04-01-2020 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, April 1, 2020
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
Council Chambers
Grand Island Regular Meeting - 4/1/2020 Page 1 / 25
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 - 4/1/2020 Page 2 / 25
Hall County Regional Planning
Commission
Wednesday, April 1, 2020
Regular Meeting
Item A1
Agenda - April 1, 2020
Staff Contact:
Grand Island Regular Meeting - 4/1/2020 Page 3 / 25
AGENDA AND NOTICE OF MEETING
Wednesday, April 1, 2020
6:00 p.m.
City Hall— Grand Island
Also Due To COVID-19 Restrictions on Gatherings this meeting will be held on Zoom.
Directions for joining via Zoom are on the second page.
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 March 11, 2020.
3. Request Time to Speak.
4. Public Hearing-Redevelopment Plan Amendment- CRA Area 1- 824 E. 9th Street –
Paramount Development LLC Concerning an amendment to the redevelopment plan for
CRA Area No. 1 for redevelopment of 824 E 9th Street by Paramount Development LLC.
The proposed redevelopment would demolish a fire damaged house and replace it with a
5 unit townhouse style apartment building at this location. (C-14-2020GI).
5. Next Meeting May 6, 2020.
6. 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 - 4/1/2020 Page 4 / 25
Chad Nabity is inviting you to a scheduled Zoom meeting.
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Staff Recommendation Summary
For Regional Planning Commission Meeting
April 1, 2020
4. Public Hearing-Redevelopment Plan Amendment- Tabitha Grand
Island Inc. Prairie Commons Phase 3- Concerning an amendment to the
redevelopment plan for CRA Area No. 1 for 824 E. 9th Street, Paramount
Development LLC. The request from Paramount Development LLC calls for
redevelopment of this property and the existing fire damaged single family
home as a 5 unit townhome style two-story apartment building. Tax
increment financing will we used for acquisition, public infrastructure,
demolition, grading and site preparation. (C-14-2020GI) (Hearing,
Discussion, Action) A motion on Resolution 2020-06 is in order. See Full
Recommendation
Grand Island Regular Meeting - 4/1/2020 Page 6 / 25
Hall County Regional Planning
Commission
Wednesday, April 1, 2020
Regular Meeting
Item E1
Minutes - March 11, 2020
Staff Contact:
Grand Island Regular Meeting - 4/1/2020 Page 7 / 25
THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
March 11, 2020
The meeting of the Regional Planning Commission was held Wednesday, March 11, 2020 at
City Hall – Grand Island, Nebraska. Notice of this meeting appeared in the "Grand Island
Independent" on February 29, 2020.
Present: Pat O’Neill Leslie Ruge
Jaye Monter Robin Hendricksen
Tony Randone Hector Rubio
Darrel Nelson Carla Maurer
Absent: Judd Allan, Greg Robb, Leonard Rainforth and Dean Kjar
Other:
Staff: Chad Nabity, Rashad Moxey
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 - 4/1/2020 Page 8 / 25
of the meeting to better accommodate the public.
2. Minutes of the February 5, 2020 meeting.
A motion was made by Hendricksen and second by Nelson to approve the
minutes of the February 5, 2020 meeting.
The motion carried with eight members in favor (O’Neill, Ruge, Monter, Maurer,
Rubio, Nelson, Randone and Hendricksen) and no members voting no or abstaining.
3. Request Time to Speak.
4. Public Hearing – Grand Island Zoning Code Change – Proposed changes to
section 26-102 (B) Proposed changes would clarify language regarding properties
that are exempt from the Landscaping Requirements section of the code and add a
corridor along Old Potash Highway to the exempted districts. (C-13-2020GI)
O’Neill opened the public hearing.
Nabity stated the language was changed to clarify exemptions based on business
improvement districts created for the purpose of landscaping in Grand Island. The
proposed changes would exempt landscaping requirements along the section of the new
business improvement district which includes Old Potash Highway District from Webb
Road to North Road. The Old Potash Highway project will involve numerous round-a-
bouts and will also involve widening Old Potash Highway. There is not room to
accommodate landscaping without moving or replacing buildings and that would not be
in the best interest of the city.
O’Neill closed the public hearing.
A motion was made by Hendricksen and second by Ruge to recommend approval of
the Grand Island zoning code change to section 26-102 (B).
