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05-05-2021 Regional Planning Regular Meeting Packet Hall County Regional Planning Commission Wednesday, May 5, 2021 Regular Meeting Packet Commission Members: Judd Allan Hall County Tony Randone Grand Island Derek Apfel Grand Island Hector Rubio Grand Island Leonard Rainforth Hall County Carla Maurer Doniphan Dean Kjar Wood River Robin Hendricksen Grand Island Jaye Monter Cairo Vice Chairperson Pat O’Neill Hall County Chairperson Greg Robb Hall County Leslie Ruge Alda Secretary Regional Planning Director: Chad Nabity Planning Technician: Rashad Moxey Administrative Assistant: Norma Hernandez 6:00 PM Grand Island Regular Meeting - 5/5/2021 Page 1 / 60 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 - 5/5/2021 Page 2 / 60 Hall County Regional Planning Commission Wednesday, May 5, 2021 Regular Meeting Item A1 Agenda 5/5/21 Staff Contact: Grand Island Regular Meeting - 5/5/2021 Page 3 / 60 AGENDA AND NOTICE OF MEETING Wednesday, May 5, 2021 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 April 7, 2021. 3. Request Time to Speak. 4. Public Hearing –Redevelopment Plan Amendment-Grand Island –Bosselman Realty LLC. Concerning an amendment to the redevelopment plan for CRA Area No. 2 for 1607 S. Locust- Bosselman Corporate Office Property south of State Fair Blvd. and east of Locust Street. This is an amendment to change the proposed hotel to a quick serve restaurant west of the corporate office. Resolution 2021-03 (C-13-2021GI) 5. Public Hearing – Redevelopment Plan Amendment-Grand Island. Public Concerning an amendment to the redevelopment plan for CRA Area No. 6 for 722 N. Eddy St., former Hal Maggiore Studio, south of 8th Street and west of Eddy Street. The request calls for redevelopment and renovation of the commercial space at this location. Resolution 2021-04 (C-14-2021GI) 6. Public Hearing – Zoning Change-Grand Island. Public Hearing to consider a change in zoning for Lot 31 of Matthews Subdivision in Grand Island, Hall County, Nebraska from R2- Low Density Residential to B2 General Business. This property is located south of Brookline Drive and east of Bellwood Drive extended (C-15-2021GI) Consent Agenda: Grand Island Regular Meeting - 5/5/2021 Page 4 / 60 7. Final Plat –Highland Second Subdivision- Grand Island- Located south of Nebraska Highway 2 and west of Independence Avenue in Grand Island, Nebraska. (26 lots, 4.235 acres). 8. Final Plat –Bosselman Business Park Subdivision- Grand Island- Located south State Fair Boulevard and east of Locust Street in Grand Island Nebraska (3 lots, 10.60 acres). 9. Final Plat –Dobesh Elevator Farm Subdivision- Hall County- Located south of Stolley Park Road and west of 110th Road in Hall County, Nebraska. (1 lot, 2.98 acres). 10. Directors Report 11. Next Meeting June 2, 2021. 12. 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 - 5/5/2021 Page 5 / 60 Staff Summary May 2021 Page 1 Staff Recommendation Summary For Regional Planning Commission Meeting May 5, 2021 4. Public Hearing Consideration of a Site Specific Redevelopment Plan for CRA Area #2 Bosselman Corporate Office 1607 S. Locust-Grand Island Concerning an amendment to the redevelopment plan for CRA Area No. 2 for 1607 S. Locust- Bosselman Corporate Office south of State Fair Boulevard and east of Locust Street. The request calls for redevelopment of the commercial space at this location. (C-13-2021GI) See Full Recommendation (Hearing, Discussion, Action) 5. Public Hearing Consideration of a Site Specific Redevelopment Plan for CRA Area #6 Hal Maggiore Studio 722 N. Eddy Street-Grand Island Concerning an amendment to the redevelopment plan for CRA Area No. 6 for 722 N Eddy Street south of 8th Street and west of Eddy Street. The request calls for redevelopment of the commercial space at this location. (C-14-2021GI) See Full Recommendation (Hearing, Discussion, Action) 6. Public Hearing – Zoning Change-Grand Island. Public Hearing to consider a change in zoning on Lot 31 Matthews Subdivision from R2-Low Density Residential to B2-General Business. This property is located south of Brookline Drive and east of Bellwood Drive extended the City of Grand Island. (C-15-2021GI) See Full Recommendation (Hearing, Discussion Action) 7. Final Plat –Highland Second Subdivision- Grand Island- Located south of Nebraska Highway 2 and west of Independence Avenue in Grand Island, Nebraska. (26 lots, 4.235 acres). This property is zoned B2 General Business and R3-SL Medium Density Small Lot Residential. Sewer and water can be extended throughout. 