11-06-2019 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, November 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, November 6, 2019
Regular Meeting
Item A1
Agenda
Staff Contact:
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AGENDA AND NOTICE OF MEETING
Wednesday, November 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 October 2, 2019.
3. Request Time to Speak.
4. Election of Officers
5. Public Hearing Redevelopment Plan Grand Island Area 2 Bosselman Kings
Crossing- Concerning an amendment to the redevelopment plan for CRA Area No. 2 for
lot 2 of the King’s Crossing Subdivision located south of Husker Highway and west of
Locust Street. The request from Bosselman Pump and Pantry Inc. calls for redevelopment
Lot 2 of King’s Crossing Subdivision for a latest generation Pump and Pantry
Convenience Store and associated accessory uses. (C-03-2020GI)
6. Public Hearing Redevelopment Plan Grand Island Area 17 Prataria Ventures Prairie
Commons Phase 2- Concerning an amendment to the redevelopment plan for CRA Area
No. 17 for Phase 2 of the Prairie Commons development. The request from Prataria
Ventures LLC calls for redevelopment of 3 lots west of Prairie View Street south of
Husker Highway for office uses. (C-04-2020GI)
7. Preliminary and Final Plat – Ellington Pointe- Grand Island- A Tract of Land
Consisting of all of Lot 2 Hanover Second Subdivision, all of Lots 2 and 4 of Hanover
Third Subdivision all in Grand Island, Hall County, Nebraska. Located south of 13th Street
and west of North Road.
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8. Directors Report
9. Next Meeting December 4, 2019.
10. 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.
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Hall County Regional Planning
Commission
Wednesday, November 6, 2019
Regular Meeting
Item E1
Meeting Minutes 10/2/19
Staff Contact:
Grand Island Regular Meeting - 11/6/2019 Page 6 / 54
THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
October 2, 2019
The meeting of the Regional Planning Commission was held Wednesday, October 2, 2019, at
City Hall – Grand Island, Nebraska. Notice of this meeting appeared in the "Grand Island
Independent" on September 21, 2019.
Present: Pat O’Neill Leslie Ruge Tony Randone
Hector Rubio Darrell Nelson Robin Hendricksen
Carla Maurer Jaye Monter Leonard Rainforth
Judd Allan Greg Robb
Absent:
Other:
Staff: Chad Nabity, Rashad Moxey, 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 - 11/6/2019 Page 7 / 54
of the meeting to better accommodate the public.
2. Minutes of the September 4, 2019 meeting.
A motion was made by Maurer and second by Rubio to approve the minutes of
the September 4, 2019 meeting.
The motion carried with eleven members in favor (O’Neill, Allan, Ruge, Nelson,
Maurer, Rubio, Robb, Monter, Rainforth, Hendricksen and Randone) and no members
abstaining.
3. Request Time to Speak.
No requests were made.
4. Presentation of the 2019 Community Beautification Award(s)
Nabity mentioned The Regional Planning Commission has been giving out The
Community Beautification Award since 1974. Two awards will be presented one for a
business within the City of Grand Island and one for the county. Anyone can nominate
and the nomination period starts the end of May and runs through August. The awards
were not paid for with tax payer dollars. Letters were sent to local banks requesting
$20 donations. The following businesses donated to the award fund that is used to buy
the plaques: Five Points Bank, Home Federal Bank, Conerstone, Bank of Doniphan,
Heritage Bank, Pathway Bank, Exchange Bank, and Equitable Bank.
A nomination was received from Cairo for The Village of Cairo “Main Street. A
government entity cannot receive the award so The Village of Cairo is getting special
recognition. The Medina Street Vault from Cairo was nominated.
Nominations from Grand Island were Grand Island Orthodontics, Credit Management,
First National Bank and The Fonner Center on South Locust. The winner of the rural
beautification award is The Medina Street Vault. The winner of the City of Grand
Island Beautification Award is Credit Management.
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)
O’Neill opened the public hearing.
Nabity stated the original redevelopment plan called for almost 600 houses. 215 were
built in the first phase, 80 with the second phase and proposing 212-226 in the third
phase. The third phase will finish out the overall project. They are expecting it take
about 8-12 years. The Redevelopment Plan is consistent with the comprehensive plan.
The TIF will be set up as each year will be a separate contract.
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O’Neill closed the public hearing.
No members of the public spoke at the hearing. Sean O’Connor was available for
questions from the commission.
A motion was made by Maurer and second by Hendrickson to approve Resolution
2020-01 and recommend approval The Redevelopment Plan Grand Island Area 12 for
Copper Creek Phase 3 finding that it conforms to the comprehensive plan for the City.
The motion carried with eleven members in favor (Nelson, Allan, O’Neill, Ruge,
Maurer, Robb, Monter, Rainforth, Rubio, Randone and Hendricksen) and no members
voting no.
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)
O’Neill opened the public hearing.
Rashad Moxey stated the proposed is a rezoning change to lot 5 of H.G. Clarks
Addition from R4-High Density Residential to B2 – General Business Zone. The
changes proposed are consistent with the comprehensive plan. The future land use plan
is mixed use commercial . The current owner also owns the property to the south and
intends to use the property as office space.
O’Neill closed the public hearing.
No members of the public spoke at the hearing.
