12-02-2020 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, December 2, 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
7:00 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, December 2, 2020
Regular Meeting
Item .A1
Agenda 12/2/20
Staff Contact:
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AGENDA AND NOTICE OF MEETING
Wednesday, December 2, 2020
6:00 p.m.
City Hall Council Chambers — Grand Island
1. Call to Order - This is a public meeting subject to the open meetings laws of the State of
Nebraska. The requirements for an open meeting are posted on the wall in this room
and anyone who would like to find out what those are is welcome to read through them.
The Planning Commission may vote to go into Closed Session on any Agenda Item as
allowed by State Law.
The Commission will discuss and may take action on any item listed on this agenda.
The order of items on the agenda may be reorganized by the Chair to facilitate the flow
of the meeting to better accommodate the public.
2. Minutes of the November 4, 2020.
3. Request Time to Speak.
4. Public Hearing Consideration of a Site Specific Redevelopment Plan for CRA Area
#2 Fonner View Center 1201 S. Locust-Grand Island
Concerning an amendment to the redevelopment plan for CRA Area No. 2 for 1201 S.
Locust- Fonner View Center_ south of Fonner Park Road and east of Locust Street. The
request calls for redevelopment and renovation of the commercial space at this location.
(C-05-2021GI)
5. Public Hearing Readoption of the Grand Island Zoning Map – Grand Island Public
Hearing to re-adopt the City of Grand Island Zoning Map, with proposed changes as
produced using the Hall County Geographic Information System. (C-04-2020GI)
6. Final Plat – Beckett Subdivision- Grand Island- Located west of Stuhr Road and north of
Stolley Park Road in Hall County Nebraska within the 2 mile ETJ of Grand Island, Nebraska.
(2 lots, 10.011acres). This property is zoned TA Transitional Agriculture Zone.
7. Directors Report
8. Next Meeting January 6, 2021.
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9. 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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Staff Summary November 2020 Page 1
Staff Recommendation Summary
For Regional Planning Commission Meeting
December 2, 2020
4. Public Hearing Consideration of a Site Specific Redevelopment Plan
for CRA Area #2 Fonner View Center 1201 S. Locust-Grand Island
Concerning an amendment to the redevelopment plan for CRA Area No. 2
for 1201 S. Locust- Fonner View Center_ south of Fonner Park Road and
east of Locust Street. The request calls for redevelopment and renovation
of the commercial space at this location. (C-05-2021GI) See Full
Recommendation (Hearing, Discussion, Action)
5. Public Hearing Readoption of the Grand Island Zoning Map – Grand
Island Public Hearing to re-adopt the City of Grand Island Zoning Map,
with proposed changes as produced using the Hall County Geographic
Information System. (C-04-2020GI) See Full Recommendation (Hearing,
Discussion, Action)
6. Final Plat – Beckett Subdivision- Grand Island- Located west of Stuhr
Road and north of Stolley Park Road in Hall County Nebraska within the 2
mile ETJ of Grand Island, Nebraska. (2 lots, 10.011acres). This property is
zoned TA Transitional Agriculture Zone. There are currently 2 houses on
this property and this will allow the owner to sell each house separately.
They will split the 28 foot drive access with a cross easement dedicated to
the public that will allow both lots to share this access.
Next Meeting January 6, 2021
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Hall County Regional Planning
Commission
Wednesday, December 2, 2020
Regular Meeting
Item E1
Meeting Minutes
Staff Contact:
Grand Island Regular Meeting - 12/2/2020 Page 7 / 50
THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
November 4, 2020
The meeting of the Regional Planning Commission was held Wednesday, November 4, 2020 at
City Hall – Grand Island, Nebraska. Notice of this meeting appeared in the “Grand Island
Independent” on October 24, 2020.
Present: Leslie Ruge Pat O’Neill Robin Hendricksen
Jaye Monter Tyler Doane
Hector Rubio Carla Maurer
Leonard Rainforth Greg Robb
Absent: Judd Allen, Tony Randone and Darrel Nelson
Other:
Staff: Rashad Moxey and Norma Hernandez
Press: Brandon Summers
1.Call to order.
Chairman O’Neill called the meeting to order at 6:05 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 - 12/2/2020 Page 8 / 50
of the meeting to better accommodate the public.