8. Final Plat –Bosselman Business Park Subdivision- Grand Island- Located south State Fair Boulevard and east of Locust Street in Grand Island Nebraska (3 lots, 10.60 acres). This property is zone B2-AC General Business with an Arterial Commercial Overlay. Sewer and water can be extended to serve the new lots. 9. Final Plat –Dobesh Elevator Farm Subdivision- Hall County- Located south of Stolley Park Road and west of 110th Road in Hall County, Nebraska. (1 lot, 2.98 acres). This property is an existing farmstead on 20 acres or more and zoned AG-1 Primary Agricultural Zone. Next Meeting June 2, 2021. Grand Island Regular Meeting - 5/5/2021 Page 6 / 60 Hall County Regional Planning Commission Wednesday, May 5, 2021 Regular Meeting Item E1 Meeting Minutes 4/7/21 Staff Contact: Grand Island Regular Meeting - 5/5/2021 Page 7 / 60 THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND, WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN, NEBRASKA Minutes for April 7, 2021 The meeting of the Regional Planning Commission was held Wednesday, April 7, 2021 at City Hall – Grand Island, Nebraska. Notice of this meeting appeared in the “Grand Island Independent” on March 27, 2021. Present: Leslie Ruge Pat O’Neill Judd Allan Jaye Monter Nick Olson Darrell Nelson Hector Rubio Tony Randone Tyler Doane Robin Hendricksen Greg Robb Absent: Leonard Rainforth Other: Staff: Chad Nabity and 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 - 5/5/2021 Page 8 / 60 of the meeting to better accommodate the public. 2. Minutes of the April 7, 2021 meeting. A motion was made by Randone and second by Nelson to approve the minutes of the April 7, 2021 meeting. The motion carried with nine members voting in favor (O’Neill, Ruge, Olson, Monter, Doane, Robb, Hendricksen, Randone and Rubio) and one abstaining (Allan) 3.Request Time to Speak. 4.Public Hearing – Zoning Change – Grand Island – Public Hearing to consider a change in zoning on Lots 3 and 4 Block 14 of H.G. Clarks Addition from R4-High Density Residential to B2-General Business. This property is located south of 8th Street and west of Eddy Street 811 and 817 W. 8th Street in the City of Grand Island. (C-11- 2021GI) O’Neill opened the public hearing: Nabity stated Mr. Miller is purchasing 3 lots and is planning on moving his shop to the location. The future land use map for this area calls for the entire block between Eddy Street and Clark Street to be Mixed Use Commercial within the plan which would include residential uses. It is consistent with the comprehensive plan and the staff is recommending approval. No member of the public had comments. O’Neill closed the hearing: A motion was made by Hendricksen and second by Randone to approve change in zoning on Lots 3 and 4 Block 14 of H.G. Clarks Addition from R4-High Density Residential to B2-General Business. The motion carried with ten members voting yes (O’Neill, Ruge, Nelson, Allan, Monter, Hendricksen, Doane, Robb, Olson and Randone) and one member abstaining (Rubio). 5.Public Hearing – Zoning Change-Grand Island. Public Hearing to consider a change in zoning for property proposed for platting as J. Mader Subdivision in the northwest corner of Section 1, Township 11 N, Range 10 W. of the 6th P.M. in Hall County, Nebraska from AG2-Transitional Agriculture to LLR-Large Lot Residential. This property is located south of Airport Road and east of North Road. (C-12-2021GI) Grand Island Regular Meeting - 5/5/2021 Page 9 / 60 O’Neill opened the public hearing: Nabity stated the property is 4.314 acres south of Airport Road and east of North Road. The property is currently zoned AG2 Secondary Agriculture the future land use map calls for that entire area south of Airport Road adjacent to the railroad tracks and Highway 2. Staff is recommending approval. No members of the public had comments on the proposed rezoning. O’Neill closed the hearing: A motion was made by Randone and second by Olson to approve change in zoning for property proposed for platting as J. Mader Subdivision in the northwest corner of Section 1, Township 11 N, Range 10 W. of the 6th P.M. in Hall County, Nebraska from AG2-Transitional Agriculture to LLR-Large Lot Residential. The motion carried with eleven members voting yes (O’Neill, Nelson, Allan, Ruge, Olson, Robb, Monter Hendricksen, Doane, Rubio, and Randone) and no members voting no. Consent Agenda: 6.Final Plat –Farrall 2nd Subdivision- Grand Island- Located south of Arch Avenue and west Claude Road in Grand Island, Nebraska. (3 lots, 1.441 acres). 7.Final Plat –H and S Wiese Subdivision- Grand Island- Located south of 14th Street and east of Cherry Street in Grand Island Nebraska (4 lots, 0.6915 acres). 8.Final Plat –J. Mader Subdivision- Grand Island- Located south of Airport Road and east of North Road in Hall County, Nebraska (1 lot, 4.314 acres). 9.Final Plat –J &K Estates Subdivision- Hall County- Located north of Old Potash Highway and west of Burwick Road in Hall County, Nebraska. (1 lot, 3.481 acres). 10.Final Plat –Kenyon Farm Subdivision- Hall County - Located north of Wood River Drive and west of Monitor Road in Hall County, Nebraska. (1 lot, 1.4413 acres). 11.Final Plat –Marbu Farms Subdivision- Hall County - Located south of Chapman Rd and west of US Highway 281 in Hall County, Nebraska. (2 lots,19.280 acres). 12.Final Plat –Miller Acres Subdivision- Hall County - Located south of Burmood Road and east of 140th Road in Hall County, Nebraska. (1 lot, 4.575 acres). 