A motion was made by Monter and second by Robb to approve the Zoning Change
concerning lot 5 of H.G. Clarks Addition (721 W 9th Street) from R4- High Density
Residential to B2 – General Business Zone finding that this change is in compliance
with the comprehensive plan and future land use map.
The motion carried with eleven members in favor (Nelson, Allan, O’Neill, Ruge,
Maurer, Robb, Monter, Rainforth, Rubio, Randone and Hendricksen) and no members
voting no.
7. Final Plat – GIPS South – Grand Island – A tract of land located south of Grand
Island Senior High between Custer Avenue and Lafayette Avenue north of State Street.
The proposed plat will replat the property into 7 lots and one outlot.
Nabity stated the entire stretch of property between south side of Grand Island Senior
High, State Street, Lafayette and Custer. Lots of changes going on it makes sense to
replat. Replotting will put each of the buildings and each use on its own lot.
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A motion was made by Randone and second by Rainforth to approve the final plat for
GIPS South Subdivision.
The motion carried with eleven members in favor (Nelson, Allan, O’Neill, Ruge,
Maurer, Robb, Monter, Rainforth, Rubio, Randone and Hendricksen) no members
voting no.
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.
Nabity explained they are proposing to divide the property into two lots. One lot on the
west end (Ewoldt Street) and the other lot on the south end. They do have a potential a
potential buyer for lot 1. Lot 2 will be available for either subdivision later or
development. Nabity is recommending approval.
A motion was made by Rainforth and second by Randone to approve the final plat for
Prairie Commons Fourth Subdivision.
The motion carried with eleven members in favor (Nelson, Allan, O’Neill, Ruge,
Maurer, Robb, Monter, Rainforth, Rubio, Randone and Hendricksen) and no members
voting no.
9. Director’s Report.
a. Election of Officers
Nabity mentioned election of officers will be held at the next meeting.
10. Next Meeting November 6, 2019
11. Adjourn at 6:37pm.
___________________________________________
Leslie Ruge, Secretary
By Norma Hernandez
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Hall County Regional Planning
Commission
Wednesday, November 6, 2019
Regular Meeting
Item F1
Public Hearing - Redevelopment Plan Grand Island Area 2
Bosselman Kings Crossing-
Staff Contact:
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Agenda Item #5
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
October 22, 2019
SUBJECT:
Redevelopment plan amendment for property located in Blight and Substandard Area 2 for a
Site Specific Redevelopment Plan for property located south of Husker Highway and west of
Locust Street, Bosselman Kings Crossing in Grand Island, in Hall County, Nebraska to
support this development. (C-03-2022GI)
PROPOSAL:
Bosselman Pump and Pantry is proposing to build the latest generation Pump and Pantry store
at southwest corner of Locust and Husker Highway. The property is zoned B-2 General
Business in the Gateway Corridor the proposed use is consistent with the current zoning and
future land use of the property.
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 commercial uses for the traveling public at the intersection of two major roads
in the City. This area has already been declared blighted and substandard by the CRA, the
Hall County Regional Planning Commission and the Grand Island City Council.
This project is consistent with the existing zoning and the future land use plan for this
area within the City of Grand Island. This is evident by the fact that the property is zoned B-
2 General Business. The B-2 zone allows a variety of commercial uses including
convenience stores.
The Regional Planning Commission recommendation is limited to the appropriateness of the
proposed use at this location. The Grand Island Comprehensive Plan calls commercial
development 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 commercial 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 2
October 2019
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area 2 within the city, pursuant to
the Nebraska Community Development Law (the “Act”) and provide for the
financing of a specific housing related project in Area 2.
Executive Summary:
Project Description
THE ACQUISITION OF PROPERTY AT 3436 S LOCUST STREET AND THE
SUBSEQUENT SITE WORK, UTILITY IMPROVEMENTS, ENGINEERING,
LANDSCAPING AND PARKING IMPROVEMENTS NECESSARY FOR
DEVELOPMENT OF THIS PROPERTY FOR A NEW LATEST GENERATION
PUMP AND PANTRY CONVENIENCE STORE.
The use of Tax Increment Financing (TIF) to aid in the acquisition of property, necessary
site work and installation of public utilities and utility connections and private street and
drainage improvements necessary to develop this site. The use of TIF makes it feasible to
complete the proposed project within the timeline presented. This project would not be
considered at this time and location without the use of TIF. Financing for the project is
contingent on TIF
The acquisition, site work and construction of all improvements will be paid for by the
developer. The developer is responsible for and has provided evidence that they can
secure adequate debt financing to cover the costs associated with the acquisition, site
work and remodeling. The Grand Island Community Redevelopment Authority (CRA)
intends to pledge the ad valorem taxes generated over the 15 year period beginning
January 1, 2021 towards the allowable costs and associated financing for the acquisition
and site work.
TAX INCREMENT FINANCING TO PAY FOR THE ACQUISTION OF THE
PROPERTY AND RELATED SITE WORK WILL COME FROM THE
FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
This property is located between Locust Street on the east and Tri Street on the west and
between Lake Street on the south and U.S. Highway 34 (Husker Highway) on the north
in southern Grand Island, the attached map identifies the subject property and the
surrounding land uses:
•Legal Description Lot 2 of Kings Crossing Subdivision in the City of
Grand Island, Hall County Nebraska
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Existing Land Use
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This plan amendment provides for the issuance TIF Notes, the proceeds of which
will be granted to the Redeveloper. The tax increment will be captured for up to 15
tax years the payments for which become delinquent in years 2021 through 2035
inclusive or as otherwise dictated by the contract.