2. Minutes of the October 7, 2020 meeting.
A motion was made by Robb and second by Rubio to approve the minutes of
the October 7, 2020 meeting.
The motion carried with eight members voting in favor (O’Neill, Ruge, Monter,
Rainforth, Hendricksen, Robb, Doane and Rubio) and one abstaining (Maurer).
3.Request Time to Speak.
The following requested time to speak during discussion:
Andrew Woitaszewski, 7337 W Blender Rd Grand Isand,NE - item #4 available
for questions
Stephen Mossman- Mattson Ricketts Law Firm, Lincoln, NE item #4- available
for questions
4.Smart Soil LLC Local Sitting Permit – Hall County – Concerning a request to
the Hall County Board for a solid waste processing facility siting permit to be
located in Hall County west of 190th Road between Husker Highway and Old
Potash Highway. (C-03-2021GI)
Moxey stated this was a discussion required for state statue for a proposed site
application for a solid waste processing facility by Smart Soil, LLC. Hall
County has issued a conditional use permit. Moxey said the site does meet the
zoning requirements. Moxey also went on to explain that the County issued a
temporary use permit, to test the impact on the surrounding/ neighboring
properties. As part of the request submitted by Stephen Mossman, with Mattson
Ricketts Law firm on behalf of Smart Soil, LLC the Hall County Board has
forwarded the application to the Regional Planning Commission for review and
comments per state statue.
Andrew Woitaszewski -7337 W Blender Rd Grand Island, NE-
Stephen Mossman – Mr. Mossman an attorney representing Smart Soil, LLC
said Smart Soil, LLC applied for a conditional use permit in Dec. 10, 2019 for 7
years to operate a compost facility. Smart Soil, LLC will now apply for a solid
waste processing facility local siting permit per state statue in order to get the
final permit they need from the Nebraska Department of Environment and
Energy. One of the requirements under state statue is that the application get
the advice of the Regional Planning Commission. A formal vote will not be
needed for the advice. Mr. Mossman explained the criteria were sent out in the
application filed for the county board to do final.
Commissioner Rainforth asked if the operation was up in running during the
spring when there was a lot of rain. Woitaszewski explained that the operation
had a temporary permit during last summer, however the site can hold up to
350% more than the required water runoff retention by the state.
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Commissioner Ruge asked if there was more construction to be done on site,
Woitaszewski stated that once the local siting permit is completed the project
can move forward.
Chairman O’Neill stated that the consensus of the Planning Commission is that
it agrees with the resolution set forth by the Hall County Board.
Consent Agenda
5.Final Plat – Bosselman Crossing - Grand Island – Located south of U.S.
Highway 34 and west of Locust Street in Grand Island, Nebraska (2 lots, 3.31 acres).
This property is zoned B2 General Business Zone.
6.Final Plat – Bosselville Sixth Subdivision – Grand Island – Located west of U.S.
Highway 281 and north of Wood River in Hall County Nebraska within the 2 mile EJT
of Grand Island, Nebraska. (5 lots, 16.547 acres). This property is zoned TD Travel
Development Zone.
7.Final Plat – Continental Gardens Second Subdivision – Grand Island – Located
north of State Street and east of Webb Road in Grand Island Nebraska (2 lots, 13.56
acres). This property is zoned RO Residential Office, CD Commercial Development
Zone and R3 Medium Density Residential.
8.Final Plat – NCC 1701B Subdivision – Grand Island – Located west of Webb Road
and north of Capital Avenue in Grand Island, Nebraska (2 lots, 1.07 acres). This
property is zoned R1 Suburban Density Residential.
A motion was made by Maurer and second by Rainforth to approve all items on the
consent agenda.
The motion was carried with nine members voting in favor (O’Neill, Ruge, Doane,
Monter, Robb, Rubio, Hendricksen, Robb and Rainforth) with no members voting no.
9.Director’s Report.
Next Meeting December 2, 2020
O’Neill adjourned the meeting at 6:22 p.m.
