09-07-2022 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, September 7, 2022
Regular Meeting Packet
Commission Members:
Judd Allan Hall County
Tony Randone Grand Island
Darrell Nelson Grand Island
Hector Rubio Grand Island
Leonard Rainforth Hall County
Nick Olson Doniphan
Tyler Doane 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
3:00 PM
Grand Island City Hall Council Chambers
100 E. First Street Grand Island Nebraska
Grand Island Regular Meeting - 9/7/2022 Page 1 / 119
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 - 9/7/2022 Page 2 / 119
Hall County Regional Planning
Commission
Wednesday, September 7, 2022
Regular Meeting
Item A1
Agenda
Staff Contact:
Grand Island Regular Meeting - 9/7/2022 Page 3 / 119
AGENDA AND NOTICE OF MEETING
Wednesday, September 7, 2022
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 August 3, 2022.
3. Request Time to Speak.
4. Public Hearing – Proposed Rezoning – Rezoning-Grand Island Public Hearing
regarding the rezoning in the Southeast Quarter of the Southwest Quarter and the
Southwest Quarter of the Southeast Quarter of Section 25, Township 11 North, Range 10
west of the 6th P.M., Hall County, Nebraska. This property is located north of Husker
Highway and west of Prairie View Street in the City of Grand Island. The request would
rezone property from R2 Low Density Residential to CD Commercial Development Zone
and RD Residential Development Zone. (C-35-2022GI)
a. Final Plat – Legacy 34 Second Subdivision- Grand Island - Located
north of Husker Highway and west of Prairie View Street in the City of
Grand Island. (23 lots, 10 Outlots 20.1 acres). This property is under
consideration for rezoning to CD Commercial Development Zone and RD
Residential Development Zone.
5. Public Hearing – Redevelopment Plan – Grand Island. Public Hearing Concerning a
redevelopment plan amendment for CRA Area No. 33 to allow for mixed-use development
of property located north of Husker Highway and west of Prairie View Street Grand Island,
Hall County, Nebraska. Resolution 2022-12 (C-36-2022GI)
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6. Public Hearing – Redevelopment Plan – Grand Island. Public Hearing Concerning a
redevelopment plan amendment for CRA Area No. 1 to allow for mixed-use development of
property located at 124 W. 3rd Street in Grand Island, Hall County, Nebraska. Resolution
2022-13 (C-37-2022GI)
Consent Agenda
7. Final Plat – Continental Gardens Third Subdivision– Grand Island: Located north of
State Street and east of the Webb Road. (3 lots, 3.156 Acres).
8. Final Plat – Gehle 3rd Subdivision– Hall County: Located south of Husker Highway and
west of 110th Road. (1 Lot, 2.895 Acres)
9. Final Plat – Highway Motels 2nd Subdivision—Hall County: Located south of U.S.
Interstate 80 and west of U.S. Highway 281. (2 Lots, 12.97 Acres)
10. Final Plat – Katzberg Family Farm Subdivision – Hall County: Located south of Wood
River Road and east Cameron Road. (1 Lot, 3.535 Acres)
11. Final Plat – M & H Gideon 2nd Subdivision – Hall County: Located north of Wood River
Road and east Cameron Road. (1 Lot, 1.074 Acres)
12. Final Plat – River View at Harrell Farms Subdivision – Doniphan ETJ: Located north of
Cedarview Road and west of US Highway 28. (1 Lot, 1.5 Acres)
13. Comprehensive Plans
Payment of Claims
14. Directors Report
Community Beautification Award
Planning Commission Member Terms of Service
15. Next Meeting October 5, 2022.
16. 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 - 9/7/2022 Page 5 / 119
Staff Summary September 2022 Page 1
Staff Recommendation Summary
For Regional Planning Commission Meeting
September 7, 2022
4. Public Hearing – Proposed Rezoning – Grand Island. Public Hearing
regarding the rezoning in the Southeast Quarter of the Southwest Quarter
and the Southwest Quarter of the Southeast Quarter of Section 25,
Township 11 North, Range 10 west of the 6th P.M., Hall County, Nebraska.
This property is located north of Husker Highway and west of Prairie View
Street in the City of Grand Island. The request would rezone property from
R2 Low Density Residential to CD Commercial Development Zone and RD
Residential Development Zone. (C-35-2022GI) Final Plat – Legacy 34
Second Subdivision– Grand Island: Located north of Husker Highway
and west of Prairie View Street. (23 Lots, 10 Outlots, 20.1 Acres)
See Full Recommendation (Hearing, Discussion, Action)
5. Public Hearing – Redevelopment Plan – Grand Island. Public Hearing
Concerning a redevelopment plan amendment for CRA Area No. 33 to
allow for mixed-use development of property located north of Husker
Highway and west of Prairie View Street Grand Island, Hall County,
Nebraska. Resolution 2022-12 (C-36-2022GI) See Full
Recommendation (Hearing, Discussion, Action)
6. Public Hearing – Zoning Text Amendments re: Data Centers – Hall
County – Public hearing and action on requested amendments to allow
Data Center as a permitted conditional use in the A-1 Primary Agriculture
zone. Amendments are proposed to: Section Definitions 2.03D and
Section 4.02 A-1 Agriculture Primary District to add a definition of Data
Center and to list Data Center as a Conditional Use., Nebraska (C-32-
22HC) See Full Recommendation (Hearing, Discussion, Action)
Consent Agenda
7. Final Plat – Continental Gardens Third Subdivision– Grand Island:
Located north of State Street and east of the Webb Road. The property is
zoned RO Residential Office. All of the lots can be served by the existing
streets, sewer and water will be extended as needed. (3 lots, 3.156 Acres).
8. Final Plat – Gehle 3rd Subdivision– Hall County: Located south of
Husker Highway and west of 110th Road. The property is zoned A-1
Primary Agriculture. This adds additional property to lot 1 of Gehle
Subdivision. (1 Lot, 2.895 Acres)
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Staff Summary September 2022 Page 2
9. Final Plat – Highway Motels 2nd Subdivision—Hall County: Located
south of U.S. Interstate 80 and west of U.S. Highway 281. This property is
zoned HC Highway Commercial and this plat adjusts the property line
between existing lots. (2 Lots, 12.97 Acres)
10. Final Plat – Katzberg Family Farm Subdivision – Hall County: Located
south of Wood River Road and east Cameron Road. This property is zoned
A-1 Primary Agriculture. This splits an existing farmstead from a tract of 20
acres or more. (1 Lot, 3.535 Acres)
11. Final Plat – M & H Gideon 2nd Subdivision – Hall County: Located north
of Wood River Road and east Cameron Road. The property is zoned A-1
Primary Agriculture. This adds additional property to lot 1 of M & H Gideon
Subdivision. (1 Lot, 1.074 Acres)
12. Final Plat – River View at Harrell Farms Subdivision – Doniphan ETJ:
Located north of Cedarview Road and west of US Highway 28. This
property is zoned TA Transitional Agriculture in the jurisdiction of the
Village of Doniphan. This is a one-time split from a tract of 80 acres or
more.(1 Lot, 1.5 Acres)
13. .Comprehensive Plan Update
1. Payment of Claims
14. Director’s Report
Community Beautification Award
Planning Commission Terms of Service
Next Meeting October 5, 2022.
