89°04'02"W, ALONG SAID NORTH R.O.W. LINE, A
DISTANCE OF 1082.75 FEET TO THE SOUTHWEST CORNER OF LOT 14, BLOCK 12, SCARFF'S ADDITION TO WEST LAWN AND ALSO BEING
THE INTERSECTION OF SAID NORTH R.O.W. LINE AND THE EAST R.O.W. LINE OF CUSTER AVENUE; THENCE N00°54'47"W, ALONG SAID
EAST R.O.W. LINE, A DISTANCE OF 887.43 FEET TO THE SOUTHWEST CORNER OF BLOCK 4, SCARFF'S ADDITION TO WEST LAWN; THENCE
N89°01'51"E, ALONG THE NORTH VACATED R.O.W. LINE OF COLLEGE STREET, ORDINANCE NO. 9634, INST. NO. 201704296, FILED
6/28/2019 A DISTANCE OF 605.00 FEET; THENCE S00°54'47"E A DISTANCE OF 80.00 FEET TO THE SOUTH VACATED R.O.W. LINE OF SAID
COLLEGE STREET; THENCE N89°01'51"E, ALONG SAID SOUTH VACATED R.O.W. LINE, A DISTANCE OF 466.01 FEET TO THE NORTHEAST
CORNER OF LOT 1, BLOCK 7, SCARFF'S ADDITION TO WEST LAWN AND ALSO BEING THE INTERSECTION OF SAID WEST R.O.W. LINE OF
LAFAYETTE AVENUE AND SAID SOUTH VACATED R.O.W. LINE OF COLLEGE STREET; THENCE S01°01'51"E, ALONG SAID WEST R.O.W. LINE,
A DISTANCE OF 444.00 FEET TO THE INTERSECTION OF THE SOUTH VACATED R.O.W. LINE OF WAUGH STREET AND SAID WEST R.O.W.
LINE OF LAFAYETTE AVENUE; THENCE S89°06'01"E, ALONG SAID SOUTH R.O.W. LINE OF WAUGH STREET, A DISTANCE OF 10.00 FEET;
THENCE S01°02'37"E, ALONG SAID WEST R.O.W. LINE, A DISTANCE OF 364.11 FEET TO THE POINT OF BEGINNING. SAID TRACT CONTAINS
A CALCULATED AREA OF 917,859.51 SQUARE FEET OR 21.071 ACRES MORE OR LESS.
I HEREBY CERTIFY THAT ON ______________________, 2019, I COMPLETED AN ACCURATE SURVEY, UNDER MY PERSONAL SUPERVISION,
OF ALL OF BLOCK 5 - 7, AND ALL OF BLOCKS 10 - 12, ALL IN SCARFF'S ADDITION TO WEST LAWN; AND VACATED WAUGH STREET, GRANT
AVENUE AND VACATED ALLEYS IN BLOCKS 5, 6, 7, AND 10, AS DESCRIBED IN MISC. RECORD BOOK R, PAGE 361; AND PART OF VACATED
COLLEGE STREET AS DESCRIBED IN ORDINANCE NO. 9634, INST. NO. 201704296, FILED 6/28/2019; AND VACATED WAUGH STREET,
GRANT AVENUE, GARFIELD AVENUE AND VACATED ALLEYS IN BLOCKS 11 AND 12, AS DESCRIBED IN ORDINANCE NO. _____________,
INST. NO. ______________________, FILED _________________; ALL IN THE CITY OF GRAND ISLAND, HALL COUNTY, NEBRASKA, AS
SHOWN ON THE ACCOMPANYING PLAT THEREOF; THAT IRON MARKERS, EXCEPT WHERE INDICATED, WERE FOUND AT ALL CORNERS;
THAT THE DIMENSIONS ARE AS SHOWN ON THE PLAT; AND THAT SAID SURVEY WAS MADE WITH REFERENCE TO KNOWN AND
RECORDED MONUMENTS.
______________________________________________
JAI JASON ANDRIST, REGISTERED LAND SURVEYOR NUMBER, LS-630
SUBMITTED 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 CITY OF GRAND ISLAND, NEBRASKA
THIS ____ DAY OF ______ , 2019.