___________________________________________
Leslie Ruge, Secretary
By Norma Hernandez
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Hall County Regional Planning
Commission
Wednesday, December 2, 2020
Regular Meeting
Item E2
Bills December 2020
Staff Contact:
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Hall County Regional Planning
Commission
Wednesday, December 2, 2020
Regular Meeting
Item F1
Public Hearing - Redevelopment Plan Amendment -Fonner View
Center -
Staff Contact:
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Agenda Item # 8
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
October 23, 2020
SUBJECT: Concerning the re-adoption of the City of Grand Island Zoning Map as produced using the Hall
County Geographic Information System as the official zoning map for the City of Grand Island. (C-04-2021GI)
PROPOSAL:
On June 11, 2019 the Grand Island City Council approved a map produced using the Hall County GIS as the
official zoning map for the City of Grand Island based on the 2004 Comprehensive Plan for the City of Grand
Island with all changes to the map as approved through May 31, 2019. As a matter of course, the City of Grand
Island occasionally re-adopts the zoning map incorporating all changes since the last re-adoption of the entire
map along with other changes as recommended by staff and the Hall County Regional Planning Commission.
This will allow a newly revised and adopted copy of the map to be printed for official use by Council, staff and the
general public. This hearing is being held for that purpose. This map will also serve to give notice to all parties
that the Grand Island City limits, and 2-mile extraterritorial jurisdiction, is as shown on the map.
BACKGROUND:
ZONING CHANGES
The following chart shows the changes that have been approved by the Regional Planning Commission and the
Grand Island City Council since May 31, 2019.
ID Ord Change Legal Case
1 9742 RD Zone to Amended RD
Zone
Autumn Park Third Subdivision. C-28-
2019GI
2 9751 R4 Zone to B2 Zone Lot five (5) of H.G. Clark’s Addition to the City of Grand
island. Hall County, Nebraska.
C-02-
2020GI
3 9760 CD Zone to Amended CD
Zone
A portion of Lot 1 Super Bowl Subdivision in the City of
Grand Island in Hall County, Nebraska
C-06-
2020GI
4 9770 RD Zone to Amended RD
Zone
Lot 3 of Nikodym Subdivision in the City of Grand Island
in Hall County, Nebraska
C-15-
2020GI
5 9789 R2 Zone to R3-SL Zone Part of the NW ¼ of Section23, Township 11 North, Range
10 West of the 6th P.M in Hall County Nebraska ( Copper
Creek)
C-21-
2020GI
The changes shown on this chart are represented on the new version of the Grand Island Zoning map. A map
delineating the location of these changes is attached.
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ANNEXATIONS
A total of 4 areas (20.49 Acres) were annexed into the City of Grand Island between May 29, 2019 and November
11, 2020.This map will not be adopted until the December 22, 2020 council meeting with an effective date of
January 15, 2021
Id Ord Date Location
1 9773 11/10/2020 Brooklyn Subdivision
2 9791 10/27/2020 NWE North Subdivision
3 9792 10/27/2020 NWE South Subdivision
4 9795 11/24/2020 Leaman Acres Subdivision
No changes to the Grand Island Extraterritorial Jurisdiction were made due to these annexations.
The changes shown on this chart are represented on a new version of the Grand Island Municipal Boundary as
additions. A map delineating the location of these changes is attached.
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OTHER PROPOSED CHANGES
Zoning Districts are not always changed as incremental changes are made to street alignments and lot layout
within subdivisions. Changes are not always made as annexation occurs. It is appropriate to occasionally
consider changing zoning on properties to more accurately reflect the surrounding area. The Planning staff is
recommending the changes below for adoption as part of the new zoning map.
Staff is suggesting the two changes as follows:
1. To rezone the Eddy Street corridor in conjunction with the future landuse map adopted with the
Comprehensive plan in 2004. Staff is proposing extending the B2- General Business Zone along both
sides of Eddy Street heading north from the intersection of 9th Street to 17th Street, changing the zoning
districts from R2, R3 and R4 respectively. This will encompass all property with frontage along this
corridor. The proposal will help with making existing non-conforming business along Eddy Street located
in residential zones conforming and would have not negative affect on residential structures as they are
allowed within B2 zones. The proposed changes conform to the general layout of the future land use
map and the existing surrounding uses. None of the proposed changes will create any non-conforming
uses.