The motion carried with eight members voting in favor (Nelson, O’Neill, Ruge,
Monter, Maurer, Rubio, Hendricksen and Randone) and no members voting no.
5. Public Hearing – Redevelopment Plan Amendment – CRA Area 16 – Veterans
Home Property – Concerning a redevelopment plan for CRA Area No. 16 to authorize
the Grand Island CRA to enter into a contract with the State of Nebraska and White
Lotus Group for transfer of the Veterans Home property. (C-12-2020GI)
O’Neill opened the public hearing.
Nabity explained the State opened proposals back in September 2019. White Lotus
was suggested by the committee of community members and by the state. The state
cannot directly transfer the property to a private entity. The state can transfer it to the
Grand Island Regular Meeting - 4/1/2020 Page 9 / 25
Community Redevelopment Authority. The Community Redevelopment Authority
under the Community Redevelopment Law can transfer it to a private entity. The
redevelopment plan will allow a three way contract so the CRA can accept the property
from the state and turn it over to White Lotus Group.
O’Neill closed the public hearing.
A motion was made by Maurer and second by Randone to approve the Redevelopment
Plan Amendment – CRA Area 16 – Veterans Home Property and Resolution 2020-05.
The motion carried with eight members voting in favor (Nelson, O’Neill, Ruge,
Monter, Maurer, Rubio, Hendricksen and Randone) and no members voting no.
6. Final Plat – D. Skeen Subdivision – Alda – Located west of Chestnut Street and
north of Pine Street in Alda, Nebraska. (3 lots, 0.482). This property is zoned R6
Multiple Family Residential.
Nabity stated there are 3 houses on two lots. This would allow for the houses to be sold.
One of them has already been sold along with a portion of the other lot on the west side
on lot 3. They sold part of the lot without subdividing it. This would correct that and
will make it possible to sell the other houses separately. This will create two lots that
do not meet the minimum requirements for lot width and size. It was recommended
that owners enter into a license agreement with the Village for the buildings that extend
into the public right-of-way.
A motion was made by Ruge and second by Hendricksen to recommend approval of the
final plat for D. Skeen Subdivision subject to the owners entering into a license
agreement with the Village for the buildings that extend into the public right-of-way.
The motion carried with eight members voting in favor (Nelson, O’Neill, Ruge,
Monter, Maurer, Rubio, Hendricksen and Randone) and no members voting no.
7. Final Plat – Copper Creek Estates Sixteenth Subdivision – Grand Island - Located
east of Engleman Road south of Old Potash Highway in Grand Island, Nebraska. (16
lots, 4.086 acres). This property is zoned R2 Low Density Residential.
A motion was made by Randone and second by Nelson to approve the final plat for
Copper Creek Estates Sixteenth Subdivision.
The motion carried with eight members voting in favor (Nelson, O’Neill, Ruge,
Monter, Maurer, Rubio, Hendricksen and Randone) and no members voting no.
Grand Island Regular Meeting - 4/1/2020 Page 10 / 25
8. Director’s Report.
a. Nebraska Planning Conference March 4-6
Les Ruge was awarded the Carol Swayne Award at the Nebraska Planning
Conference Award banquet March 5, 2020.
9. Next meeting April 1, 2020.
10. Adjourn.
O’Neill adjourned the meeting at 6:38 p.m.
___________________________________________
Leslie Ruge, Secretary
By Norma Hernandez
Grand Island Regular Meeting - 4/1/2020 Page 11 / 25
Hall County Regional Planning
Commission
Wednesday, April 1, 2020
Regular Meeting
Item F1
Public Hearing - Redevelopment Plan Amendment - CRA Area 1 -
824 E. 9th Street - Paramount Development LLC
Staff Contact:
Grand Island Regular Meeting - 4/1/2020 Page 12 / 25
Agenda Item #4
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
March 23, 2020
SUBJECT:
Redevelopment plan amendment for a Site Specific Redevelopment Plan for property
located in Blight and Substandard Area 1 at 824 E. 9th Street in Grand Island, in Hall
County, Nebraska to support this development. (C-14-2020GI)
PROPOSAL:
Paramount Development LLC. Is proposing to demolish an existing fire damaged single family
home located at 824 E 9th Street and replace it with a 2 story 5 unit townhome apartment
building. The property is zoned R4 High Density Residential 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 more housing units in an older part of town. The proposed site and surrounding
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 R4
High Density Residential and the proposed development is allowed in that district. The R4
zoning district allows a variety of single and multifamily residential uses based on the size of
the property.