13.Final Plat –S & K Powell Subdivision- Alda - Located north of Wildwood Drive and west of Monitor Road in Hall County, Nebraska within the extraterritorial jurisdiction of the Village of Alda. (2 lots, 20.005 acres). Grand Island Regular Meeting - 5/5/2021 Page 10 / 60 A motion was made by Ruge and second by Robb to approve all items on the consent agenda with approval of J. Mader Subdivision contingent on approval of the proposed rezoning. The motion was carried with eleven members voting in favor (O’Neill, Ruge, Nelson, Allan, Monter, Robb, Hendricksen, Doan, Rubio, Olson, and Randone) and no members voting no. 14.Director’s Report April 16th - Land Bank Session Study Session available on GITV - Micro TIF, Land Bank and Missing Middle Housing. Press Conference on April 20th @ 11am – Missing Middle Housing 15.Next Meeting May 5, 2021 O’Neill adjourned the meeting at 6:13 p.m. ___________________________________________ Leslie Ruge, Secretary By Norma Hernandez Grand Island Regular Meeting - 5/5/2021 Page 11 / 60 Hall County Regional Planning Commission Wednesday, May 5, 2021 Regular Meeting Item F1 Public Hearing - Bosselman Redevelopment Plan Amendment - Grand Island Staff Contact: Grand Island Regular Meeting - 5/5/2021 Page 12 / 60 Agenda Item #5 PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION: November 18, 2020 SUBJECT: Redevelopment plan amendment for property located in Blight and Substandard Area 2 for a Site Specific Redevelopment Plan for property located south of State Fair Boulevard and east of Locust Street, 1607 S. Locust- Bosselman Corporate Offices in Grand Island, in Hall County, Nebraska to support this development. (C-13-2021GI) PROPOSAL: The original redevelopment plan for this property approved on September 8, 2015 proposed the development of a 100 room hotel to the west of the corporate office building. Changes in the market for hotel space have caused Bosselman’s to reexamine the plan and they are now proposing a quick serve restaurant at this location. The change from a 100 room hotel to a quick serve restaurant is significant and requires approval of an amendment to the plan. The property is zoned B-2 General Business in the AC Arterial Commercial 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. It is anticipated that this property would continue to be used for commercial uses. 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 with an AC Arterial Commercial Overlay. The B-2 zone allows a variety of commercial uses including quick serve restaurants. 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. Grand Island Regular Meeting - 5/5/2021 Page 13 / 60 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 - 5/5/2021 Page 14 / 60 CRA Area 2 Redevelopment Plan Amendment 1607 S. Locust April 2021 Redevelopment Plan Amendment Grand Island CRA Area 2 July 2015 Amended April 2021 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 commercial project in Area 2. Executive Summary: Project Description THE ACQUISITION OF PROPERTY AT 1607 SOUTH LOCUST STREET AND THE SUBSEQUENT SITE WORK, RENOVATIONS, UTILITY IMPROVEMENTS, ENGINEERING, LANDSCAPING AND PARKING IMPROVEMENTS NECESSARY FOR REBUILDING CORPORATE OFFICE FOR BOSSELMAN COMPANIES ALONG WITH A MOTEL QUICK SERVE RESTAURANT AND SEPARATE PROFESSIONAL OFFICE SPACE AT THIS LOCATION. The use of Tax Increment Financing (TIF) to aid in the acquisition of property, rehabilitation of the existing building, necessary site work and installation of public utilities and utility connections necessary to develop this site. The use of TIF makes it feasible to complete the proposed project within the timeline presented. This project developer has stated that the project will not be completed at this location without the use of TIF. The acquisition, rehabilitation, 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, 2017 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 east of Locust Street south of State Fair Boulevard and west of Fonner Park in south central Grand Island, the attached map identifies the subject property and the surrounding land uses: Legal Description Lot 1 of Fonner Fourth Subdivision (It is anticipated this property will be re-subdivided to accommodate phases 2 and 3 of this proposal. Grand Island Regular Meeting - 5/5/2021 Page 15 / 60 CRA Area 2 Redevelopment Plan Amendment 1607 S. Locust April 2021 Grand Island Regular Meeting - 5/5/2021 Page 16 / 60 CRA Area 2 Redevelopment Plan Amendment 1607 S. Locust April 2021 The tax increment will be captured for the tax years the payments for which become delinquent in years 2018 through 2031 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 construction of new commercial space on this property. Statutory Pledge of Taxes. Pursuant to Section 18-2147 of the Act, any ad valorem tax levied upon real property in the Redevelopment Project Area shall be divided, for the period not to exceed 15 years after the effective date of the provision, which effective date shall be January 1, 2017. 