The real property ad valorem taxes on the current valuation will continue to be paid
to the normal taxing entities. The increase will come from the construction of new
commercial space on this property.
Statutory Pledge of Taxes.
In accordance with Section 18-2147 of the Act and the terms of the Resolution, the
Authority hereby provides that any ad valorem tax on any Lot or Lots located in the
Redevelopment Project Area identified from time to time by the Redeveloper (such Lot
or Lots being referred to herein as a "Phase") as identified in a written notice from the
Redeveloper to the Authority (each, a "Redevelopment Contract Amendment Notice") 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 Amendment Notice and
reflected in a Redevelopment Contract Amendment, 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.
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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 September 13, 1999.[§18-2109] Such
declaration was made after a public hearing with full compliance with the public
notice requirements of §18-2115 of the Act.
2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (26)
(a) and §18-2110]
Grand Island adopted a Comprehensive Plan on July 13, 2004. This redevelopment plan
amendment and project are consistent with the Comprehensive Plan, in that no changes in
the Comprehensive Plan elements are intended. This plan merely provides funding for
the developer to acquire the necessary property and provide the necessary site work,
utilities and street improvements needed for the construction of a permitted use on this
property. The Hall County Regional Planning Commission held a public hearing at their
meeting on November 6, 2019 and passed Resolution 2020-02 confirming that this
project is consistent with the Comprehensive Plan for the City of Grand Island.
3. The Redevelopment Plan must be sufficiently complete to address the following
items: [§18-2103(26) (b)]
a. Land Acquisition:
The Redevelopment Plan for Area 2 provides for real property acquisition and this plan
amendment does not prohibit such acquisition. There is no proposed acquisition by the
authority. The applicant will be acquiring the property from the current owner. It is
further anticipated that the owner will sell a portions of this property to other entities for
further development..
b. Demolition and Removal of Structures:
The project to be implemented with this plan will not require demolition of any existing
structures. Structures on this site were demolished more than 10 years ago and the
property has been sitting undeveloped since that time.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. The site is
planned for commercial development. [§18-2103(b) and §18-2111] The attached map
also is an accurate site plan of the area after redevelopment. [§18-2111(5)]
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City of Grand Island Future Land Use Map
Grand Island Regular Meeting - 11/6/2019 Page 18 / 54
d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned B2 General Business zone. No zoning changes are necessary. 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 proposing the newest generation of Pump and Pantry convenience store
at this location. The proposed development will be limited to either the 65% coverage
allowed in the B2 zoning district. [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Sewer and water are available to support this development. Connections for water and
sewer will have to be extended to serve these lots.
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 amendment does not
provide for acquisition of any residences and therefore, no relocation is
contemplated. [§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]
6. Section 18-2114 of the Act requires that the Authority consider:
a. Method and cost of acquisition and preparation for redevelopment and estimated
proceeds from disposal to redevelopers.
The developer is proposing to purchase this property for redevelopment for $1,009,285
provided that TIF is available for the project as defined. The cost of property acquisition
is being included as a TIF eligible expense. Costs for site preparation including, grading
and fill is estimated at $100,000. Utility extensions, storm water, sewer electrical and
water are estimated at $49,000, Building plans and engineering are expected to cost
$90,000. An additional $11,500 of expenses for legal work, fees and financial tracking of
Grand Island Regular Meeting - 11/6/2019 Page 19 / 54
this project are also included as eligible expenses for a total maximum TIF request of
$1,259,785. It is estimated based on the proposed increased valuation to $1,770,262 will
result in $510,426 of increment generated over a 15 year period. This project should pay
off prior to the end of the 15 year bond period..
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 not less than $510,426 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. 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 according to the approved
contract.
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 the utilization of vacant property at this location. This lot is
surrounded located at a major intersection is south east Grand Island. The property has
been within a blighted area for more than 20 years and has been vacant for more than 10
years without development. This will have the intended result of preventing recurring
elements of unsafe buildings and blighting conditions.
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8. Time Frame for Development
Development of this project is anticipated to be completed between Fall of 2020 and
Summer of 2021. Excess valuation should be available for this project for 15 years
beginning with the 2021 tax year.
9. Justification of Project
This is infill development in an area with all city services available. It was anticipated by
many that this area of the community would flourish after the Locust Street interchange
from I-80 opened and Wal-Mart built at one corner of this intersection in 2004. Since
that that time there has been very little change in the area. Proposed projects like this one
and the housing project to the north and east area likely to spur the development that was
expected 12 years ago.
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
project, including:
Project Sources and Uses. A minimum of $510,426 in public funds from tax increment
financing provided by the Grand Island Community Redevelopment Authority will be
required to complete the project. This investment by the Authority will leverage
$3,310,657 in private sector financing and investment; a private investment of $6.49 for
every TIF dollar investment. It is estimated this will pay off in 15 years.