_______________________________
MAYOR
_______________________________
CITY CLERK
KNOW ALL MEN BY THESE PRESENTS, THAT HALL COUNTY DISTRICT 2, BEING THE OWNER OF THE LAND DESCRIBED HEREON,
HAVE CAUSED SAME TO BE SURVEYED, SUBDIVIDED, PLATTED AND DESIGNATED AS "A
REPLAT OF ALL OF BLOCK 5 - 7, AND ALL OF BLOCKS 10 - 12, ALL IN SCARFF'S ADDITION TO WEST LAWN; AND VACATED
WAUGH STREET, GRANT AVENUE AND VACATED ALLEYS IN BLOCKS 5, 6, 7, AND 10, AS DESCRIBED IN MISC. RECORD BOOK R,
PAGE 361; AND PART OF VACATED COLLEGE STREET AS DESCRIBED IN ORDINANCE NO. 9634, INST. NO. 201704296, FILED
6/28/2019; AND VACATED WAUGH STREET, GRANT AVENUE, GARFIELD AVENUE AND VACATED ALLEYS IN BLOCKS 11 AND 12,
AS DESCRIBED IN ORDINANCE NO. _____________, INST. NO. _____________________, FILED _________________; ALL IN
THE CITY OF GRAND ISLAND, HALL COUNTY, NEBRASKA, AS SHOWN ON THE ACCOMPANYING PLAT THEREOF AND DO HEREBY
DEDICATE THE EASEMENTS, AS SHOWN THEREON TO THE PUBLIC FOR THEIR USE FOREVER FOR THE LOCATION,
CONSTRUCTION AND MAINTENANCE FOR PUBLIC SERVICE UTILITIES, TOGETHER WITH THE RIGHTS OF INGRESS AND EGRESS
THERETO, AND HEREBY PROHIBITING THE PLANTING OF TREES, BUSHES AND SHRUBS, OR PLACING OTHER OBSTRUCTIONS
UPON, OVER, ALONG OR UNDERNEATH THE SURFACE OF SUCH EASEMENTS; AND THAT THE FOREGOING SUBDIVISION IS MORE
PARTICULARLY DESCRIBED IN THE DESCRIPTION HEREON 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 ____________, 2019.
_______________________________________
BONNIE HINKLE - SCHOOL BOARD PRESIDENT
ON THIS ____ DAY OF ___________, 2019, BEFORE ME ________________________, A NOTARY PUBLIC WITHIN AND FOR SAID
COUNTY, PERSONALLY APPEARED BONNIE HINKLE, SCHOOL BOARD PRESIDENT, TO ME PERSONALLY KNOWN TO BE THE
IDENTICAL PERSON WHOSE SIGNATURE IS AFFIXED HERETO AND ACKNOWLEDGED THE EXECUTION THEREOF TO BE HER
VOLUNTARY ACT AND DEED. 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
Grand Island Regular Meeting - 10/2/2019 Page 43 / 49
Hall County Regional Planning
Commission
Wednesday, October 2, 2019
Regular Meeting
Item J2
Final Plat - Prairie Commons Fourth - Grand Island - Lot 2 Block
1 of Prairie Commons Third Subdivision
Staff Contact:
Grand Island Regular Meeting - 10/2/2019 Page 44 / 49
Grand Island Regular Meeting - 10/2/2019 Page 45 / 49
Grand Island Regular Meeting - 10/2/2019 Page 46 / 49
HUSKER HWY
US HIGHWAY 281 SJAMESRDPRAIRIEVIEW ST
L A NG E N HE D E R S T
EWOLDT RD
R IN G RD
PrairieCommons FourthSubdivision
®
Scale: NONEFor Illustration Purposes
PROPOSED SUBDIVISIONAERIAL MAP
Grand Island Regular Meeting - 10/2/2019 Page 47 / 49
TAYLOR AVEKRUSE AVELAFAYETTE AVE NPARK AVE NHOWA RDCTSTATE ST W
WAUGH ST WWAUGH ST W
COLLEGE ST
FORREST ST
HOWARD CTKRUSE AVECUSTER AVE N18TH ST W
PROSPECT ST
HOWARD AVE NSTADIUM DRGIPS SouthSubdivision
PROPOSED SUBDIVISIONLOCATION MAP
®
Scale: NONEFor Illustration Purposes
Grand Island Regular Meeting - 10/2/2019 Page 48 / 49
N00°54'47"W 220.31'(M)LOT 1
LOT 2
LOT 3
OUTLOT A
LOT 5
LOT 6
LOT 7