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. Grand Island Regular Meeting - 5/5/2021 Page 17 / 60 CRA Area 2 Redevelopment Plan Amendment 1607 S. Locust April 2021 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 (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 acquire the necessary property and provide the necessary site work for the construction of a permitted use on this property. 3. The Redevelopment Plan must be sufficiently complete to address the following items: [§18-2103(13) (b)] a. Land Acquisition: The Redevelopment Plan for Area 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. b. Demolition and Removal of Structures: The project to be implemented with this plan will not require demolition of any existing structures. c. Future Land Use Plan See the attached map from the 2004 Grand Island Comprehensive Plan. The site is planned for commercial development within this arterial corridor allowing for maximum exposure. Residential and hotel uses are also permitted in this area [§18-2103(b) and §18-2111]. The attached map also is an accurate site plan of the area after redevelopment. [§18-2111(5)] Grand Island Regular Meeting - 5/5/2021 Page 18 / 60 CRA Area 2 Redevelopment Plan Amendment 1607 S. Locust April 2021 City of Grand Island Future Land Use Map Grand Island Regular Meeting - 5/5/2021 Page 19 / 60 CRA Area 2 Redevelopment Plan Amendment 1607 S. Locust April 2021 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 District. No zoning changes are anticipated with this project. No changes are anticipated in street layouts or grades. No changes are anticipated in building codes or ordinances. Nor are any other planning changes contemplated. [§18-2103(b) and §18-2111] e. Site Coverage and Intensity of Use The developer is proposing to remodel the existing retail building for a combination of retail uses, office uses and residential dormitories. In addition, there are future phases that anticipate the development of a 100 room motel quick serve restaurant at the northwest corner of the site and additional in-line professional office space along the southern property line. [§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 the proposed future development. No other utilities would be impacted by the development. The developer will be responsible for replacing any sidewalks damaged during construction of the project. No other utilities would be impacted by the development. [§18-2103(b) and §18-2111] Grand Island Regular Meeting - 5/5/2021 Page 20 / 60 CRA Area 2 Redevelopment Plan Amendment 1607 S. Locust April 2021 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 purchased this property for redevelopment for $1,700,000 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, utility extensions, building plans, and renovation of the existing building $6,591,600 and are included as TIF eligible expenses for phase 1. Phase 2 eligible expenses include sitework/utility extensions, architecture and legal fees of $315,000. Phase 3 eligible expenses include architecture and legal fees of $120,000. The total amount of the TIF eligible expenses in this request is over $8,700,000 It is estimated based on the proposed increased valuation for Phase 1 of the project of $11,617,706 will result in $3,836,200 of increment generated over a 15 year period. Phase 2 would generate an increase in value of $8,083,000 521,273,with $2,491,229 102,114 generated over a 14 9 year period. Phase 3 would generate an increase of $787,000 with $225,230 17,325 generated over a 13 year period annually for the remainder of the term after construction. A maximum total of $6,552,000 4,094,242 of TIF would be available to cover $8,726,600 worth of TIF eligible expenses. It is anticipated that the developer will spend almost $2,175,000 more on eligible expenses than will be generated by the tax increment. 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 has assisted the project by granting the sum of $6,552,000 for the project 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 after January 1, 2018 through December 2032. Grand Island Regular Meeting - 5/5/2021 Page 21 / 60 CRA Area 2 Redevelopment Plan Amendment 1607 S. Locust April 2021 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 the existing building and development of additional commercial facilities at this location. This lot is surrounded by similar commercial uses. This will not increase traffic in the area. New commercial development will raise property values and provide a stimulus to keep surrounding properties properly maintained. This will have the intended result of preventing recurring elements of unsafe buildings and blighting conditions. 8. Time Frame for Development Development of Phase 1 of this project is anticipated to be completed between January of 2016 and December of 2016. Excess valuation should be available for this project for 15 years beginning with the 2017 tax year. It is anticipated that Phases 2 will be completed before the end of 2021. Phase 3 will be completed within 5 years of the beginning of the project when feasible depending on market conditions. 