Grand Island Regular Meeting - 11/6/2019 Page 21 / 54
Use of Funds. Source of Funds
Description TIF Funds Private
Funds
Total
Site Acquisition $506,184 $503,101 $1,009,285
Utilities $49,000 $49,000
Public Sidewalks $15,000 $15,000
Site preparation/Dirt Work $100,000 $100,000
Financing Fees $20,000 $20,000
Legal and Plan $8,500 $8,500
Architecture/Engineering/Permitting $90,000 $90,000
Building Costs $1,957,056 $1,957,056
Developer Fees $3,000 $3,000
Contingency $165,000 $165,000
Personal Property $400,000 $400,000
TOTALS $506,184 $3,310,657 $3,816,841
Tax Revenue. The property to be redeveloped is has a January 1, 2019, valuation of
approximately $259,560. Based on the 2019 levy this would result in a real property tax of
approximately $7,059. It is anticipated that the assessed value will increase by $1,510,702 upon
full completion, as a result of the site redevelopment. This development will result in an
estimated tax increase of over $33,746 annually resulting in approximately $506,184 of increment
over the 15 year period. 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: $ 259,560
Estimated value after completion $ 1,770,262
Increment value $ 1,510,702
Annual TIF generated (estimated) $ 33,746
TIF bond issue $ 506,184
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $259,560.
The proposed extension improvements at this location will result in at least an additional
$1,510,702 of taxable valuation based on the Hall County Assessor’s office evaluation of
the project. 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. The project
will not add any tax burdens to taxing entities. Therefore no tax shifts will occur.
Grand Island Regular Meeting - 11/6/2019 Page 22 / 54
(b) Public infrastructure and community public service needs impacts and local tax
impacts arising from the approval of the redevelopment project;
No additional public service needs have been identified. Existing water and waste
water facilities will not be impacted by this development. The electric utility has
sufficient capacity to support the development. It is not anticipated that this will impact
schools. Fire and police protection are available and should not be impacted by this
development.
(c) Impacts on employers and employees of firms locating or expanding within the
boundaries of the area of the redevelopment project;
The proposed uses at this site would compete for entry level and part time positions along
with similar travel and entertainment type businesses located in and locating in the City.
(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 is unlikely to have an impact on other employers and employees within
the city.
(e)Impacts on the student population of school districts within the city or village;
and
This project is unlikely to create any direct increase in cost for schools in the area.
(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 will utilize a piece of property in the Grand Island City Limits that has been
vacant for at least more than 10 years. This corner was included in one of the original
blight studies for the City of Grand Island because of the development that was located
here and because it is a highly visible entrance corner. These facilities will complement
Fonner Park, the State Fair Grounds, Heartland Event Center, Island Oasis, and similar
civic tourist draws.
Time Frame for Development
Development of this project is anticipated to be completed during between Fall 2020 and
Summer of 2021. The base tax year should be calculated on the value of the property as
of January 1, 2020. Partial excess valuation should be available for this project for 15
years beginning with the 2020 tax year with the full valuation available for the 2021 tax
year. 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.
Based on the purchase price of the property and estimates of the expenses of utilities,
Grand Island Regular Meeting - 11/6/2019 Page 23 / 54
streets and site preparation activities and associated engineering/design fees, the
developer will spend upwards of $1,260,000 on TIF eligible activities. The full amount
of TIF generated over a 15 year period would be $506,184.
Grand Island Regular Meeting - 11/6/2019 Page 24 / 54
Grand Island Regular Meeting - 11/6/2019 Page 25 / 54
Resolution Number 2020-02
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 Lot 2 of Kings
Crossing Subdivision for Bosselman Pump and Pantry 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 has reviewed said Redevelopment Plan as to its conformity with
the general plan for the development of the City of Grand Island, Hall County;
NOW, THEREFORE, BE IT RESOLVED BY THE HALL COUNTY REGIONAL
PLANNING COMMISSION AS FOLLOWS:
Section 1. The Commission hereby recommends approval of the Redevelopment Plan.
Section 2. All prior resolutions of the Commission in conflict with the terms and provisions of
this resolution are hereby expressly repealed to the extent of such conflicts.
Section 3. This resolution shall be in full force and effect from and after its passage as provided
by law.
DATED: November 6, 2019.
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST: By: ___________________________________
Chair
By: ___________________________________
Secretary
Grand Island Regular Meeting - 11/6/2019 Page 26 / 54
Hall County Regional Planning
Commission
Wednesday, November 6, 2019
Regular Meeting
Item F2
Public Hearing - Redevelopment Plan Grand Island Area 17
Prararia Ventures Prataria Commons Phase 2
Staff Contact:
Grand Island Regular Meeting - 11/6/2019 Page 27 / 54
Agenda Item #6
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
October 22, 2019
SUBJECT:
Redevelopment plan amendment for property located in Blight and Substandard Area 17 for
a Site Specific Redevelopment Plan for property located south of Husker Highway and west
of Prairie View Street, Prairie Commons Phase 2 in Grand Island, in Hall County, Nebraska
to support this development. (C-04-2022GI)
PROPOSAL:
Chief Industries/Prataria Ventures is proposing to office buildings on three lots just west of the
new hospital. The property is zoned R-O residential office and the proposed use is consistent
with the current zoning and future land use of the property.
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 commercial uses for the traveling public at the intersection of two major roads
in the City. 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
RO Residential Office. The RO zoning district allows a variety of office uses.