368.00'(M)208.00'(M)S89°01'51"W 368.00'(M)208.00'(M)202.00'(M)S89°01'51"W 368.00'(M)202.00'(M)313.00'(M)313.00'(M)N89°01'51"E 368.00'(M)84.67'(M)368.00'(M)84.43'(M)150.00'(M)N01°02'37"W 407.00'(M) 130.01'(M)
N89°04'02"E
S01°02'15"E
89.92'(M)
N89°04'49"E
20.00'(M)317.08'(M)LOT 480.00'(M,P)S00°54'47"E 695.00'(M)N89°01'51"E 290.00'(M)193.02'(M)564.75'(M)N00°54'47"W 807.67'(M)63'(M)S00°54'47"E139.90'(M)N89°07'55"E
174.00'(M)37.31'(M)N89°01'51"E 1070.85'(M) 1071.5'(P)S01°01'49"E 524.00'(M)S89°04'02"W 1082.75'(M)
N89°06'01"E
10.00'(M)S01°02'37"E 364.11'(M) 364'(P)N00°54'47"W 887.43'(M) 1083.8'(P)S00°54'47"E 2312.50'(M) 2314'(R)47.03'(M)80'(M)605.00'(M)428.54'(M)
N89°02'36"E 431.00'(M)S01°01'42"E 1331.52'(M) 1332'(R)POB
FAX 308.384.8752
TEL 308.384.8750
201 East 2nd Street
Grand Island, NE 68801
A TRACT OF LAND CONSISTING OF ALL OF BLOCK 5 - 7, AND ALL OF BLOCKS 10 - 12, ALL IN SCARFF'S ADDITION TO WEST LAWN; AND
VACATED WAUGH STREET, GRANT AVENUE AND VACATED ALLEYS IN BLOCKS 5, 6, 7, AND 10, AS DESCRIBED IN MISC. RECORD BOOK R,
PAGE 361; AND PART OF VACATED COLLEGE STREET AS DESCRIBED IN ORDINANCE NO. 9634, INST. NO. 201704296, FILED 6/28/2019;
AND VACATED WAUGH STREET, GRANT AVENUE, GARFIELD AVENUE AND VACATED ALLEYS IN BLOCKS 11 AND 12, AS DESCRIBED IN
ORDINANCE NO. _____________, INST. NO. _____________________, FILED _________________; ALL IN THE CITY OF GRAND ISLAND,
HALL COUNTY, NEBRASKA AND MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHEAST CORNER OF LOT 13, BLOCK 10, SCARFF'S ADDITION TO WEST LAWN AND ALSO BEING THE
INTERSECTION OF THE NORTH RIGHT-OF-WAY (R.O.W.) LINE OF STATE STREET AND THE WEST R.O.W. LINE OF LAFAYETTE AVENUE, SAID
POINT BEING THE POINT OF BEGINNING; THENCE ON AN ASSUMED BEARING OF S89°04'02"W, ALONG SAID NORTH R.O.W. LINE, A
DISTANCE OF 1082.75 FEET TO THE SOUTHWEST CORNER OF LOT 14, BLOCK 12, SCARFF'S ADDITION TO WEST LAWN AND ALSO BEING
THE INTERSECTION OF SAID NORTH R.O.W. LINE AND THE EAST R.O.W. LINE OF CUSTER AVENUE; THENCE N00°54'47"W, ALONG SAID
EAST R.O.W. LINE, A DISTANCE OF 887.43 FEET TO THE SOUTHWEST CORNER OF BLOCK 4, SCARFF'S ADDITION TO WEST LAWN; THENCE
N89°01'51"E, ALONG THE NORTH VACATED R.O.W. LINE OF COLLEGE STREET, ORDINANCE NO. 9634, INST. NO. 201704296, FILED
6/28/2019 A DISTANCE OF 605.00 FEET; THENCE S00°54'47"E A DISTANCE OF 80.00 FEET TO THE SOUTH VACATED R.O.W. LINE OF SAID
COLLEGE STREET; THENCE N89°01'51"E, ALONG SAID SOUTH VACATED R.O.W. LINE, A DISTANCE OF 466.01 FEET TO THE NORTHEAST
CORNER OF LOT 1, BLOCK 7, SCARFF'S ADDITION TO WEST LAWN AND ALSO BEING THE INTERSECTION OF SAID WEST R.O.W. LINE OF
LAFAYETTE AVENUE AND SAID SOUTH VACATED R.O.W. LINE OF COLLEGE STREET; THENCE S01°01'51"E, ALONG SAID WEST R.O.W. LINE,
A DISTANCE OF 444.00 FEET TO THE INTERSECTION OF THE SOUTH VACATED R.O.W. LINE OF WAUGH STREET AND SAID WEST R.O.W.
LINE OF LAFAYETTE AVENUE; THENCE S89°06'01"E, ALONG SAID SOUTH R.O.W. LINE OF WAUGH STREET, A DISTANCE OF 10.00 FEET;
THENCE S01°02'37"E, ALONG SAID WEST R.O.W. LINE, A DISTANCE OF 364.11 FEET TO THE POINT OF BEGINNING. SAID TRACT CONTAINS
A CALCULATED AREA OF 917,859.51 SQUARE FEET OR 21.071 ACRES MORE OR LESS.