The Regional Planning Commission recommendation is limited to the appropriateness of the
proposed use at this location. Based upon the Grand Island Comprehensive Plan, low to
medium density residential development has been designated for this location.
The Planning Commission is required to comment on these applications to confirm that
expenditure of public funds through Tax Increment Financing (TIF) is not supporting uses
that are inconsistent with the comprehensive plan. The proposed use for a 5 units of
residential development at this location appears to be supported by the plan.
Grand Island Regular Meeting - 4/1/2020 Page 13 / 25
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 - 4/1/2020 Page 14 / 25
Redevelopment Plan Amendment
Grand Island CRA Area 1
March 2020
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area 1 with in the city, pursuant to
the Nebraska Community Development Law (the “Act”) and provide for the
financing of a specific infrastructure related project in Area 1.
Executive Summary:
Project Description
THE REDEVELOPMENT PROPERTY LOCATED AT THE NORTHWEST CORNER
OF THE INTERESECTION OF NINTH STREET AND BEAL STREET FOR THE
CONSTRUCTION OF A FIVE UNIT TOWN HOMES STYLE APARTMENT
BUILDING, INCLUDING ACQUISITION OF PROPERTY, SITE WORK, SEWER,
SEWER WATER, STORM SEWER AND STREETS AND DEMOLITION OF AN
EXISTING STRUCTURE.
The use of Tax Increment Financing to aid in expenses associated with
redevelopment of the property located at 824 E. 9th Street into a five unit apartment
building. The property currently is occupied by a fire damaged single family home.
The use of Tax Increment Financing is an integral part of the development plan and
necessary to make this project affordable. This property is planned for low to
medium density residential. This project as proposed would not be possible without
the use of TIF.
Paramount Development LLC acquire this property on January 20, 2020 for $43,980.
They are proposing to build a five unit townhouse style 2 story apartment building on this
site. The existing residential unit is currently vacant and was damaged in a fire and in
need of demolition. The developer is responsible for and has provided evidence that they
can secure adequate debt-financing to cover the costs associated with this project. The
Grand Island Community Redevelopment Authority (CRA) intends to pledge the ad
valorem taxes generated for up to 15 years for a period beginning January 1, 2022
towards the allowable costs and associated financing project.
TAX INCREMENT FINANCING TO PAY FOR THE REHABILITATION OF THE
PROPERTY WILL COME FROM THE FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
Hall County Assessor Parcels 400077965.
Legal Descriptions: All of Lots 4, 5 and 6 of Block 6 of Pleasant Hill Addition to the
City of Grand Island, Hall County, Nebraska.
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Existing Land Use and Subject Property
Grand Island Regular Meeting - 4/1/2020 Page 16 / 25
The tax increment will be captured for the tax years for which the payments become
delinquent in years 2022 through 2036 inclusive.
The real property ad valorem taxes on the current valuation will continue to be paid
to the normal taxing entities. The increase will come from the development and
construction of the apartment building on this property.
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 up to 15 years after the effective date of this provision as set forth
in the Redevelopment Contract, consistent with this Redevelopment Plan. Said taxes
shall be divided as follows:
a. That portion of the ad valorem tax which is produced by levy at the rate
fixed each year by or for each public body upon the redevelopment project valuation shall
be paid into the funds, of each such public body in the same proportion as all other taxes
collected by or for the bodies; and
b. That portion of the ad valorem tax on real property in the
redevelopment project in excess of such amount, if any, shall be allocated to and, when
collected, paid into a special fund of the Authority to pay the principal of; the interest on,
and any premiums due in connection with the bonds, loans, notes, or advances on money
to, or indebtedness incurred by, whether funded, refunded, assumed, or otherwise,such
Authority for financing or refinancing, in whole or in part, a redevelopment project.
When such bonds, loans, notes, advances of money, or indebtedness including interest
and premium due have been paid, the Authority shall so notify the County Assessor and
County Treasurer and all ad valorem taxes upon real property in such redevelopment
project shall be paid into the funds of the respective public bodies.
Pursuant to Section 18-2150 of the Act, the ad valorem tax so divided is hereby pledged
to the repayment of loans or advances of money, or the incurring of any indebtedness,
whether funded, refunded, assumed, or otherwise, by the CRA to finance or refinance, in
whole or in part, the redevelopment project, including the payment of the principal of,
premium, if any, and interest on such bonds, loans, notes, advances, or indebtedness.