9. Justification of Project The property is located at the entrance to the Fonner Park and the Nebraska State Fair Grounds. These facilities are enjoyed and visited by hundreds of thousands of people each year. This commercial property was vacated in May of 2015 and this is an excellent chance to redevelop the property as the corporate headquarters for a Grand Island based company that does business all over the United States. The proposed project will be highly visible and complement the image of both the Community and the Bosselman Grand Island Regular Meeting - 5/5/2021 Page 22 / 60 CRA Area 2 Redevelopment Plan Amendment 1607 S. Locust April 2021 Companies. The potential addition of a hotel at this location increases the synergy between Fonner Park and the Bosselman Conference center and South Locust. This will provide hotel rooms within close walking distance to these facilities. Market conditions and the likelihood that a casino and hotel complex will be completed on the Fonner Grounds greatly reduce the commercial viability of a hotel at this site. This project does not propose to tear down or substantially alter any buildings with historic value. 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 Bosselman Skagway South Redevelopment Project, including: Project Sources and Uses. Approximately $6,552,000 4,094,000 in public funds from tax increment financing provided by the Grand Island Community Redevelopment Authority will be required to complete the project. This project still has more than $8,726,600 8,576,600 worth of TIF eligible expenses. The developer will be responsible for funding the additional $2,174,600 4,482,600 as private investment. The total private investment on this project is the total of the costs not eligible for TIF $11,215,000 3,175,000 plus the $2,174,600 4,482,600 of TIF eligible costs that will not be covered by the Tax Increment for a total private investment of $13,389,600 7,657,600. This $6,552,000 4,094,000 investment by the Authority and the people of Grand Island will leverage $13,389,600 7,657,600 in private sector financing; a private investment of $2.04 1.87 for every TIF dollar investment. Use of Funds.Phase 1 Description Eligible for TIF Funds Private Funds Total Site Acquisition $1,700,000 $1,700,000 Utilities/On Site Improvements $500,000 $500,000 Legal Private $5,000 $5,000 Legal CRA Cost1 $35,000 $35,000 Fees1 $1,600 $1,600 Architecture $60,000 $60,000 Building Rehabilitation Costs $6,000,000 $6,000,000 Soft Costs $215,000 $215,000 Personal Property $750,000 $750,000 TOTALS $8,301,600 $965,000 $9,266,600 1 Not included on application but shown as an eligible expense to be paid by the developer. Grand Island Regular Meeting - 5/5/2021 Page 23 / 60 CRA Area 2 Redevelopment Plan Amendment 1607 S. Locust April 2021 Use of Funds.Phase 2 Description Eligible for TIF Funds Private Funds Total Site Acquisition $0 $0 Utilities/On Site Improvements $0 $110,000 $0 $110,000 Legal Private $5,000 $$5,000 Fees $$ Architecture $60,000 $35,000 $$60,000 $35,000 Building Costs $9,000,000 $1,070,000 $9,000,000 $1,070,000 Soft Costs $205,000 $110,000 $205,000 $110,000 Personal Property $$ TOTALS $65,000 $145,000 $9,215,000 $1,180,000 $9,280,000 $1,325,000 Use of Funds.Phase 3 Description Eligible for TIF Funds Private Funds Total Site Acquisition 0 0 Utilities/On Site Improvements $100,000 $100,000 Legal Private $5,000 $5,000 Fees $0 $0 Architecture $15,000 $15,000 Building Costs $1,000,000 $1,000,000 Soft Costs $30,000 $30,000 Personal Property $$ TOTALS $120,000 $1,030,000 $1,150,000 Tax Revenue. The property to be redeveloped has a January 1, 2015, valuation of approximately $2,290,814. Based on the 2014 levy this would result in a real property tax of approximately $50,292. It is anticipated that the assessed value will increase by almost $20,500,000 12,926,014 upon full completion, as a result of the site redevelopment. This development will result in an estimated tax increase of over $451,000 284,418 annually resulting in $6,552,000 4,094,242 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. Grand Island Regular Meeting - 5/5/2021 Page 24 / 60 CRA Area 2 Redevelopment Plan Amendment 1607 S. Locust April 2021 Estimated 2014 assessed value: $ 2,290,814 Estimated 2020 assessed value $ 6,441,977 2020 TIF Base $ 2,652,701 2020 TIF Excess $ 3,789276 Estimated value after completion $ 22,778,988 $ 15,216,825 Increment value $ 20,488,175 $ 12,926,014 Annual TIF generated (estimated) $ 451,017 $ 284,418 TIF bond issue $ 6,552,000 Expected TIF Payout based on revised plan $ 4,094,242 (a) Tax shifts resulting from the approval of the use of Tax Increment Financing; The redevelopment project area currently has an estimated 2020 base valuation of $2,290,814 2,652,701. The proposed redevelopment and commercial construction at this location will result in an additional $20,488,175 12,926,014 of taxable valuation based on valuations of similar properties. 