Grand Island Regular Meeting - 9/7/2022 Page 7 / 119
Hall County Regional Planning
Commission
Wednesday, September 7, 2022
Regular Meeting
Item E1
Minutes from August 3rd Meeting
Staff Contact:
Grand Island Regular Meeting - 9/7/2022 Page 8 / 119
THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
August 3, 2022
The meeting of the Regional Planning Commission was held Wednesday, August 3, 2022 at
City Hall – Grand Island, Nebraska. Notice of this meeting appeared in the “Grand Island
Independent” on July 23, 2022.
Present: Leslie Ruge Nick Olson Darrel Nelson
Pat O’Neill Leonard Rainforth Robin Hendrickson
Greg Robb Judd Allan Tyler Doane
Tony Randone Jaye Monter
Absent: Hector Rubio
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.
Grand Island Regular Meeting - 9/7/2022 Page 9 / 119
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 July 6, 2022 meeting.
A motion was made by Randone and second by Nelson to approve the minutes
of the July 6, 2022 meeting.
The motion carried with seven members voting in favor (O’Neill, Ruge, Olson, Robb,
Monter, Rainforth, and Randone) and four members abstaining (Nelson, Allan,
Hendrickson, and Doane).
3. Request Time to Speak.
Amos Anson – 4234 Arizona Ave. Grand Island, NE – Item #4
Bruce Bluhm – 3009 Colorado Ave Grand Island, NE – Item #4
Andrew Willis – Lincoln, NE – Item #5
4. Public Hearing – Proposed Rezoning – Grand Island – Proposed rezoning of a Tract
of land including Lots 14 and 15 Northwest Gateway Subdivision (3015 and 3019
Colorado Avenue) in Grand Island, Nebraska from LLR Large Lot Residential to R-1
Suburban Density Residential. (C-33-22GI).
O’Neill opened the public hearing.
Nabity stated the property is located at the end of the cul–de-sac on Colorado Avenue.
The request is to rezone the property from LLR Large Lot Residential to R-1 Suburban
Density Residential. All properties have access to City water and sewer. Rezoning
this property is consistent with the City’s Comprehensive Plan and the Future Land
Use map. The property is designated for low to medium density residential
development. Nabity stated staff is recommending approval.
Amos Anson – 4234 Arizona Ave. Grand Island, NE.-Was available for
questions. Mr. Anson mentioned the drainage has been engineered with the
subdivision and that is was approved by the City.
Bruce M. Bluhm – 3009 Colorado Ave. Grand Island, NE - Mr. Bluhm is
against the request to rezone. Some of his concerns were drainage issues, the
increase of traffic, narrow streets, and the safety of the neighborhood kids with
the increased traffic.
O’Neill closed the public hearing.
A motion was made by Robb and second by Monter to approve the proposed rezoning
of a tract of land including on Lots 14 and 15 Northwest Gateway Subdivision ( 3015
and 3019 Colorado Avenue).
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The motion was carried with nine members voting in favor (Nelson, Allan, Ruge,
Olson, Robb, Monter, Rainforth, Hendricksen and Randone) and one member
abstaining (O’Neill) and one member voting no (Doane).
5. Public Hearing – Redevelopment Plan – Grand Island. Public Hearing Concerning
a redevelopment plan for CRA Area No. 34 to allow for redevelopment of property
located north of 13th Street and west of Moore’s Creek Drainway (Millennial Estates
Subdivision as proposed) in Grand Island, Hall County, Nebraska. The request calls for
redevelopment of this property for residential uses. Resolution 2022-11 (C-34-22GI)
O’Neill opened the public hearing.
Nabity stated the redevelopment plan for CRA Area no. 34 was declared blighted and
substandard. Starostka Group had a plan that was approved for Millennial Estates,
modified the first plan and summited a new preliminary plat based on the proposal to
extend Claude Rd. along the east side of the property. Tax Increment Financing will be
used to aid in redevelopment expenses associated with platting and installing the
necessary infrastructure (streets, sewer, water, and storm sewer) for the development of
120 units of housing. The Regional Planning Commission recommends find that the
redevelopment plan is consistent with the Comprehensive Plan (general plan for
development) of the City of Grand Island.
Andrew Willis – Lincoln, NE behalf of the redeveloper – went over the project and was
available for questions.
O’Neill closed the public hearing.
A motion was made by Nelson and second by Randone to approve the
redevelopment plan for CRA Area No. 34 Millennial Estates Subdivision and
resolution 2022-11.
The motion was carried with eleven members voting in favor (Nelson, Allan, O’Neill,
Ruge, Olson, Robb, Monter, Rainforth, Hendricksen, Doane and Randone) and no
members voting no or abstaining.
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Consent Agenda
6. Preliminary and Final Plat – Millennial Estate Subdivision – Grand Island –
Located north of 13th Street west of the Moore’s Creek Drainway. (Preliminary 120
lots, 1 out lot, 46.7 acres) (Final Plat 38 lots, 10.5.06 acres).
7. Final Plat – Grand Island Plaza Third Subdivision – Located south of Capital
Avenue east of U.S. Highway 281. (3 lots, 11.32 Acres)
8. Final Plat – Shafer Acres Subdivision – Grand Island ETJ: Located north of One-R
Road east of St. Paul Road. (1 Lot, 3.202 Acres)
9. Final Plat – Mettinbrink Acres Subdivision – Grand Island ETJ – Located north of
One-R Road east of St. Paul Road. (1 lot, 1 Outlot, 4.18 Acres)
10. Final Plat – Homesteader Subdivision – Hall County – Located north of Cedarview
Road east of Locust. (7 Lots, 5.0 Acres)
11. Final Plat – Hollister Acres Subdivision – Hall County – Located north of Rainforth
Road west of Blaine Street. (1 Lot, 5.0 Acres)
12. Request to Vacate Final Plat – Lot 70 Amick West Subdivision – Hall County –
Located north of Monument Road and west of Island Drive.
A motion was made by Rainforth and second by Hendricksen to approve all items the
consent agenda.
The motion was carried with eleven members voting in favor (Nelson, Allan, O’Neill,
Ruge, Olson, Robb, Monter, Rainforth, Hendricksen, Doane and Randone) and no
members voting no or abstaining.
13. Comprehensive Plans
Scavenger Hunt Beta Test
Payment of Claims
Nabity stated Hall County Kickoff Meeting was held in Doniphan on July 19th.
A motion was made by Monter and second by Ruge to approve the payment of claims.
The motion was carried with eleven members voting in favor (Nelson, Allan, O’Neill,
Ruge, Olson, Robb, Monter, Rainforth, Hendricksen, Doane and Randone) and no
members voting no or abstaining.
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14. Director Report
Hall County Budget Submission –
Community Beautification
Nebraska Planning Conference September 14-16 Kearney
15. Next Meeting September 7, 2022
16. Adjourn
O’Neill adjourned the meeting at 6:46 p.m.