I HEREBY CERTIFY THAT ON ______________________, 2019, I COMPLETED AN ACCURATE SURVEY, UNDER MY PERSONAL SUPERVISION,
OF ALL OF BLOCK 5 - 7, AND ALL OF BLOCKS 10 - 12, ALL IN SCARFF'S ADDITION TO WEST LAWN; AND VACATED WAUGH STREET, GRANT
AVENUE AND VACATED ALLEYS IN BLOCKS 5, 6, 7, AND 10, AS DESCRIBED IN MISC. RECORD BOOK R, PAGE 361; AND PART OF VACATED
COLLEGE STREET AS DESCRIBED IN ORDINANCE NO. 9634, INST. NO. 201704296, FILED 6/28/2019; AND VACATED WAUGH STREET,
GRANT AVENUE, GARFIELD AVENUE AND VACATED ALLEYS IN BLOCKS 11 AND 12, AS DESCRIBED IN ORDINANCE NO. _____________,
INST. NO. ______________________, FILED _________________; ALL IN THE CITY OF GRAND ISLAND, HALL COUNTY, NEBRASKA, AS
SHOWN ON THE ACCOMPANYING PLAT THEREOF; THAT IRON MARKERS, EXCEPT WHERE INDICATED, WERE FOUND AT ALL CORNERS;
THAT THE DIMENSIONS ARE AS SHOWN ON THE PLAT; AND THAT SAID SURVEY WAS MADE WITH REFERENCE TO KNOWN AND
RECORDED MONUMENTS.
______________________________________________
JAI JASON ANDRIST, REGISTERED LAND SURVEYOR NUMBER, LS-630
SUBMITTED 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 CITY OF GRAND ISLAND, NEBRASKA
THIS ____ DAY OF ______ , 2019.
_______________________________
MAYOR
_______________________________
CITY CLERK
KNOW ALL MEN BY THESE PRESENTS, THAT HALL COUNTY DISTRICT 2, BEING THE OWNER OF THE LAND DESCRIBED HEREON,
HAVE CAUSED SAME TO BE SURVEYED, SUBDIVIDED, PLATTED AND DESIGNATED AS "A
REPLAT OF ALL OF BLOCK 5 - 7, AND ALL OF BLOCKS 10 - 12, ALL IN SCARFF'S ADDITION TO WEST LAWN; AND VACATED
WAUGH STREET, GRANT AVENUE AND VACATED ALLEYS IN BLOCKS 5, 6, 7, AND 10, AS DESCRIBED IN MISC. RECORD BOOK R,
PAGE 361; AND PART OF VACATED COLLEGE STREET AS DESCRIBED IN ORDINANCE NO. 9634, INST. NO. 201704296, FILED
6/28/2019; AND VACATED WAUGH STREET, GRANT AVENUE, GARFIELD AVENUE AND VACATED ALLEYS IN BLOCKS 11 AND 12,
AS DESCRIBED IN ORDINANCE NO. _____________, INST. NO. _____________________, FILED _________________; ALL IN
THE CITY OF GRAND ISLAND, HALL COUNTY, NEBRASKA, AS SHOWN ON THE ACCOMPANYING PLAT THEREOF AND DO HEREBY
DEDICATE THE EASEMENTS, AS SHOWN THEREON TO THE PUBLIC FOR THEIR USE FOREVER FOR THE LOCATION,
CONSTRUCTION AND MAINTENANCE FOR PUBLIC SERVICE UTILITIES, TOGETHER WITH THE RIGHTS OF INGRESS AND EGRESS
THERETO, AND HEREBY PROHIBITING THE PLANTING OF TREES, BUSHES AND SHRUBS, OR PLACING OTHER OBSTRUCTIONS
UPON, OVER, ALONG OR UNDERNEATH THE SURFACE OF SUCH EASEMENTS; AND THAT THE FOREGOING SUBDIVISION IS MORE
PARTICULARLY DESCRIBED IN THE DESCRIPTION HEREON 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 ____________, 2019.
_______________________________________
BONNIE HINKLE - SCHOOL BOARD PRESIDENT
ON THIS ____ DAY OF ___________, 2019, BEFORE ME ________________________, A NOTARY PUBLIC WITHIN AND FOR SAID
COUNTY, PERSONALLY APPEARED BONNIE HINKLE, SCHOOL BOARD PRESIDENT, TO ME PERSONALLY KNOWN TO BE THE
IDENTICAL PERSON WHOSE SIGNATURE IS AFFIXED HERETO AND ACKNOWLEDGED THE EXECUTION THEREOF TO BE HER
VOLUNTARY ACT AND DEED. 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
Grand Island Regular Meeting - 10/2/2019 Page 49 / 49