Redevelopment Plan Amendment Complies with the Act:
The Community Development Law requires that a Redevelopment Plan and Project
consider and comply with a number of requirements. This Plan Amendment meets the
statutory qualifications as set forth below.
1. The Redevelopment Project Area has been declared blighted and substandard by
action of the Grand Island City Council on December 19, 2000.[§18-2109] Such
Grand Island Regular Meeting - 4/1/2020 Page 17 / 25
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 substantially consistent with the Comprehensive Plan.The
future land use plan from the Grand Island Comprehensive Development Plan indicates
that this property is intended for low to medium density residential. The Hall County
Regional Planning Commission held a public hearing at their meeting on April 1, 2020
and passed Resolution 2020-06 confirming that this project will be consistent with the
Comprehensive Plan for the City of Grand Island as amended.
Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. This property is
planned for low to medium density residential. This property is in private ownership.
[§18-2103(b) and §18-2111]
Changes to zoning, street layouts and grades or building codes or ordinances or other
Planning changes.
The area is zoned R-4 High Density Residential and the proposed use would be permitted
in this district. 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]
Site Coverage and Intensity of Use
The developer is proposing to increase the number of dwelling units on the property from
one to five. The size of the building and lot coverage will increase, but remain in
conformance with the applicable regulations regarding site coverage and intensity of use
for the proposed zoning district. [§18-2103(b) and §18-2111]
Additional Public Facilities or Utilities
Sewer and water are available to support this development.
Electric utilities are sufficient for the proposed use of this building.
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]
Grand Island Regular Meeting - 4/1/2020 Page 18 / 25
City of Grand Island Future Land Use Map
Grand Island Regular Meeting - 4/1/2020 Page 19 / 25
4. The Act requires a Redevelopment Plan provide for relocation of individuals and
families displaced as a result of plan implementation. The existing house on this
property was vacant prior to consideration of this paln. No relocation is
contemplated or necessary. [§18-2103.02]
5. No member of the Authority, nor any employee thereof holds any interest in any
property in this Redevelopment Project Area. [§18-2106] No members of the
authority or staff of the CRA have any interest in this property.
6. Section 18-2114 of the Act requires that the Authority consider:
a. Method and cost of acquisition and preparation for redevelopment and estimated
proceeds from disposal to redevelopers.
The estimated costs for this project including acquisition are $506,849. Site acquisition
cost $43,980. Site improvements including: tree removal, utility improvements,
sidewalks and other flat concrete of $60,800. Architectural and Engineering planning
services of $2,000 and are included as a TIF eligible expense. Legal, Developer and
Audit Fees including a reimbursement to the City and the CRA of $5,600 are included as
TIF eligible expense. The total of eligible expenses for this project is $112,380.
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 $112,380 from the proceeds of the TIF. This
indebtedness will be repaid from the Tax Increment Revenues generated from the project.
TIF revenues shall be made available to repay the original debt and associated interest
after January 1, 2022 through December 2036.
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
Grand Island Regular Meeting - 4/1/2020 Page 20 / 25
healthful and convenient distribution of population, the provision of adequate
transportation, water, sewerage, and other public utilities, schools, parks, recreational and
community facilities, and other public requirements, the promotion of sound design and
arrangement, the wise and efficient expenditure of public funds, and the prevention of the
recurrence of insanitary or unsafe dwelling accommodations or conditions of blight.
The Authority has considered these elements in proposing this Plan Amendment. This
amendment, in and of itself will promote consistency with the Comprehensive Plan. This
will have the intended result of preventing recurring elements of unsafe buildings and
blighting conditions. This will develop a vacant and underutilize property with housing
units in a manner consistent with the goals of the 2019 Housing Study for the City of
Grand Island.
8. Time Frame for Development
Development of this project is anticipated to be completed between June 2020 and
January of 2021. Excess valuation should be available for this project for up to 15 years
beginning with the 2021 tax year.
9. Justification of Project
The proposed construction will provide new quality housing in an existing neighborhood
and remove a structure contributing to blight within the neighborhood. This will also add
housing units to the total supply in the city consistent with the recommendation of the
2019 Housing Study.
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
$112,380 provided by the Grand Island Community Redevelopment Authority will be
required to complete the project. This investment by the Authority will leverage
$424,469 in private sector financing and equity investment; a private investment of $3.90
for every TIF dollar invested.