___________________________________________
Leslie Ruge, Secretary
By Norma Hernandez
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Hall County Regional Planning
Commission
Wednesday, September 7, 2022
Regular Meeting
Item F1
Rezoning Legacy 34 (located north of Husker Highway and west of
Prairie View Street) from R2 Low Density Residential to RD
Residential Development Zone and CD Commercial Development
Zone
Staff Contact:
Grand Island Regular Meeting - 9/7/2022 Page 14 / 119
Agenda Item #4
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
August 29, 2022
SUBJECT:Zoning Change (C-35-2022GI)
PROPOSAL: An application has been made to rezone 20.109 acres of property
proposed for platting as part of the Legacy 34 development located west of Prairie View
Street and north of Husker Highway from R2 Low Density Residential Zone to RD
Residential Development Zone and CD Commercial Development Zone. The developers
are proposing to build fifteen apartment buildings (150 units) on the property with
buildings as shown on the attached plans, four carriage houses and four commercial
buildings including a civic center to support the neighborhood.. This is the second
change of several that are proposed for the full 200 acre site as shown with the
preliminary plat for the whole property.
OVERVIEW:
Site Analysis
Current zoning designation: R2- Low Density Residential Zone
Permitted and conditional uses: R2: Residential uses with a density of 1 unit per
6,000 square feet of property. Minimum lot size
of 6,000 square feet. Churches, schools, parks
are permitted in this zoning district.
Comprehensive Plan Designation: Low to Medium Density Residential proposed as
Mixed Use Commercial
Existing land uses. Vacant Undeveloped Property
Adjacent Properties Analysis
Current zoning designations: North: R2- Low Density Residential Zone
East: B2 General Business Zone and RD
Residential Development Zone
West:RD Residential Development Zone
South: TA Transitional Agricultural Zone and RO
Residential Office Zone
Permitted and conditional uses:R2- Residential uses with a density of 1 unit per
6,000 square feet of property. Minimum lot size of
6,000 square feet. Churches, schools, parks are
permitted in this zoning district
Grand Island Regular Meeting - 9/7/2022 Page 15 / 119
RD- Residential uses as approved by the submitted
plan with density up to 42 units per acre.
Churches, schools, parks and retirement facilities
are also permitted in this district. Can allow more
than one principle use per lot and development of
private streets and utilities.
TA - Permits both farm and non-farm dwellings at a
maximum density of two dwelling units per acre, as
well as other open space and recreational activities.
The intent of the zoning district also would allow the
raising of livestock to a limit and within certain
density requirements.
B2 - The intent of this zoning district is to provide
for the service, retail and wholesale needs of the
general community. This zoning district will contain
uses that have users and traffic from all areas of
the community and trade areas, and therefore will
have close proximity to the major traffic corridors of
the City. Residential uses are permitted at the
density of the (R-4) High Density Residential
Zoning District.
RO: The intent of this zoning district is to provide
the highest density of residential uses as well as for
various office, personal services and professional
uses. This zoning district is also used as a
transitional zone between lower density residential
zones and business or manufacturing zones.
Comprehensive Plan Designation: West, East, South and North: Mixed Use
Commercial
Existing land uses: North, and South: Agricultural/ Vacant
East: Multifamily Residential and Commercial Lots
some are developed some are vacant.
West: Multi-Family Residential and vacant property
EVALUATION:
Positive Implications:
In conformance with the City’s Comprehensive Land Use Plan: This particular site is
designated for mixed use commercial uses within the plan. This would typically be a
combination of commercial and multi-family residential.
Grand Island Regular Meeting - 9/7/2022 Page 16 / 119
New Housing Choices in Southwestern Grand Island: Most of the new construction
in Grand Island occurs in the northwest part of the city. This proposed development
would build 154 new units in the southwestern part of the city.
Infill Development: Most of the existing infrastructure is in place to support this
development. Sewer and water are available. The developer is proposing a
combination of private and public streets to support this development.
Provides Housing for Grand Island Residents and potential workers near the newly
developed Hospital.
Develops a neighborhood commercial node to support this development and the
hospital development to the south.
Negative Implications:
Increased Traffic on Husker Highway: Development of this full 200 acres is likely
to increase traffic on Husker Highway. The emphasis on walkability in this
subdivision and Hike Bike Trail connection to the Hospital area may help mitigate
vehicular traffic by allowing for multiple modes of transportation.
RECOMMENDATION:
That the Regional Planning Commission recommend that the Grand Island City
Council change the zoning on this site from R2-Low Density Residential Zone to RD-
Residential Development Zone and CD Commercial Development Zone.
___________________ Chad Nabity AICP, Planning Director
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Figure 1 Future Land Use Map from the Grand Island Comprehensive Plan
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SHEET REVISIONSNO.REV.DATEREVISIONS DESCRIPTIONproject no.:
approved by:
checked by:
drawn by:
drawing no.:
QA/QC by:
date:www.olsson.comTEL 308.384.8750201 East 2nd StreetGrand Island, NE 68801LEGACY 34 PHASE 2PRELIMINARY PLATGRAND ISLAND, NEBRASKA20221