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; This project will not negatively impact employers or employees in the area directly. Bosselman Companies will be able to continue employing people within the City of 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 No impacts are anticipated outside of the city or immediate area to total employment from this project other than the incremental increase due to the construction. Grand Island Regular Meeting - 5/5/2021 Page 25 / 60 CRA Area 2 Redevelopment Plan Amendment 1607 S. Locust April 2021 (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 project will utilize a piece of property in the Grand Island City Limits that is at the entrance to the Fonner Park and the Nebraska State Fair grounds. This property has been was the home of Skagway South for more than 20 years and the Bosselman Corporate Offices since 2016. Skagway closed in 2015 this past May leaving the building mostly vacant. This project will change this entrance in to the fairgrounds in a positive way, rehabilitate and reutilize the existing building and provide hotel rooms within walking distance of the fairgrounds. Time Frame for Development Development of this project is anticipated to be completed during between October 2015 and December of 2018, depending on the market demand for the buildings in phases 2 and 3. Phases 2 will be completed by the end of 2021 and Phase 3 is dependent on market demand. The date of TIF will be established with the approved contract but it is anticipated that he base tax year should be calculated on the value of the property as of January 1, 2016. Excess valuation should be available for this project for 15 years beginning with the 2017 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 or an amount not to exceed $6,552,000 the projected amount of the eligible expenses for this project. Based on the purchase price of the property and estimates of the expenses of renovation activities and associated engineering fees, the developer will spend more than $8,700,000 on TIF eligible activities. As part of the 2021 amendment it is anticipated that eligible activities will still exceed $8,700,000 and that the total TIF generated will be $4,094,000 not $6,552,000. The eligible activities from Phase 1 of this project exceed the total TIF that will be generated by completion of all three phases of the project. See Attached Site Plan Grand Island Regular Meeting - 5/5/2021 Page 26 / 60 CRA Area 2 Redevelopment Plan Amendment 1607 S. Locust April 2021 Site Plan As Originally Proposed Grand Island Regular Meeting - 5/5/2021 Page 27 / 60 CRA Area 2 Redevelopment Plan Amendment 1607 S. Locust April 2021 Proposed Phase 2 Development with 2021 Amendent Grand Island Regular Meeting - 5/5/2021 Page 28 / 60 Resolution Number 2021-03 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 1607 South Locust Street Bosselman Corporate Office 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: May 5, 2021. HALL COUNTY REGIONAL PLANNING COMMISSION ATTEST: By: ___________________________________ Chair By: ___________________________________ Secretary Grand Island Regular Meeting - 5/5/2021 Page 29 / 60 Hall County Regional Planning Commission Wednesday, May 5, 2021 Regular Meeting Item F2 Public Hearing - Redevelopment Plan Amendment - Grand Island - Miller Tire Staff Contact: Grand Island Regular Meeting - 5/5/2021 Page 30 / 60 Agenda Item #5 PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION: April 26, 2021 SUBJECT: Redevelopment plan amendment for property located in Blight and Substandard Area 6 for a Site Specific Redevelopment Plan for property located south of 8th Street and east of Eddy Street, 722 N. Eddy Street in Grand Island, in Hall County, Nebraska to support this development. (C-14-2021GI) PROPOSAL: Ebc Obermiller LLC, the real estate holding company for Miller Tire has purchased Hal Maggiore’s Photo Studio at 722 N. Eddy Street proposing to redevelop this commercial property as an expansion to Miller Tire. The property is zoned B-2 General Business 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. It is anticipated that this property would continue to be used for commercial uses. 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 automobile repair. 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. Grand Island Regular Meeting - 5/5/2021 Page 31 / 60 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 - 5/5/2021 Page 32 / 60 Ebc Obermiller LLC: 722 N Eddy Street P a g e | 1 Redevelopment Plan Amendment Grand Island CRA Area 6 October 2020 The Community Redevelopment Authority (CRA) of the City of Grand Island intends to amend the Redevelopment Plan for Area 6 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 6. Executive Summary: Project Description THE ACQUISITION OF PROPERTY AT 722 N EDDY STREET AND THE SUBSEQUENT SITE WORK, UTILITY IMPROVEMENTS, ENGINEERING, LANDSCAPING, FAÇADE ENHANCMENTS, RECONSTRUCTION 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 8th Street and west of Eddy Street in south central Grand Island, the attached map identifies the subject property and the surrounding land uses: Legal Description:Lots One (1), Two (2) and Three (3) Block 14 H. G. Clarks Addition, in the City of Grand Island, Hall County, Nebraska, Grand Island Regular Meeting - 5/5/2021 Page 33 / 60 Ebc Obermiller LLC: 722 N Eddy Street P a g e | 2 Existing Land Use Grand Island Regular Meeting - 5/5/2021 Page 34 / 60 Ebc Obermiller LLC: 722 N Eddy Street 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. Grand Island Regular Meeting - 5/5/2021 Page 35 / 60 Ebc Obermiller LLC: 722 N Eddy Street 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 October 9, 2007.