The Regional Planning Commission recommendation is limited to the appropriateness of the
proposed use at this location. The Grand Island Comprehensive Plan calls commercial
development transitioning to residential to the west.
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 commercial development at this
location appears to be supported by the plan.
Grand Island Regular Meeting - 11/6/2019 Page 28 / 54
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
Grand Island Regular Meeting - 11/6/2019 Page 29 / 54
Redevelopment Plan Amendment
Grand Island CRA Area 17
October 2019
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area 17 within the city, pursuant to
the Nebraska Community Development Law (the “Act”) and provide for the
financing of a specific project in Area 17.
Executive Summary:
Project Description
PHASE 2 OF THE REDEVELOPMENT OF PROPERTY LOCATED SOUTH OF
HUSKER HIGHWAY AND WEST OF U.S. HIGHWAY 281 THE PROJECT SITE
CONSISTS OF 3 LOTS WITHING THE PRAIRIE COMMONS 3RD SUBDIVISION
IMMEDIATELY WEST OF THE NEW HOSPITAL.. THE PROJECT WILL CONSIST
OF SITE WORK AND GRADING TO PROMOTE AND ENHANCE DRAINAGE
ACROSS THE SITE, INTALLATION OF PUBLIC AND PRIVATE ROADS, SEWER,
WATER AND OTHER UTILITY INFRASTRUCTURE TO SUPPORT
DEVELOPMENT OF THE SITE. THIS PHASE OF THIS DEVELOPMENT WILL
CONSIST OF THE CONSTRUCTION 3 BUILDINGS FOR MULTIPLE USERS ON 3
LOTS. THE BUILDINGS ARE A COMBINATION OF 1 AND 2 STORY BUIDINGS
RANGING IN SIZE FROM 6400 SQUARE FEET TO 20,500 SQUARE FEET FOR
OFFICE USES.
The use of Tax Increment Financing to aid in necessary infrastructure and grading
improvements to redevelop the southwest corner of Husker Highway and U.S. Highway
281 currently platted as Prairie Commons Third Subdivision in the City of Grand Island.
The use of Tax Increment Financing is an integral part of the development plan and
necessary to make this project economically feasible. The first phase of this development
including the Hospital and Medical Office Building to the east of this site is currently
underway. It was anticipated when that project was approved that subsequent phases of
the remainder of the site would include housing, office space and retail development.
This second phase will extend the office development. The developer has indicated that
this development would not be considered nor financially feasible for at this location
without the use of TIF.
Prataria Ventures L.L.C., a wholly owned subsidiary of Chief Industries, Inc., owns the
subject property. Chief Industries was founded in 1954 and is headquartered in Grand
Island. The developer is responsible for and has provided evidence that they can secure
adequate debt financing to cover the costs associated with the site work and
redevelopment. The Grand Island Community Redevelopment Authority (CRA) intends
to pledge the ad valorem taxes generated over the 15 year period beginning January 1,
2021 towards the allowable costs.
Grand Island Regular Meeting - 11/6/2019 Page 30 / 54
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: Lot 1 of Block 1, and Lots 2 and 3 of Block 2 of Prairie Commons
Third Subdivision in the City of Grand Island, Hall County, Nebraska.
Grand Island Regular Meeting - 11/6/2019 Page 31 / 54
Existing Land Use and Subject Property
Grand Island Regular Meeting - 11/6/2019 Page 32 / 54
This plan amendment provides for the issuance TIF Notes, the proceeds of which
will be granted to the Redeveloper. The tax increment will be captured for up to 15
tax years the payments for which become delinquent in years 2021 through 2034
inclusive or as otherwise dictated by the contract.
The real property ad valorem taxes on the current valuation will continue to be paid
to the normal taxing entities. The incremental value for the first phase will be
created by the construction commercial/office buildings ranging in size from 6400
square feet to 20,500 square feet. This area is planned for commercial development
with the Grand Island Comprehensive Plan and is currently zoned RO Residential
Office, a variety of office and medical uses are permitted in this 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:
Grand Island Regular Meeting - 11/6/2019 Page 33 / 54
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 June 9, 2015.[§18-2109] Such
declaration was made after a public hearing with full compliance with the public
notice requirements of §18-2115 of the Act.
2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (13)
(a) and §18-2110]
Grand Island adopted a Comprehensive Plan on July 13, 2004. This redevelopment plan
amendment and project are consistent with the Comprehensive Plan, in that no changes in
the Comprehensive Plan elements are intended. This plan merely provides funding for
the developer to rehabilitate the building for permitted uses on this property as defined by
the current and effective zoning regulations. The Hall County Regional Planning
Commission held a public hearing at their meeting on November 6, 2019 and passed
Resolution 2020-03 confirming that this project is consistent with the Comprehensive
Plan for the City of Grand Island.
3. The Redevelopment Plan must be sufficiently complete to address the following
items: [§18-2103(13) (b)]
a. Land Acquisition:
This Redevelopment Plan for Area 17 does not anticipate real property acquisition by the
developer. There is no proposed acquisition by the authority.
b. Demolition and Removal of Structures:
The project does not provide for the demolition or removal of any existing structures.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. This property is
in private ownership and is planned for commercial uses [§18-2103(b) and §18-2111]. A
site plan of the area after the proposed redevelopment is also attached. [§18-2111(5)]
Grand Island Regular Meeting - 11/6/2019 Page 34 / 54
City of Grand Island Future Land Use Map
Grand Island Regular Meeting - 11/6/2019 Page 35 / 54
d. Changes to zoning, street layouts and grades or building codes or ordinances or other
Planning changes.