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335260316OUTLOT S295333113266307OUTLOT R1241371864035363738394341424544OUTLOT O843093043003053013083023033063103203193113123143133183173153213223233243253283293263273303323313342982882832872962972892932942922912902862852822842812562572582592642612622631031051041011021071091081101111121141391381351361341331321311301291281261251201231221211171191271181151161801821831851491501511521531541062652998385828786OUTLOT N908988989495991009697919293254255181184267274268275269276277270278272279280271179178177176175248240247246253245252244251243250242249241190189188187OUTLOT Q19219146OUTLOT K484749525150OUTLOT L80787071727374756960615857565554535965666768636462160OUTLOT M17316617216517116417016816717415715815916116216315515616914214114814014314714614514481797776239236237235238234226227231228229230232233210225220219218224223222221215216217211212213214198196194193OUTLOT P200199195197201202203204205206207208209273OUTLOT341332151914OUTLOT B28272120223024OUTLOT F23OUTLOT H181729OUTLOT EOUTLOT J12OUTLOT E26OUTLOT I25OUTLOT CROWOUTLOT D16OUTLOT G3331SHEET REVISIONSNO.REV.DATEREVISIONS DESCRIPTIONproject no.:
approved by:
checked by:
drawn by:
drawing no.:
QA/QC by:
date:www.olsson.comTEL 308.384.8750201 East 2nd StreetGrand Island, NE 68801LEGACY 34PRELIMINARY PLATGRAND ISLAND, NEBRASKA20227
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of17.29.2022LOT REVISIONS SOUTHERN HALFHUSKER HWYLOT LAYOUT1
PRAIRIEVIEW ST
MEMORIAL PARK RD
A TRACT OF LAND LOCATED IN PART OF SECTION TWENTY-FIVE (25), TOWNSHIP ELEVEN (11)
NORTH, RANGE TEN (10) WEST OF THE 6TH P.M., HALL COUNTY, NEBRASKA, AND MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF THE SOUTHEAST QUARTER (1/4) OF SECTION
25-T11N-R10W; THENCE ON AN ASSUMED BEARING OF N00°15'06”W, ALONG THE WEST LINE OF
THE SOUTHEAST QUARTER (1/4), A DISTANCE OF 40.00 FEET TO A POINT ON THE NORTH
RIGHT-OF-WAY LINE OF HUSKER HIGHWAY, ALSO BEING THE POINT OF BEGINNING; THENCE
S89°08'25”W, ALONG THE NORTH RIGHT-OF-WAY LINE OF HUSKER HIGHWAY, A DISTANCE OF
1329.29 FEET TO THE INTERSECTION OF THE NORTH RIGHT-OF-WAY LINE OF HUSKER HIGHWAY
AND THE WEST LINE OF THE EAST HALF OF THE SOUTHWEST QUARTERH; THENCE N00°02'24”E,
ALONG SAID WEST LINE OF THE EAST HALF OF THE SOUTHWEST QUARTER, A DISTANCE OF 1048.43
FEET TO THE NORTHEAST CORNER OF LOT 1 MARYLANE 2ND SUBDIVISION; THENCE N00°03'56”E,
ALONG THE EAST LINE OF MARYLANE SUBDIVISION, A DISTANCE OF 229.74 FEET TO THE
SOUTHEAST CORNER OF KENTISH HILLS SUBDIVISION; THENCE N00°03'54”E, ALONG THE EAST LINE
OF KENTISH HILLS SUBDIVIONS, A DISTANCE OF 659.57 FEET TO THE NORTHEAST CORNER OF
KENTISH HILLS SUBDIVISION; THENCE N00°29'07”E A DISTANCE OF 659.16 FEET TO THE
NORTHWEST CORNER OF THE EAST HALF OF THE SOUTHWEST QUARTER; THENCE N00°17'39”W,
ALONG THE WEST LINE OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER, A DISTANCE
OF 1330.00 FEET TO THE NORTHWEST CORNER OF THE SOUTHEAST QUARTER OF THE NORTHWEST
QUARTER; THENCE N89°33'29”E, ALONG THE NORTH LINE OF THE SOUTHEAST QUARTER OF THE
NORTHWEST QUARTER, A DISTANCE OF 1311.68 FEET TO THE NORTHEAST CORNER OF THE
SOUTHEAST QUARTER OF THE NORTHWEST QUARTER; THENCE S00°14'33”E, ALONG THE EAST LINE
OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER, A DISTANCE OF 1323.96 FEET TO THE
SOUTHEAST CORNER OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER; THENCE
N89°12'37”E, ALONG THE NORTH LINE OF THE WEST HALF OF THE SOUTHEAST QUARTER, A
DISTANCE OF 1314.54 FEET TO THE NORTHWEST CORNER OF LOT 2, PEDCOR 2ND SUBDIVISION;
THENCE S00°28'30”E, ALONG THE WEST LINE OF SAID PEDCOR 2ND SUBDIVISION AND THE WEST
ROW LINE OF PRAIRIEVIEW STREET, A DISTANCE OF 2592.00 FEET TO A POINT ON THE NORTH
RIGHT-OF-WAY LINE OF HUSKER HIGHWAY; THENCE S89°22'55”W, ALONG THE NORTH
RIGHT-OF-WAY LINE OF HUSKER HIGHWAY, A DISTANCE OF 1324.61 FEET; THENCE S00°15'06”E,
ALONG THE NORTH RIGHT-OF-WAY LINE OF HUSKER HIGHWAY, A DISTANCE OF 5.00 FEET TO THE
POINT OF BEGINNING. SAID TRACT CONTAINS A CALCULATED AREA OF 8,587,328.92 SQUARE FEET
OR 197.14 ACRES MORE OR LESS OF WHICH 32.13 ACRES AREA DEDICATED PUBLIC ROAD
RIGHT-OF-WAY.
LOT 2 PEDCOR 2ND SUBDIVISION
MARYLANE 2ND SUB.KENTISH HILLS SUB.UNPLATTEDBLAIR SUB.UNPLATTEDUNPLATTED 1111098765432Grand Island Regular Meeting - 9/7/2022 Page 32 / 119
EXISTING ZONING2
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R-2
MEMORIAL PARK RD
RD
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date:www.olsson.comTEL 308.384.8750201 East 2nd StreetGrand Island, NE 68801LEGACY 34PRELIMINARY PLATGRAND ISLAND, NEBRASKA20227
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CUL-DE-SAC
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SANITARY SEWER
SERVICE AREA
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date:www.olsson.comTEL 308.384.8750201 East 2nd StreetGrand Island, NE 68801LEGACY 34PRELIMINARY PLATGRAND ISLAND, NEBRASKA20227
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date:www.olsson.comTEL 308.384.8750201 East 2nd StreetGrand Island, NE 68801LEGACY 34PRELIMINARY PLATGRAND ISLAND, NEBRASKA20227
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SOUTH 1/4 COR.
SEC. 25-T11N-R10W
LOT 3
LOT 4
LOT 5
SOUTHEAST COR.
SOUTHWEST 1/4, SOUTHEAST 1/4
SEC. 25-T11N-R10W
N50°2
7'30"
E 206.
12'(
M)
N80°27'30"E
43.50'(M)
N45°34'52"E 388.23'(
M)
S
4
2
°
5
2
'
3
2
"
E
2
4
9
.
7
0
'
(M
)
C2
C3
N89°32'23"E 284.12'(M)S00°28'30"E 796.30'(M)S89°22'55"W 1112.70'(M)N00°37'05"W 166.00'(M,P)C181.74'(M)
L11
S
4
2
°
5
2
'
3
2
"
E
1
6
7
.
0
1
'
(M
)
C7
C6 N89°31'30"E
63.62'(M)
N00°28'30"W 60.00'(M)
S89°31'30"W 63.62'(M)
C11
N89°22'55"E 591.71'(M)C9
N57°01'04"E
59.58'(M)
N82°12'35"E 147.
7
6
'
(
M
)
C10
N89°22'55"E 591.71'(M)
C8
N57°01'04"E
58.74'(M)
S89°22'55"W
39.05'(M)
C5N00°28'30"W 388.97'(M)L24
S00°28'30"E 388.97'(M)C
4
N89°22'55"E
39.20'(M)L25N89°31'30"E
76.00'(M)N00°28'30"W 328.94'(M)S89°31'30"W
76.00'(M)NYLA STREET105.54'(M)105.54'(M)107.93'(M)107.93'(M)115.47'(M)S89°31'30"W
76.00'(M)115.47'(M)N89°31'30"E
76.00'(M)
N00°28'30"W 60.03'(M)
N89°33'05"E 158.50'(M)S00°28'30"E 507.80'(M)N89°22'55"E 376.93'(M)
C12
133.27'(M)S11°48'05"W
40.92'(M)S00°37'05"E 220.00'(M)S89°22'55"W 418.27'(M)
C13
N89°22'55"E 214.78'(M)
N50°27'
30"E 2
22.24'(
M)
N20°27'30"E
46.51'(M)72.98'(M)S4
5
°
0
6
'
4
9
"
E
9
6
.
7
4
'
(M
)
N73°12'23"E
53.01'(M)
S69°49'40"E
29.93'(M)S16°12'57"E
224
.65
'(M)
S00°37'05"E
70.46'(M)
189.83'(M)
S82°12'35"W 147
.
4
3
'
(
M
)S45°34'52"W 389.12'(
M)125.01'(M)
L
1
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L13L14104.43'(M)
N
4
4
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4
1
'
4
9
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8
0
.