2. Staff is suggesting to rezone all property located east of White Street, south of 6th Street, north of North
Front Street and west of Custer Street from R2, R3 and R4 respectively to R3-SL. There are a number of
non-conforming lots of record, the changes to this area will make the zoning consistent across the area
and create more conforming lots. The proposed changes conform to the existing surrounding uses.
3. Staff is suggesting rezone the southern portion of Lot 1 of Continental Gardens 2nd Subdivision from RO
& R3 respectively to CD Commercial Development Zone to eliminate one lot having 3 zoning district
making it consistent across the lot.
The attached Zoning Map shows the new map as it would look if all of the proposed changes are adopted by the
Grand Island City Council. The proposed effective date for this map is January 15, 2020. It is expected that the
Grand Island City Council will consider approval of the map at their meeting on December 22, 2020.
RECOMMENDATION:
That the Regional Planning Commission recommend that the City Council of Grand Island adopt this map as
presented as the official Zoning Map for the City of Grand Island.
____________________ Chad Nabity AICP, Planning Director
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Southeast Commons/Fonner View Center P a g e | 1
Redevelopment Plan Amendment
Grand Island CRA Area 2
October 2020
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 1201 S LOCUST STREET AND THE
SUBSEQUENT SITE WORK, UTILITY IMPROVEMENTS, ENGINEERING,
LANDSCAPING, REHABILITATIN AND PARKING IMPROVEMENTS
NECESSARY FOR REDEVELOPMENT OF THIS PROPERTY.
The use of Tax Increment Financing (TIF) to aid in the acquisition of property, necessary
site work and rehabilitation 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, 2022 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 south of Fonner Park Road and east of Locust in south central
Grand Island, the attached map identifies the subject property and the surrounding land
uses:
Legal Description Lots One (1) and Three (3) Fonner Third
Subdivision, in the City of Grand Island, Hall County, Nebraska, excepting
therefrom tracts of land described in Warranty Deed recorded as Document No.
82-003073, Warranty Deed recorded as Document No. 95-105533 and Warranty
Deed recorded as Document No. 2003216358.
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Existing Land Use
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Southeast Commons/Fonner View Center P a g e | 3
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 2022 through 2036
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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Southeast Commons/Fonner View Center P a g e | 4
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 December 2, 2020 and passed Resolution 2021-01 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 acquired the property for $625,000 on October 1, 2020. It is
further anticipated that the owner may sell a portions of this property to other entities
most likely through a condominium arrangement.
b. Demolition and Removal of Structures:
The project to be implemented with this plan will not require complete demolition of any
existing structures. It is anticipated that the existing structures will be rehabilitated both
inside and out.
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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Southeast Commons/Fonner View Center P a g e | 5
City of Grand Island Future Land Use Map
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Southeast Commons/Fonner View Center P a g e | 6
d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned B2-AC General Business zone with an Arterial Commercial Overlay.
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 to restore and renovate the retail/commercial/office
development at this location. The proposed development will be limited to either the
65% coverage allowed in the B2-AC zoning district. [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Sewer and water are available to support this development.
The developer will be responsible for replacing any sidewalks damaged during
construction of the project.
No other utilities would be impacted by the development. [§18-2103(b) and §18-2111]
4. The Act requires a Redevelopment Plan provide for relocation of individuals and
families displaced as a result of plan implementation. This 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 purchased this property for $625,000 on October 1, 2020. The cost of
property acquisition is being included as a TIF eligible expense. Total costs for
renovation are estimated at $2,514,790. An additional $5,700 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 $3,145,490. It is estimated based on the proposed increased
valuation to $1,639,083 will result in $549,200 of increment generated over a 15 year
period. This project should pay off prior to the end of the 15 year bond period..
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Southeast Commons/Fonner View Center P a g e | 7
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 $549,200 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 renovation and enhanced utilization of vacant commercial space
this location. This will have the intended result of preventing recurring elements of
unsafe buildings and blighting conditions.
8. Time Frame for Development
Development of this project is anticipated to be completed between January of 2021 and
Summer of 2021. Excess valuation should be available for this project for 15 years
beginning with the 2022 tax year.