The property is currently platted as Prairie Commons Third Subdivision. The property
will be developed in substantial compliance with the existing plat. No changes in zoning
are anticipated for the expected uses.
No other planning changes contemplated. [§18-2103(b) and §18-2111]
e. Site Coverage and Intensity of Use
The developer is proposing to build on the site within the constraints allowed by the
current zoning districts. The RO zoning district would allow up to 75% coverage. [§18-
2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Sewer and water are available to support this development. Sufficient capacity exists
within these systems to support this development at completion. Sewer, water will be
extended throughout the site. The developer will be responsible for engineering and
installation of all required utilities. Said utilities are expected to become part of the city
infrastructure and will be accepted into the city systems after construction and inspection.
Electric infrastructure will be extended throughout the site according to typical
commercial installation requirements. Natural gas and communications infrastructure
will be installed according to the agreements formed with the private companies that
provide those services. The City of Grand Island will secure all necessary easements for
utility infrastructure with the platting and development processes. [§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. No individuals or businesses
will be relocated due to this development. [§18-2103.02]
5. No member of the Authority, nor any employee thereof holds any interest in any
property in this Redevelopment Project Area. [§18-2106] No members of the
authority or staff of the CRA has any ownership interest in this property at this time.
6. Section 18-2114 of the Act requires that the Authority consider:
a. Method and cost of acquisition and preparation for redevelopment and estimated
proceeds from disposal to redevelopers.
The developer is showing a purchase price of this property of 1,147,000. The cost of
property acquisition is not included as a TIF eligible expense but is included in the
sources and uses of funds and overall investment calculations. Costs for site preparation
Grand Island Regular Meeting - 11/6/2019 Page 36 / 54
including, grading and fill is estimated at $211,500. Utility extensions, storm water,
sewer electrical and water are estimated at $536,000, Building plans and engineering are
expected to cost $595,000. The cost of public roads is $310,000 and private streets is
$222,600. An additional $30,000 of expenses for legal work, fees and financial tracking
of this project are also included as eligible expenses for a total maximum TIF request of
$1,905,100. It is estimated based on the proposed increased valuation to $8,199,624 will
result in $178,697 of increment generated annually. Based on a TIF Bond of $1,800,000
this project should pay off prior to the end of the 15 year period.
No property will be transferred to redevelopers by the Authority. The developer will
provide and secure all necessary financing.
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 $1,800,000 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 through December
2034 or such term as identified within the approved contract with no portion to exceed a
term of 15 years. The developer will use the TIF Note to secure debt financing in an
amount not to exceed $1,800,000 to be paid to the note holder during the term of the
financing.
c. Statement of feasible method of relocating displaced families.
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.
Grand Island Regular Meeting - 11/6/2019 Page 37 / 54
The Authority has considered these elements in proposing this Plan Amendment. This
amendment, in and of itself will promote consistency with the Comprehensive Plan. This
will have the intended result of preventing recurring elements of blighted and substandard
conditions within the area.
No families will be displaced as a result of this plan.
8. Time Frame for Development
Development of this project is anticipated to be completed between December of 2019
and December of 2020. Excess valuation should be available for this project for 15 years
beginning with the 2021 tax year. This is the second phase of development of this
property and it is anticipated that additional projects will be brought forward for separate
consideration on other lots within this and adjacent subdivisions.
9. Justification of Project
Extension of utilities, substantial site grading and installation of streets are necessary to
facilitate redevelopment of this site. The redevelopment of this property by Prataria
Ventures, LLC, will result in increased employment opportunities. This is development
is a continuation of efforts to extend development south along U.S. Highway 281 toward
U.S. Interstate 80. The Grand Island City Council has made in the past made it clear
through previous decisions that they support development toward the I-80/281
interchange.
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
project, including:
Project Sources and Uses. A maximum of $1,800,000 in public funds from tax
increment financing provided by the Grand Island Community Redevelopment Authority
will be required to complete the project. This investment by the Authority will leverage
$11,632,000 in private sector financing and investment; a private investment of $6.46 for
every TIF dollar investment. It is estimated this will pay off in less than 15 years.
Grand Island Regular Meeting - 11/6/2019 Page 38 / 54
Use of Funds. Source of Funds
Description TIF Funds Private Funds Total
Site Acquisition $1,147,000 $1,147,000
Utilities $536,000 $536,000
Public Streets $310,000 $310,000
Private Streets $117,500 $105,100 $222,600
Site preparation/Dirt Work $211,500 $211,500
Façade Enhancement $352,000 $352,000
Financing Fees $645,000 $645,000
Legal and Plan $30,000 $119,000 $149,000
Architecture/Engineering $595,000 $595,000
Building Costs $8,612,000 $8,612,000
Parking Lot $281,900 $281,900
Contingency $270,000 $270,000
Other $100,000 $100,000
TOTALS $1,800,000 $11,632,000 $13,432,000
Tax Revenue. The property to be redeveloped is has a January 1, 2019, valuation of
approximately $34,624. Based on the 2019 levy this would result in a real property tax of
approximately $773. It is anticipated that the assessed value will increase by $8,165,000 upon
full completion, as a result of the site redevelopment. This development will result in an
estimated tax increase of over $182,387 annually resulting in approximately $2,736,000 of
increment over the 15 year period. 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: $ 34,624
Estimated value after completion $ 8,199,624
Increment value $ 8,165,000
Annual TIF generated (estimated) $ 178,697
TIF bond issue $ 1,800,000
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $34,624. The
proposed extension improvements at this location will result in at least an additional
$8,165,000 of taxable valuation based on the Hall County Assessor’s office evaluation of
the project. 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. The project
will not add any tax burdens to taxing entities. Therefore no tax shifts will occur.