0
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(M
)109.39'(M)108.80'(M)8
0
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5
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(
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)
L1
8
L20S44°51'16"W 149.37'(
M)
L10
N45°18'11"E 213.22'(
M)
L
1
5 L16L2
1
S22°03'18"W105.81'(M)S10°05'56"E 201.61'(M)N89°22'55"E
42.01'(M)S00°37'05"E71.87'(M)102.37'(M)N00°37'14"W 114.78'(M)73.33'(M)N09°37'05"WS80°22'55"W
72.00'(M)N10°05'56"W88.29'(M)N22°03'18"E100.44'(M)C18
S28°15
'11
"E
1
4
0
.64
'
(M
)S00°37'14"E 226.88'(M)L9110.21'(M)
N89°22'55"E
44.11'(M)N09°37'05"W105.37'(M)N79°54'04"E
85.83'(M)
86.12'(M)
S89°22'55"W91.18'(M)110.43'(M)S85°38'06"E
88.64'(M)
C17L22L23
C19
S89°22'55"W
88.66'(M)109.42
'
(M
)101.29'(M)S89°22'55"W
74.17'(M)73.63'(M)L2
6
111.00'(M)L7
L862.16'(M)N00°37'14"W 153.25'(M)N89°22'55"E
52.00'(M)L552'(M)L4
L6N00°37'05"W 212.29'(M)N29°
5
4
'19
"W117.21
'
(M
)
C20
C21 S11°27'59"E75.69'(M)
S
4
3
°
0
6
'
4
3
"
E
6
6
.
9
3
'
(M
)S00°37'05"E 273.96'(M)102.50'(M)N89°22'55"E
77.68'(M)102.50'(M)S89°22'55"W
77.42'(M)
53.81'(M)N00°37'05"W 231.71'(M)N79°29'38"E
100.51'(M)S00°37'05"E 298.32'(M)31.12'(M)C16C15L112.62'(M)96.82'(M)N89°22'55"E
66.42'(M)
C14L2L3 99.00'(M)N89°22'55"E
77.93'(M)99.00'(M)C23
96.36'(M)N12°17'09"W96.01'(M)C22
L
1
7
L1
9
C24
C25S72°38'11"W
35.59'(M)93.23'(M)79.47'(M)
ROAD RIGHT-OF-WAY
DEDICATED WITH THIS PLAT
BREC
K
E
N
S
T
R
E
E
T
INNATE LANE
WEA
V
E
R
ST
R
EET
22' UTILITY
EASEMENT
DEDICATED
WITH THIS
PLAT
20' UTILITY
EASEMENT
DEDICATED
WITH THIS PLAT
15' UTILITY
EASEMENT
DEDICATED
WITH THIS
PLAT
7' UTILITY
EASEMENT
DEDICATED
WITH THIS
PLAT
7' UTILITY
EASEMENT
DEDICATED
WITH THIS PLAT
62'
R.O.W.
N00°28'30"W
45.00'(M,D)N00°28'30"W 2637.00'(M)OUTLOT A C26
C27C2
8
S
4
2
°
5
2
'
3
2
"
E
6
0
.
0
2
'
(M
)
7' UTILITY
EASEMENT
DEDICATED
WITH THIS
PLAT
25' UTILITY
EASEMENTDEDICATED
WITH THIS
PLAT
20'
15'
22'
SOUTHEAST CORNER
LEGACY 34 FIRST SUB
80'
80'
105'60'60'62'RIGHT-OF-WAYDEDICATEDWITH THISPLATCURVE TABLE
LINE TABLE
EXISTING ROW LINE
SECTION CORNER
SECTION LINE
SET CORNER (5/8"x24" REBAR w/CAP)
MEASURED DISTANCE
PLATTED DISTANCE - LEGACY 34 1ST SUB
M
P
NEW SUBDIVISION LINE
NEW LOT LINE
FOUND CORNER (5/8" REBAR w/CAP)
POB
FAX 308.384.8752
TEL 308.384.8750
201 East 2nd Street
Grand Island, NE 68801
NORTHEAST COR.
SOUTHWEST 1/4, SOUTHEAST 1/4
SEC.25-T11N-R10WEASEMENT LINE
DEEDED DISTANCED
OWNERS: INNATE DEVELOPMENT 2, LLC
SUBDIVIDER: INNATE DEVELOPMENT 2, LLC
SURVEYOR: OLSSON
ENGINEER: OLSSON
NUMBER OF LOTS: 23 LOTS/ 10 OUTLOTS
Grand Island Regular Meeting - 9/7/2022 Page 38 / 119
FAX 308.384.8752
TEL 308.384.8750
201 East 2nd Street
Grand Island, NE 68801
A TRACT OF LAND LOCATED IN PART OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER (SW1/4, SE1/4) OF SECTION
TWENTY-FIVE (25), TOWNSHIP ELEVEN (11) NORTH, RANGE TEN (10) WEST OF THE 6TH P.M., IN THE CITY OF GRAND ISLAND,
HALL COUNTY, NEBRASKA, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHEAST CORNER OF LEGACY 34 FIRST SUBDIVISION AND BEING THE INTERSECTION OF NORTH
RIGHT-OF-WAY LINE OF HUSKER HIGHWAY AND THE EAST RIGHT-OF-WAY LINE OF LEGACY DRIVE, SAID POINT BEING THE POINT
OF BEGINNING; THENCE ON AN ASSUMED BEARING OF N00°37'05"W, ALONG SAID EAST RIGHT-OF-WAY LINE OF LEGACY DRIVE,
A DISTANCE OF 166.00 FEET TO A POINT OF CURVATURE; THENCE AROUND A CURVE IN A COUNTER CLOCKWISE DIRECTION,
WITH A DELTA ANGLE OF 35°19' 00", HAVING A RADIUS OF 595.00 FEET, AND CHORD BEARING N18°16'35"W A CHORD
DISTANCE OF 360.98 FEET; THENCE N50°27'30"E A DISTANCE OF 206.12 FEET; THENCE N80°27'30"E A DISTANCE OF 43.50 FEET;