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9. Justification of Project
This is infill development in an area with all city services available. The commercial
space on this corner was rebuilt after the tornadoes in 1980. This corner has been a key
commercial corner in Grand Island until the last few years. Over the past 2 years anchor
tenants at this location including Burger King and Texas T Bone have moved to new
buildings further south on the Locust Corridor. This is an ideal time to renovate this
building with minimal disruption to existing businesses.
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 $549,200 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
$2,596,290 in private sector financing and investment; a private investment of $4.72 for
every TIF dollar investment. It is estimated this will pay off in 15 years.
Use of Funds.Source of Funds
Description TIF Funds Private Funds Total
Site Acquisition $549,200 $75,800 $625,000
Rehabilitation
(Arch/Permits inc.)
$2,514,790 $2,514,790
Legal/City Fees $5,700 $5,700
TOTALS $549,200 $2,596,290 $3,145,490
Tax Revenue. The property to be redeveloped is expected to have has a January 1, 2021,
valuation of approximately $625,000. Based on the 2019 levy this would result in a real property
tax of approximately $12,961. It is anticipated that the assessed value will increase by
$1,639,083 upon full completion, as a result of the site redevelopment. This development will
result in an estimated tax increase of over $36,613 annually resulting in approximately $549,200
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 2021 assessed value: $ 625,000
Estimated value after completion $ 2,264,083
Increment value $ 1,639,083
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Southeast Commons/Fonner View Center P a g e | 9
Annual TIF generated (estimated) $ 36,613
TIF bond issue $ 549,200
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area has an estimated valuation of $625,000. The
proposed improvements at this location will result in at least an additional $1,639,083 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.
(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. This
project does not involve housing and is renovation of an existing commercial site.
(f) Any other impacts determined by the authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
This is a prominent corner on the Locust Corridor near the Water Park, Fonner Park and
the State Fair Grounds. The property has dropped into disrepair and vacancy over the
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Southeast Commons/Fonner View Center P a g e | 10
past several years. Reinvestment in this property will sustain the development that has
occurred near this location.
Time Frame for Development
Development of this project is anticipated to be completed during between January 2021
and Summer of 2021 to white box finish. The base tax year should be calculated on the
value of the property as of January 1, 2021. Excess valuation should be available for this
project for 15 years beginning in the 2022 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 including the cost acquisition and renovation, the
developer will spend upwards of $3,145,000 on TIF eligible activities. The full amount
of TIF generated over a 15 year period would be $549,200.
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Resolution Number 2021-01
HALL COUNTY REGIONAL PLANNING COMMISSION
A RESOLUTION RECOMMENDING APPROVAL OF A SITE SPECIFIC
REDEVELOPMENT PLAN OF THE CITY OF GRAND ISLAND, NEBRASKA;
AND APPROVAL OF RELATED ACTIONS
WHEREAS, the Chairman and Board of the Community Redevelopment Authority of the City
of Grand Island, Nebraska (the “Authority”), referred the Redevelopment Plan for 1201 S. Locust
Fonner View Center-Southeast Commons. 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: December 2, 2020.
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST: By: ___________________________________
Chair
By: ___________________________________
Secretary
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Hall County Regional Planning
Commission
Wednesday, December 2, 2020
Regular Meeting
Item F2
Public Hearing - Concerning the re-adoption of the City of Grand
Island Zoning Map.
Staff Contact:
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Agenda Item # 8
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
October 23, 2020
SUBJECT: Concerning the re-adoption of the City of Grand Island Zoning Map as produced using the Hall
County Geographic Information System as the official zoning map for the City of Grand Island. (C-04-2021GI)
PROPOSAL:
On June 11, 2019 the Grand Island City Council approved a map produced using the Hall County GIS as the
official zoning map for the City of Grand Island based on the 2004 Comprehensive Plan for the City of Grand
Island with all changes to the map as approved through May 31, 2019. As a matter of course, the City of Grand
Island occasionally re-adopts the zoning map incorporating all changes since the last re-adoption of the entire
map along with other changes as recommended by staff and the Hall County Regional Planning Commission.
This will allow a newly revised and adopted copy of the map to be printed for official use by Council, staff and the
general public. This hearing is being held for that purpose. This map will also serve to give notice to all parties
that the Grand Island City limits, and 2-mile extraterritorial jurisdiction, is as shown on the map.