Grand Island Regular Meeting - 4/1/2020 Page 21 / 25
Use of Funds.
Description TIF Funds Private Funds Total
Site Acquisition 43,980$ $ 43,980
Building Costs $ 424,469 $ 424,469
Sewer $ 3,000 $ 3,000
Water $ 3,000 $ 3,000
Electric $ 6,300 $ 6,300
Trails/Sidewalks $ 21,150 $ 21,150
Site preparation/Dirt Work $ 12,350 $ 12,350
Demolition $ 15,000 $ 15,000
Architecture/Engineering $ 2,000 $ 2,000
Financing Fees $ 5,000 $ 5,000
Legal/TIF Contract $ 3,500 $ 3,500
other (Landscaping) $ 9,000 $ 9,000
Govt. Fees and Expenses $ 2,100 $ 2,100
TOTALS $ 112,380 $ 438,469 $ 550,849
Source of Funds
Tax Revenue. The property to be redeveloped has January 1, 2020, valuation of
approximately $57,511. Based on the 2019 levy this would result in a real property tax of
approximately $1,285. It is anticipated that the assessed value will increase by $552,629
upon full completion, as a result of the site redevelopment. This development will result
in an estimated tax increase of over $12,344 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 2020 assessed value: $ 57,511
Estimated taxable value after completion $ 610,140
Increment value $ 552,629
Annual TIF generated (estimated) $ 12,344
TIF bond issue $ 112,380
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $57,511. The
proposed redevelopment will create additional valuation of $552,629. No tax shifts are
anticipated from the project. The project creates additional valuation that will support
taxing entities long after the project is paid off.
(b) Public infrastructure and community public service needs impacts and local tax
impacts arising from the approval of the redevelopment project;
Grand Island Regular Meeting - 4/1/2020 Page 22 / 25
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. The Grand Island Public School system was notified of this application prior to
consideration of this plan by the Grand Island CRA, Regional Planning Commission or
City Council. Fire and police protection are available and should not be negatively
impacted by this development though any additional development and population may
impact time of service.
(c) Impacts on employers and employees of firms locating or expanding within the
boundaries of the area of the redevelopment project;
This will provide additional housing options for the residents of Grand Island
including those looking for employees. Housing that is affordable for employees is on
the major issues facing employers in Grand Island.
(d) Impacts on other employers and employees within the city or village and the
immediate area that are located outside of the boundaries of the area of the
redevelopment project; and
This project will not have a negative impact on other employers except potentially to
provide housing options for employees.
(e) Impacts on student populations of school districts within the City or Village:
This development will have an impact on the Grand Island School system and
will likely result in additional students at both the elementary and secondary school
levels.
The average number of persons per household in Grand Island for 2012 to 2016
according the American Community Survey is 2.65. Four additional households would
house 11 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 2 school age children generated by this development. These 2
children will likely be spread over the full school age population from elementary to
secondary school. According to the National Center for Educational Statistics1 the 2015-
16 enrollment for GIPS was 9,698 students and the cost per student in 2013-14 was
$12,343 of that $5,546 is generated locally. The Grand Island Public School System was
notified on March 10, 2020 that the CRA would be considering this application at their
March 18, 2020 meeting.
(f) Any other impacts determined by the authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
1 https://nces.ed.gov/ccd/districtsearch/district_detail.asp?ID2=3100016
Grand Island Regular Meeting - 4/1/2020 Page 23 / 25
This project is consistent the goals of the 2019 Housing Study for the City of Grand
Island to create more than 1400 new dwelling units by 2024. The local housing market is
not capable of producing the number of units needed at market rate given the costs of
building and development.
Time Frame for Development
Development of this project is anticipated to be completed during between June of 2020
beginning with property clearance and utility installation and January of 2021. The base
tax 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 2021 with taxes
due in 2022. 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 $112,380. The developer will spend at least $112,380
on eligible activities based on the estimates presented.
Grand Island Regular Meeting - 4/1/2020 Page 24 / 25
Resolution Number 2020-06
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 824. E. 9th Street-
Paramount Development 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: April 1, 2020
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST: By: ___________________________________
Chair
By: ___________________________________
Secretary
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