THENCE N45°34'52"E A DISTANCE OF 388.23 FEET; THENCE S42°52'32"E A DISTANCE OF 249.70 FEET TO A POINT OF
CURVATURE; THENCE AROUND A CURVE IN A COUNTER CLOCKWISE DIRECTION, WITH A DELTA ANGLE OF 89°25'48", HAVING A
RADIUS OF 70.00 FEET, AND CHORD BEARING S87°35'26"E A CHORD DISTANCE OF 98.50 FEET TO A CONTINUED POINT OF
CURVATURE; THENCE AROUND A CURVE IN A CLOCKWISE DIRECTION, WITH A DELTA ANGLE OF 41°49'49", HAVING A RADIUS
OF 285.00 FEET, AND CHORD BEARING N68°36'35"E A CHORD DISTANCE OF 203.48 FEET; THENCE N89°32'23"E A DISTANCE OF
284.12 FEET TO A POINT ON THE EAST LINE OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER (SW1/4, SE1/4);
THENCE S00°28'30"E, ALONG SAID EAST LINE OF THE SW1/4, SE1/4, A DISTANCE OF 796.30 FEET TO A POINT ON SAID NORTH
RIGHT-OF-WAY LINE OF HUSKER HIGHWAY; THENCE S89°22'55"W, ALONG SAID NORTH RIGHT-OF-WAY LINE OF HUSKER
HIGHWAY, A DISTANCE OF 1112.70 FEET TO THE POINT OF BEGINNING. SAID TRACT CONTAINS A CALCULATED AREA OF
875932.17 SQUARE FEET OR 20.109 ACRES MORE OR LESS OF WHICH 0.984 ACRES ARE NEW DEDICATED ROAD RIGHT-OF-WAY.
I HEREBY CERTIFY THAT ON ______________________, 2022, I COMPLETED AN ACCURATE SURVEY, UNDER MY PERSONAL
SUPERVISION, OF A TRACT OF LAND CONSISTING OF PART OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER
(SW1/4, SE1/4) OF SECTION TWENTY-FIVE (25), TOWNSHIP ELEVEN (11) NORTH, RANGE TEN (10) WEST OF THE 6TH P.M., IN
THE CITY OF GRAND ISLAND, HALL COUNTY, NEBRASKA, AS SHOWN ON THE ACCOMPANYING PLAT THEREOF; THAT IRON
MARKERS, EXCEPT WHERE INDICATED, WERE FOUND AT ALL CORNERS; THAT THE DIMENSIONS ARE AS SHOWN ON THE PLAT;
AND THAT SAID SURVEY WAS MADE WITH REFERENCE TO KNOWN AND RECORDED MONUMENTS.
_______________________________________________________
JAI JASON ANDRIST, REGISTERED LAND SURVEYOR NUMBER, LS-630
KNOW ALL MEN BY THESE PRESENTS, THAT INNATE DEVELOPMENT 2, LLC, A NEBRASKA LIMITED LIABILITY COMPANY, BEING
THE OWNER OF THE LAND DESCRIBED HEREON, HAVE CAUSED SAME TO BE SURVEYED, SUBDIVIDED, PLATTED AND
DESIGNATED AS "" IN PART OF THE SOUTHWEST QUARTER OF THE SOUTHEAST
QUARTER (SW1/4, SE1/4) OF SECTION TWENTY-FIVE (25), TOWNSHIP ELEVEN (11) NORTH, RANGE TEN (10) WEST OF THE 6TH
P.M., IN THE CITY OF GRAND ISLAND, HALL COUNTY, NEBRASKA, AS SHOWN ON THE ACCOMPANYING PLAT THEREOF AND DO
HEREBY DEDICATE THE ROAD RIGHT OF WAY, AS SHOWN THEREON TO THE PUBLIC FOR THEIR USE FOREVER: AND HEREBY
DEDICATE THE EASEMENTS, AS SHOWN THEREON TO THE PUBLIC FOR THEIR USE FOREVER FOR THE LOCATION, CONSTRUCTION
AND MAINTENANCE FOR PUBLIC SERVICE UTILITIES, TOGETHER WITH THE RIGHTS OF INGRESS AND EGRESS HERETO, AND THAT
THE FOREGOING SUBDIVISION AS MORE PARTICULARLY DESCRIBED IN THE DESCRIPTION HEREON AS APPEARS ON THIS PLAT IS
MADE WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNERS AND PROPRIETORS.
IN WITNESS WHEREOF, I HAVE AFFIXED MY SIGNATURE HERETO, AT ________________, NEBRASKA,
THIS ____ DAY OF ____________, 2022.
_______________________________
SCOTT P. RIEF, MANAGING MEMBER
INNATE DEVELOPMENT 2, LLC
ON THIS ____ DAY OF ___________, 2022, BEFORE ME, A NOTARY PUBLIC WITHIN AND FOR SAID COUNTY, PERSONALLY
APPEARED SCOTT P. RIEF, MANAGING MEMBER, INNATE DEVELOPMENT 2, LLC , TO BE PERSONALLY KNOWN TO BE THE
IDENTICAL PERSON WHOSE SIGNATURE IS AFFIXED HERETO AND ACKNOWLEDGED THE EXECUTION THEREOF TO BE HIS
VOLUNTARY ACT AND DEED. IN WITNESS WHEREOF, I HAVE HEREUNTO SUBSCRIBED MY NAME AND AFFIXED MY OFFICIAL SEAL
AT ________________ , NEBRASKA, ON THE DATE LAST ABOVE WRITTEN.
MY COMMISSION EXPIRES ___________
_____________________________
NOTARY PUBLIC
SUBMITTED TO AND APPROVED BY THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, CITIES OF GRAND ISLAND,
WOOD RIVER, AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN, NEBRASKA.
_______________________________ __________
CHAIRPERSON DATE
APPROVED AND ACCEPTED BY THE CITY OF GRAND ISLAND, NEBRASKA
THIS ____ DAY OF ______ , 2022.
_______________________________
MAYOR
_______________________________
CITY CLERK
OWNERS: INNATE DEVELOPMENT 2, LLC
SUBDIVIDER: INNATE DEVELOPMENT 2, LLC
SURVEYOR: OLSSON
ENGINEER: OLSSON
NUMBER OF LOTS: 23 LOTS/ 10 OUTLOTS
Grand Island Regular Meeting - 9/7/2022 Page 39 / 119
SHEET REVISIONSNO.REV.DATEREVISIONS DESCRIPTIONproject no.:
approved by:
checked by:
drawn by:
drawing no.:
QA/QC by:
date:www.olsson.comTEL 308.384.8750201 East 2nd StreetGrand Island, NE 68801LEGACY 34 PHASE 2PRELIMINARY PLATGRAND ISLAND, NEBRASKA20221
AET
MMR
022-01265
7.29.2022
ofDEVELOPMENT PLAN1 of
INNATE LANE
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Grand Island Regular Meeting - 9/7/2022 Page 40 / 119
Hall County Regional Planning
Commission
Wednesday, September 7, 2022
Regular Meeting
Item F2
Redevelopment Plan Area 33 Legacy 34 2023 (north of Husker
Highway and west of Prairie View Street) Innate Development
Staff Contact:
Grand Island Regular Meeting - 9/7/2022 Page 41 / 119
Agenda Item #5
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
August 26, 2022
SUBJECT:
Redevelopment plan amendment for property located in Blight and Substandard Area 33
located north of Husker Highway and west of the Prairie View Street being platted as
Legacy 34 Subdivision, in Grand Island, Hall County, Nebraska to support this development.
(C-36-22GI)
PROPOSAL:
Innate Development LLC is proposing to develop the properties described above for mixed use
residential and commercial purposes. The property is zoned a R-2 Low Density Residential
though there is an application to change the zoning to RD Residential Development Zone and
CD Commercial Development Zone. The future land use map call for development of this
property as mixed use commercial that is compatible with the anticipated uses.
OVERVIEW:
The purpose of the CRA and the designated blight and substandard area is to provide
incentives for development in underdeveloped areas of the community. This area has
already been declared blighted and substandard the Grand Island City Council.
This project is consistent with the proposed zoning and the future land use plan for this
area within the City of Grand Island. This development will promote housing construction in
Grand Island and commercial development that will support both the housing and the
hospital to the south..
The Regional Planning Commission recommendation is limited to the appropriateness of the
proposed use at this location. The Grand Island Comprehensive Plan calls for the
development of a mix of commercial and residential uses at this location. This proposed
development will install, extend and connect to city utilities including sewer and water at this
location.