[§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 May 5, 2021 and passed Resolution 2021-05 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 6 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 for $245,000. b. Demolition and Removal of Structures: The project to be implemented with this plan will require complete demolition of any existing structures. c. Future Land Use Plan See the attached map from the 2004 Grand Island Comprehensive Plan. The site is planned for mixed use 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)] Grand Island Regular Meeting - 5/5/2021 Page 36 / 60 Ebc Obermiller LLC: 722 N Eddy Street P a g e | 5 City of Grand Island Future Land Use Map Grand Island Regular Meeting - 5/5/2021 Page 37 / 60 Ebc Obermiller LLC: 722 N Eddy Street 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 General Business zone & R4 High Density Residential Zone. A zoning change is necessary for Three (3) Block 14 H. G. Clarks Addition and in process. 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 demolish the current structure and construct a car repair shop with nine service bays. 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 is proposing to purchase this property for $245,000. The cost of property acquisition is being included as a TIF eligible expense. Total costs for construction is estimated at $1,209,500 and is not TIF eligible. The cost of grading, dirt work and fill is $20,000. An additional $40,000 of expenses for demolition, along with on-site improvements of $11,000. Including a $5,700 of expenses for legal work, fees and financial tracking of this project are also included as eligible expenses. The total estimated eligible expenses are 321,700$. The request for TIF assistance is $318,825. It is estimated based on the proposed increased valuation to $1,218,278 that available TIF Grand Island Regular Meeting - 5/5/2021 Page 38 / 60 Ebc Obermiller LLC: 722 N Eddy Street P a g e | 7 would be $333,307 over the 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 proceeds of the from the$318,285 will be repaid from the Tax TIF Indebtedness issued by the Authority. This indebtedness TIF revenues shall be made available to Increment Revenues generated from the project. . est according to the approved contractrepay the original debt and associated inter 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 reconstruction and enhanced utilization of 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 October of 2021. Excess valuation should be available for this project for 15 years beginning with the 2022 tax year. Grand Island Regular Meeting - 5/5/2021 Page 39 / 60 Ebc Obermiller LLC: 722 N Eddy Street P a g e | 8 9. Justification of Project This is infill development in an area with all city sewer and water available. The developer owns other properties in the area and has almost 50 full time employees working at those locations and is ready to expand in this area of the community. 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 s from tax increment in public fund$318,285 financing provided by the Grand Island Community Redevelopment Authority will be Authority will leveragey thebrequired to complete the project. This investment for 82.2nt of $; a private investmefinancing and investmentin private sector 896,915 $ It is estimated this will pay off in 15 years.every TIF dollar investment. Use of Funds. Source of Funds Description Eligible for TIF Funds Private Funds Total Site Acquisition $245,000 $245,000 Grading/Dirtwork/Fill $20,000 $20,000 Demolition $40,000 $40,000 On-Site Improvements $11,000 $11,000 Soft Costs $10,000 $10,000 Legal CRA Cost $2,285 $3,415 $5,700 Building Construction Costs $883,500 $883,500 TOTALS $318,285 $896,915 $1,215,200 Tax Revenue. The property to be redeveloped is expected to have has a January 1, 2022, valuation of approximately $1,218,278. Based on the 2021 levy this would result in a real property tax of approximately $26,517. It is anticipated that the assessed value will increase by $,1581,011 upon full completion, as a result of the site redevelopment. This development will result in an estimated tax increase of over $22,220 annually resulting in approximately $333,307 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. Grand Island Regular Meeting - 5/5/2021 Page 40 / 60 Ebc Obermiller LLC: 722 N Eddy Street P a g e | 9 Estimated 2021 assessed value: $ 207,120 Estimated value after completion $ 1,218,278 Increment value $ 1,011,158 Annual TIF generated (estimated) $ 22,220 TIF bond issue $ 318,285 (a) Tax shifts resulting from the approval of the use of Tax Increment Financing; The redevelopment project