Grand Island Regular Meeting - 11/6/2019 Page 39 / 54
(b) Public infrastructure and community public service needs impacts and local tax
impacts arising from the approval of the redevelopment project;
No additional public service needs have been identified. Existing water and waste
water facilities will not be impacted by this development. The electric utility has
sufficient capacity to support the development. It is not anticipated that this will impact
schools. Fire and police protection are available and should not be impacted by this
development.
(c) Impacts on employers and employees of firms locating or expanding within the
boundaries of the area of the redevelopment project;
The proposed uses at this site would provide for expansion of office jobs within the and
compete with similar located in and locating in the City.
(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 is unlikely to have an impact on other employers and employees within
the city.
(e)Impacts on the student population of school districts within the city or village;
and
This project is unlikely to create any direct increase in cost for schools in the area.
(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 will continue growth along the 281 corridor in the direction of I-80.
Time Frame for Development
Development of this project is anticipated to be completed between Winter of 2019 and
Winter of 2020. The base tax year should be calculated on the value of the property as of
January 1, 2020. Excess valuation should be available for this project for 15 years
beginning in 2022 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 $1,800,000 the projected
amount of increment based upon the anticipated value of the project and current tax rate.
Grand Island Regular Meeting - 11/6/2019 Page 40 / 54
Grand Island Regular Meeting - 11/6/2019 Page 41 / 54
Resolution Number 2020-03
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 Phase 2 of Prairie
Commons for Prataria Ventures 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: November 6, 2019.
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST: By: ___________________________________
Chair
By: ___________________________________
Secretary
Grand Island Regular Meeting - 11/6/2019 Page 42 / 54
Hall County Regional Planning
Commission
Wednesday, November 6, 2019
Regular Meeting
Item J1
Preliminary and Final Plat - Ellington Pointe - Grand Island
Staff Contact:
Grand Island Regular Meeting - 11/6/2019 Page 43 / 54
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Grand Island Regular Meeting - 11/6/2019 Page 47 / 54
NORTHRDNNORTH RD NEllingtonPointeSubdivision
PROPOSED SUBDIVISIONLOCATION MAP
®
Scale: NONEFor Illustration Purposes
Grand Island Regular Meeting - 11/6/2019 Page 48 / 54
NORTH RD NSWEETWOOD DRDRIFTWOOD DR
13TH ST W
EllingtonPointeSubdivision
®
Scale: NONEFor Illustration Purposes
PROPOSED SUBDIVISIONAERIAL MAP
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ELLINGTON POINTE SUBDIVISION
ELLINGTON POINTE FINAL PLAT
1" = 60'4/30/19 Brent C.
111908.00 19-002
1 OF 2
TWO (2) HANOVER SECOND
SUBDIVISION AND LOT 2 & LOT FOUR (4)
HANOVER THIRD SUBDIVISION
INITIAL POINT SURVEYING LLC
410 S. Webb Rd.; Suite 4B
Grand Island, NE 68803
308-383-6754 Cell
308-675-4141 Office
7/3/19
10/17/19
Scale 1" = 60'
LOT 14
LOT 1
OUTLOT A
LOT 1LOT 2
LOT 3LOT 4
LOT 5LOT 6LOT 1 BLOCK 2NEUMANN SECOND SUBDIVISIONNOT A PART225.29'
226.05'
73.32'80.92'79.08'NOT A PART
LOT 1
HANOVER 2ND
SUBDIVISION
432.33' M N 88°38'03" E
175.69' M S 01°25'13" E150.00' M N 89°32'48" E
722.46' A & R S 89°14'00" W813.02' M N 01°24'35" W197.61' M S 01°24'15 EWESTWOOD PARK SUBDIVISION
LOT 3
HANOVER THIRD SUBDIVISION
NOT A PART
NOT A PART