The Planning Commission is required to comment on these applications to confirm that
expenditure of public funds through TIF is not supporting uses that would be inconsistent
with the comprehensive plan. The proposed use for a mixed use development at this
location appears to be supported by the plan.
Grand Island Regular Meeting - 9/7/2022 Page 42 / 119
RECOMMENDATION:
That the Regional Planning Commission finds that the redevelopment plan is consistent with
the Comprehensive Plan (general plan for development) of the City of Grand Island and
recommends approval as presented. A resolution is attached for your consideration.
___________________ Chad Nabity AICP, Planning Director
Grand Island Regular Meeting - 9/7/2022 Page 43 / 119
Redevelopment Plan Amendment
Grand Island CRA Area 33
Amended August 2022 for Legacy 34 2023
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area 33 with in the city, pursuant to
the Nebraska Community Development Law (the “Act”) and provide for the
financing of a specific infrastructure related project in Area 33.
Executive Summary:
Project Description
THE REDEVELOPMENT APPROXIMATELY 200 ACRES OF PROPERTY
LOCATED WEST OF PRAIRIEVIEW STREET AND NORTH OF HUSKER
HIGHWAY IN SOUTHWESTST GRAND ISLAND FOR THE DEVELOPMENT OF A
WALKABLE MIXED USE COMMUNITY (DETACHED SINGLE FAMILY
RESIDENTIAL, ATTACHED SINGLE FAMILY RESIDENTIAL, MULTIFAMILY
RESIDENTIAL, NEIGHBORHOOD SCALE COMMERICAL, AND
RECREATIONAL USES) WHILE PROTECTING PRESERVING AND ENHANCING
THE NATURAL WETLANDS ON THE PROPERTY. THIS WILL BE A MULTI-
PHASE DEVELOPMENT WITH A REDEVELOPEMENT PLAN AMENDMENT FOR
EACH PHASE OF THE DEVELOPMENT TO BE APPROVED SEPARATELY.
This is a site specific plan for 14.08 acres and the second phase of this development to be
referred to as Legacy 34 2023. The Legacy 34 2023 project is located directly east of the
Legacy 34 2022 project and will include civic, commercial multifamily residential single
family residential and recreational uses. Amenities for the neighborhood and community
including hike bike trail extensions, civic center building and green space will also be a
part of the Legacy 34 2023 phase of this development.
The use of Tax Increment Financing to aid in redevelopment expenses associated with
platting and installing the necessary infrastructure (streets, sanitary sewer, water, and
storm sewer) for the development of a 7000 square foot civic building, 150 units of
apartments in 10 unit buildings, 4 carriage houses and about 11,000 square foot of
commercial space planned for a sports bar, ice cream shop and coffee shop. The use of
Tax Increment Financing is an integral part of the development plan and necessary to
make this project feasible as presented this was anticipated with the approval of the
general development plan for this property in 2022. The proposed development does not
maximize the number of units that can be built on the property but maximizes the
livability of the neighborhood by creating a walkable neighborhood with a mix of
housing types and recreation features scattered throughout the development. It is
anticipated that the Legacy 34 2023 phase of this development will take up to 6 years to
complete and that the next phase will likely begin before the last of this one has been
developed.
Grand Island Regular Meeting - 9/7/2022 Page 44 / 119
Innate Development 2, LLC has purchased the full 200 acres that will encompass this
development. The property was annexed in 2011.The developer is responsible for and has
provided evidence that they can secure adequate debt financing to cover the costs
associated with this project. The Grand Island Community Redevelopment Authority
(CRA) intends to pledge the ad valorem taxes generated over multiple 15 year periods
beginning January 1, 2024 towards the allowable costs and associated financing for
redevelopment of this property.
TAX INCREMENT FINANCING TO PAY FOR THE REDEVELOPMENT OF THE
PROPERTY WILL COME FROM THE FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
Legal Descriptions: Property to be platted as Legacy 34 Second Subdivision in the SE
¼ of the NW ¼ and the E ½ of the SW ¼ and the W ½ of the SE ¼ of 25-11-10 (Parcels
400201089 and 400201097) in the City of Grand Island, Hall County, Nebraska.
Grand Island Regular Meeting - 9/7/2022 Page 45 / 119
Existing Land Use and Subject Property
Grand Island Regular Meeting - 9/7/2022 Page 46 / 119
The tax increment on Legacy 34 2023 will be captured for the tax years the
payments for which become delinquent in years 2024 through 2046 inclusive. The
TIF contract will be structured so it can be amended each year for up to six years to
add the buildings to be completed during that year. No single building will be
eligible for TIF for a period of more than 15 years.
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 development of the
property for a mix of residential and commercial uses in the project area to be
permitted as the project progresses.
Statutory Pledge of Taxes.
In accordance with Section 18-2147 of the Act and the terms of the Resolution
providing for the issuance of the TIF Note, the Authority hereby provides that any ad
valorem tax on the Redevelopment Project Area for the benefit of any public body be
divided for a period of fifteen years after the effective date of this provision as set forth in
the Redevelopment Contract or redevelopment contract amendment, consistent with this
Redevelopment Plan. The general plan approved in 2021 anticipated that the whole 200
acre project will be developed in several phases with a redevelopment plan amendment
specific to each phase of the development. This is the second of the proposed phases and
should be referred to as Legacy 34 2023. The Legacy 34 2023 plan anticipates that
buildings constructed each year of the development will constitute new effective date for
the purposes of determining the period of fifteen years. Improvements for the overall
development may be constructed prior to the development of later phases and eligible
expenses from those improvements not covered by early phases may be applied to later
phases for reimbursement by TIF funds generated in the later phases. 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,
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whether funded, refunded, assumed, or otherwise, by the CRA to finance or refinance, in
whole or in part, the redevelopment project, including the payment of the principal of,
premium, if any, and interest on such bonds, loans, notes, advances, or indebtedness.
Redevelopment Plan Amendment Complies with the Act:
The Community Development Law requires that a Redevelopment Plan and Project
consider and comply with a number of requirements. This Plan Amendment meets the
statutory qualifications as set forth below.
1. The Redevelopment Project Area has been declared blighted and substandard by
action of the Grand Island City Council on August 26, 2021.[§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 and has maintained and
amended it since that time. Changes to future land use map in the Grand Island
Comprehensive Plan for this project were approved in 2021 with Legacy 34 2022. This
phase of the project including the multifamily, single family residential, commercial and
civic space is consistent with the planned development for this area shown on the future
landuse map as mixed use commercial. The Hall County Regional Planning Commission
held a public hearing at their meeting on September 7, 2022 and passed Resolution 2022-
13 confirming that this project is consistent with the Comprehensive Plan for the City of
Grand Island. The Grand Island Public School District has submitted a formal request to
the Grand Island CRA to notify the District any time a TIF project involving a housing
subdivision and/or apartment complex is proposed within the District. The school district
was notified of this plan amendment prior to it being submitted to the CRA for initial
consideration.