area has an estimated valuation of $207,120. The proposed improvements at this location will result in at least an additional $1,011,158 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 skilled mechanics positions. The developer already employs almost 50 people and most of those workers would work at this facility. (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 will demolish and reconstruct a facility for commercial use at this site. Grand Island Regular Meeting - 5/5/2021 Page 41 / 60 Ebc Obermiller LLC: 722 N Eddy Street P a g e | 10 (f) Any other impacts determined by the authority to be relevant to the consideration of costs and benefits arising from the redevelopment project. The future land use of this area recommends mixed use commercial development in this area of the community. Eddy Street is commercial corridor and in 2020 the city rezoned the Eddy Street corridor between 9th Street and 17th to B2 General Business Zone. The whole corridor from 4th Street to Five Points is zoned B2. North on Eddy at the Five Points area, the city has developed a plan to construct a major round about to alleviate traffic congestion allowing for a better flow of traffic through the area. Investment in this property will continue to promote the Eddy Street corridor as a sustainable area for commercial development as the city grows. Time Frame for Development Development of this project is anticipated to be completed October 2021. 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. The full amount of TIF generated over a 15 year period would be $333,307 and the developer has .to cover just over $321,000 of eligible expenses318,285requested $ Grand Island Regular Meeting - 5/5/2021 Page 42 / 60 Resolution Number 2021-04 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 722 N. Eddy Street Miller Tire. 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: May 5, 2021. HALL COUNTY REGIONAL PLANNING COMMISSION ATTEST: By: ___________________________________ Chair By: ___________________________________ Secretary Grand Island Regular Meeting - 5/5/2021 Page 43 / 60 Hall County Regional Planning Commission Wednesday, May 5, 2021 Regular Meeting Item F3 Public Hearing - Zoning Change - Grand Island - Richard Larson Staff Contact: Grand Island Regular Meeting - 5/5/2021 Page 44 / 60 Agenda Item #5 PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION: April 26, 2021 SUBJECT: Redevelopment plan amendment for property located in Blight and Substandard Area 6 for a Site Specific Redevelopment Plan for property located south of 8th Street and east of Eddy Street, 722 N. Eddy Street in Grand Island, in Hall County, Nebraska to support this development. (C-14-2021GI) PROPOSAL: Ebc Obermiller LLC, the real estate holding company for Miller Tire has purchased Hal Maggiore’s Photo Studio at 722 N. Eddy Street proposing to redevelop this commercial property as an expansion to Miller Tire. The property is zoned B-2 General Business 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. It is anticipated that this property would continue to be used for commercial uses. 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 automobile repair. 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. Grand Island Regular Meeting - 5/5/2021 Page 45 / 60 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 - 5/5/2021 Page 46 / 60 Grand Island Regular Meeting - 5/5/2021 Page 47 / 60 Hall County Regional Planning Commission Wednesday, May 5, 2021 Regular Meeting Item J1 Final Plat - Highland Second Subdivision - Grand Island Staff Contact: Grand Island Regular Meeting - 5/5/2021 Page 48 / 60 Grand Island Regular Meeting - 5/5/2021 Page 49 / 60 Grand Island Regular Meeting - 5/5/2021 Page 50 / 60 INDEPENDENCE AVEUTAH AVE NEBRASKA HIGHWAY 2 W NEBRASKAHIGHWAY2W HighlandNorth SecondSubdivision ® Scale: NONEFor Illustration Purposes PROPOSED SUBDIVISIONAERIAL MAP Grand Island Regular Meeting - 5/5/2021 Page 51 / 60 Grand Island Regular Meeting - 5/5/2021 Page 52 / 60 Hall County Regional Planning Commission Wednesday, May 5, 2021 Regular Meeting Item J2 Final Plat - Bosselman Business Park Subdivision - Grand Island Staff Contact: Grand Island Regular Meeting - 5/5/2021 Page 53 / 60 HEDDE ST W SANTAANITADRWINDOLPH AVE EDDY ST SSTATE FAIR BLVDISLANDOASISDR LOCUST ST SBosselmanBusiness ParkSubdivsion ® Scale: NONEFor Illustration Purposes PROPOSED SUBDIVISIONAERIAL MAP Grand Island Regular Meeting - 5/5/2021 Page 54 / 60 Grand Island Regular Meeting - 5/5/2021 Page 55 / 60 Grand IslandRegular Meeting - 5/5/2021Page 56 / 60 Hall County Regional Planning Commission Wednesday, May 5, 2021 Regular Meeting Item J3 Final Plat - Dobesh Elevator Farm Subdivision - Hall County Staff Contact: Grand Island Regular Meeting - 5/5/2021 Page 57 / 60 STOLLEY PARK RD W 110TH RD SDobesh ElevatorFarm Subdivision ® Scale: NONEFor Illustration Purposes PROPOSED SUBDIVISIONAERIAL MAP Grand Island Regular Meeting - 5/5/2021 Page 58 / 60 Grand IslandRegular Meeting - 5/5/2021Page 59 / 60 Grand Island Regular Meeting - 5/5/2021 Page 60 / 60