171.90'
173.58'206.32'206.39'208.03'187.99'290.08'
20.00'
150.03'
150.03' M S 88°40'03" W 208.03 M S 01°21'52" E290.08 M (290.02' R) N 88°39'34" E
187.99' M (187.99' R ) N 01°20'19"W424.88' M (430.81' R) S 01°23'23" E - Corner Found 1/2" Pipe Unless Otherwise Noted
- 1/2 Rebar Placed W/Survey Cap Unless Otherwise Noted
- Temporary Point
All Distances on Curves are
Chord Distance
R - Recorded Distance
M- Measured Distance
Legend
104.15'
97.58'
96.36'100.00'100.00'100.00'100.05'
111.52'113.81'
100.00'
5.82'
58.23'
39.12'112.64'
64.00'
46.90'64.00'136.00'135.52'135.04'142.70'166.09'119.80'200.72'130.56'130.97'123.00'97.84'LOT 5
LOT 7 LOT 6 LOT 5 LOT 4
LOT 3
LOT 2 LOT 1
BLOCK 1
7' Utility
Easement
7' Utility Easement
20' Utility & Drainage
Easement
7' Utility Easement
20' Utility & Drainage
Easement
20' Utility & Drainage
Easement
20' Utility & Drainage
Easement
15' Utility & Drainage
Easement
104.15'
53.40'
72.80'72.80'
118.00'
118.00'
118.00'
86.71'51.59'142.10'142.10'142.10'90.00'60.78'80.00'80.00'51.60'44.28'LOT 2LOT 3LOT 4
LOT 4
LOT 3
LOT 2
LOT 1
LOT 5
LOT 6
LOT 9
LOT 11
LOT 12
LOT 13
139.91'
BLOCK 3
80.00'80.00'80.00'80.00'104.15'
104.15'
7' Utility Easement
7' Utility Easement
7' Utility
Easement
15' Drainaged & Utility
Easement
7' Utility EasementRYLIE WAYLOT 7
BLOCK 2
LOT 10118.71'184.8
9'173.27'95.62'51.600'156.79'
LOT 8
22.54'51.60'51.60'51.59'51.60'75.93'75.49'70.12'161.35'151.77'
64.00'64.00'118.00'
118.00'
20' Utility & Drainage
Easement
20' Utility & Drainage
Easement
74.55'72.80'7' Utility Easement
HUFF
B
O
U
L
E
V
A
R
D
SUBDIVISION INFORMATION
OWNER: Perseverance LLC & Andrew J. Eiler & City of Grand Island
PROPOSED LAND USE: Residential Development
TOTAL LOTS: 41 Residential Lots
1 Outlots
ENGINEER: Terry Brown E-8731 Alfred Benesch & Company
SURVEYOR: Brent Cyboron LS-727 Initial Point Surveying LLC51.60'177.98'22.26'
10
11
12
13
14
9
3
2
1
8
7
6
5123.00' M N 00°53'49" W64.00'P.O.B.
A REPLAT OF LOT TWO (2) HANOVER SECOND SUBDIVISION AND
LOT 2 AND ALL OF LOT FOUR (4) HANOVER THIRD SUBDIVISION,
CITY OF GRAND ISLAND, HALL COUNTY, NEBRASKA
BLOCK 2
BLOCK 2
GUS STREET
1312.88' M (1313.20' A) S 01°24'16" ENORTH ROAD40.00'
40.00'
10' Utility Easement
10' Utility Easement
10' Utility Easement
8331.501 Sq. Ft.
8331.501 Sq. Ft.
8331.501 Sq. Ft.
8331.501 Sq. Ft.
8331.501 Sq. Ft.8331.501 Sq. Ft.
9164.878 Sq. Ft.
8753.129 Sq. Ft.
7593.343 Sq. Ft.
7575.811 Sq. Ft.
7518.542 Sq. Ft.
11170.091 Sq. Ft.
13099.333 Sq. Ft.
14802.153 Sq. Ft.
35658.168 Sq. Ft.
6087.620 Sq. Ft.
6088.800 Sq. Ft.
6088.800 Sq. Ft.
6088.800 Sq. Ft.
54544.415 Sq. Ft.
LOT 6
LOT 7
LOT 8
LOT 9
LOT 1
LOT 2
LOT 3
LOT 4
LOT 5
7890.069 Sq. Ft.7954.550 Sq. Ft.8080.453 Sq. Ft.8176.683 Sq. Ft.LOT 18 LOT 17 LOT 16 LOT 15
BLOCK 4
BLOCK 2
13526.496 Sq. Ft.13757.640 Sq. Ft.15302.458 Sq. Ft.
18415.015 Sq. Ft.
14259.352 Sq. Ft.
8665.503 Sq. Ft.
6452.263 Sq. Ft.
9919.379 Sq. Ft.
8161.400 Sq. Ft.
7438.541 Sq. Ft.
64.00'
64.00'64.00'72.80'150.12'LOT 19
4.45'
LOT 10
80.00'80.00'80.00'80.00'
92.55'
93.63'
94.34'
95.06'
95.77'
96.59'
80.00'80.00'80.00'80.03'98.01'99.22'100.41'101.61'120.01'120.01'80.00'80.00'80.00'80.00'80.00'91.00'91.00'80.00'102.80'104.15'
104.15'
104.15'
104.15'
104.15'88.00'80.00'80.00'80.00'4
20' Utility Easement
7' Utility Easement
7' Utility
Easement
10' Utility & Drainage
Easement JAKE DRIVE12723.872 Sq. Ft.11509.606 Sq. Ft.
11740.904 Sq. Ft.10618.727 Sq. Ft.10344.629 Sq. Ft.10505.841 Sq. Ft.
CURVE TABLE 119.41'8999.582 Sq. Ft.1312.88' M (1313.20' A) S 01°24'16" E342.03' M N 89°30'23" E
515.01' M S 00°53'49" E423.42' M S 00°53'49" E202.95' M N 89°30'23" E
59.94' M
N
6
9
°
2
3'
1
6
"
E
152.84' M N 88°29'58" E
Grand Island Regular Meeting - 11/6/2019 Page 54 / 54