BACKGROUND:
ZONING CHANGES
The following chart shows the changes that have been approved by the Regional Planning Commission and the
Grand Island City Council since May 31, 2019.
ID Ord Change Legal Case
1 9742 RD Zone to Amended RD
Zone
Autumn Park Third Subdivision. C-28-
2019GI
2 9751 R4 Zone to B2 Zone Lot five (5) of H.G. Clark’s Addition to the City of Grand
island. Hall County, Nebraska.
C-02-
2020GI
3 9760 CD Zone to Amended CD
Zone
A portion of Lot 1 Super Bowl Subdivision in the City of
Grand Island in Hall County, Nebraska
C-06-
2020GI
4 9770 RD Zone to Amended RD
Zone
Lot 3 of Nikodym Subdivision in the City of Grand Island
in Hall County, Nebraska
C-15-
2020GI
5 9789 R2 Zone to R3-SL Zone Part of the NW ¼ of Section23, Township 11 North, Range
10 West of the 6th P.M in Hall County Nebraska ( Copper
Creek)
C-21-
2020GI
The changes shown on this chart are represented on the new version of the Grand Island Zoning map. A map
delineating the location of these changes is attached.
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ANNEXATIONS
A total of 4 areas (20.49 Acres) were annexed into the City of Grand Island between May 29, 2019 and November
11, 2020.This map will not be adopted until the December 22, 2020 council meeting with an effective date of
January 15, 2021
Id Ord Date Location
1 9773 11/10/2020 Brooklyn Subdivision
2 9791 10/27/2020 NWE North Subdivision
3 9792 10/27/2020 NWE South Subdivision
4 9795 11/24/2020 Leaman Acres Subdivision
No changes to the Grand Island Extraterritorial Jurisdiction were made due to these annexations.
The changes shown on this chart are represented on a new version of the Grand Island Municipal Boundary as
additions. A map delineating the location of these changes is attached.
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OTHER PROPOSED CHANGES
Zoning Districts are not always changed as incremental changes are made to street alignments and lot layout
within subdivisions. Changes are not always made as annexation occurs. It is appropriate to occasionally
consider changing zoning on properties to more accurately reflect the surrounding area. The Planning staff is
recommending the changes below for adoption as part of the new zoning map.
Staff is suggesting the two changes as follows:
1. To rezone the Eddy Street corridor in conjunction with the future landuse map adopted with the
Comprehensive plan in 2004. Staff is proposing extending the B2- General Business Zone along both
sides of Eddy Street heading north from the intersection of 9th Street to 17th Street, changing the zoning
districts from R2, R3 and R4 respectively. This will encompass all property with frontage along this
corridor. The proposal will help with making existing non-conforming business along Eddy Street located
in residential zones conforming and would have not negative affect on residential structures as they are
allowed within B2 zones. The proposed changes conform to the general layout of the future land use
map and the existing surrounding uses. None of the proposed changes will create any non-conforming
uses.
2. Staff is suggesting to rezone all property located east of White Street, south of 6th Street, north of North
Front Street and west of Custer Street from R2, R3 and R4 respectively to R3-SL. There are a number of
non-conforming lots of record, the changes to this area will make the zoning consistent across the area
and create more conforming lots. The proposed changes conform to the existing surrounding uses.
3. Staff is suggesting rezone the southern portion of Lot 1 of Continental Gardens 2nd Subdivision from RO
& R3 respectively to CD Commercial Development Zone to eliminate one lot having 3 zoning district
making it consistent across the lot.
The attached Zoning Map shows the new map as it would look if all of the proposed changes are adopted by the
Grand Island City Council. The proposed effective date for this map is January 15, 2020. It is expected that the
Grand Island City Council will consider approval of the map at their meeting on December 22, 2020.
RECOMMENDATION:
That the Regional Planning Commission recommend that the City Council of Grand Island adopt this map as
presented as the official Zoning Map for the City of Grand Island.
____________________ Chad Nabity AICP, Planning Director
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Hall County Regional Planning
Commission
Wednesday, December 2, 2020
Regular Meeting
Item J1
Beckett Subdivision
Staff Contact:
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STOLLEY PARK RD E
BeckettSubdivision
PROPOSED SUBDIVISIONAERIAL MAP
®
Scale: NONEFor Illustration Purposes
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