3. The Redevelopment Plan must be sufficiently complete to address the following
items: [§18-2103(13) (b)]
a. Land Acquisition:
This Redevelopment Plan for Area 33 provides for real property acquisition and this plan
amendment does not prohibit such acquisition. There is no proposed acquisition by the
authority.
b. Demolition and Removal of Structures:
The project to be implemented with this plan does not provide for the demolition and
removal any structures on this property.
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c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. The future land
use map for the 2004 plan was amended in 2021 to show the southern portion of this 200
acres as planned for mixed use commercial. Legacy 34 2023 is within the portion
planned for mixed use development. This property is in private ownership. [§18-2103(b)
and §18-2111] The general plan approved in 2022 anticipated development of 278 single
family detached lots, 25 duplex lots, 53 townhouse/condo lots, 300 units of apartments
and 6.3 acres of retail and 9 acres of light industrial backing on to the industrial property
to the north across the entire 200 acres. The development of this 14 acres is consistent
with that original plan. [§18-2111(5)]
d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned R-2 Low Density Residential zone and M-1 Light Manufacturing Zone.
The property has historically been farmed a permitted use in both of those districts. The
plan for a mixed use neighborhood at this location will require a mix of zoning changes.
New streets and storm drainage are planned throughout the site as part of the
development in a manner consistent with the existing development. It is anticipated that
TIF revenues will offset the costs of those improvements and that some of these
improvements may be built. No changes are anticipated in building codes or ordinances.
[§18-2103(b) and §18-2111]
e. Site Coverage and Intensity of Use
The proposed development will meet the coverage and intensity of use requirements for
each phase of the development as it is approved. The overall planned density of the
project is less than would be permitted with no changes. [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Sanitary sewer and water are available to support this development. Both sanitary sewer
and water will need to be extended throughout the site. TIF revenues will be used to
offset the cost of these public utility improvements.
Electric utilities are sufficient for the proposed use of this property. Electric lines will
need to be extended throughout the property.
No other publicly owned utilities would be impacted by the development. §18-2103(b)
and §18-2111]
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City of Grand Island Future Land Use Map
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Proposed layout for Legacy 34 2023 Phase of the Proposed Development in blue located
to the east of Legacy 34 2022 in red.
4. The Act requires a Redevelopment Plan provide for relocation of individuals and
families displaced as a result of plan implementation. This property is vacant and
no relocation is contemplated or necessary. [§18-2103.02]
5. No member of the Authority, nor any employee thereof holds any interest in any
property in this Redevelopment Project Area. [§18-2106] No members of the
authority or staff of the CRA have any interest in this property.
6. Section 18-2114 of the Act requires that the Authority consider:
a. Method and cost of acquisition and preparation for redevelopment and estimated
proceeds from disposal to redevelopers.
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The developer has purchased this property and proposing to use $220,000 of that
purchase price as an eligible expense attributed to the Legacy 34 2023 project. For the
Legacy 34 2023 phase the estimated costs of utilities including sanitary sewer, water,
storm sewer, electric and gas is $1,666,875. Site work and grading is expected to cost
$2,612,000. Total cost for paving of public and private streets, public parking, sidewalks
and trails is $3,940,214. It is anticipated that planning activities including design,
engineering and architecture for the site will be at least $1,300,000 and need to be
included in Legacy 34 2022 project costs. Other eligible activities including government
fees and expenses and legal and contract expenses are expected to be $100,000. The total
of the eligible expenses for this project is estimated by the developer at $9,839,089.
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 Legacy 34 2022 project by granting the sum of $9,839,089 from the proceeds of
the TIF. This indebtedness will be repaid from the Tax Increment Revenues generated
from the project. TIF revenues shall be made available to repay the original debt and
associated interest after January 1, 2024 through December 2046.
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. This amendment, in
and of itself will promote consistency with the Comprehensive Plan. This will have the
intended result of preventing recurring elements of unsafe buildings and blighting
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conditions. This will accomplish the goal of increasing the number of residential units,
commercial development and recreational opportunities within the City of Grand Island
and encouraging infill development.
8. Time Frame for Development
Development of this project is anticipated to begin in the 2022 year. The Legacy 34 2023
phase will likely be built over a six year period between 2022 and 2028 based on market
demand. Excess valuation should be available for the Legacy 34 2023 project for 15
years beginning with the 2024 tax year. Additional phases of development are
anticipated for the remainder of the project. It is anticipated that the developers will be
including TIF in the capital stack of future phases but each future phase will be evaluated
with a site specific redevelopment plan prior to contract approval similar to this one.
9. Justification of Project
The 2020 housing study for the City of Grand Island projected that by 2024 we would
need an additional 1361 new housing units. Between January 1 of 2020 and June of 2022
permits for 547 new housing units had been issued leaving a need for more than 800
additional units in the next 2 years to meet the anticipated need. The current housing
market, a combination of the cost of producing housing and the prevailing wages, has not
created a situation that gives the markets sufficient incentive to build the number housing
units required to meet community needs. This lack of housing options impacts a variety
of other areas within the community including work force development, overcrowding,
maintenance of residential units and rents.
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.
(2019), the City of Grand Island has analyzed the costs and benefits of the proposed
Redevelopment Project, including:
Project Sources and Uses. Approximately $9,839,089 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
$20,332,911 in private sector financing; a private investment of $2.06 for every TIF and
grant dollar investment.
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Use of Funds.
Description TIF Funds Private Funds Total
Site Acquisition 220,000$ $ 220,000
Building Costs $ 20,332,911 $ 20,332,911
Sewer $ 388,000 $ 388,000
Water $ 528,875 $ 528,875
Electric $ 725,000 $ 725,000
Gas $ 25,000 $ 25,000
Public
Streets/Sidewalks/Plaza $ 1,629,814 $ 1,629,814
Private Streets/Public Parking $ 2,010,400 $ 2,010,400
Trails $ 300,000 $ 300,000
Grading/Dirtwork/Fill $ 2,612,000 $ 2,612,000
Demolition $ -
Other $ -
Architectural & Engineering
Fees
$ 1,300,000 $ 1,300,000
Financing Fees $ 25,000 $ 25,000
Legal $ 50,000 $ 50,000
Developer Fees $ -
Audit Fees $ 25,000 $ 25,000
Contingency Reserve $ -
Other $ -
Total $ 9,839,089 $ 20,332,911 $ 30,172,000
Source of Funds
Tax Revenue. The 14.08 acres of this site to be redeveloped as Legacy 34 2022 is
anticipated to have a January 1, 2022, valuation of approximately $41,325 based on the
per acre valuation of the current parcel. Based on the 2021 levy this would result in a
real property tax of approximately $853. It is anticipated that the assessed value will
increase by $30,172,000 upon full completion, as a result of the site redevelopment. This
development will result in an estimated tax increase of over $655,939 annually. The tax
increment gained from this Redevelopment Project Area would not be available for use
as city general tax revenues, for the period of the bonds, but would be used for eligible
private redevelopment costs to enable this project to be realized.
Estimated 2023 assessed value (14.08 acres): $ 41,235
Estimated value after completion $ 30,213,235
Increment value $ 30,172,000
Annual TIF generated (estimated) $ 655,939
TIF bond issue $ 9,839,089
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(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $41,235. The
proposed redevelopment will create additional valuation of $30,172,000 over the course
of the next six years. The project creates additional valuation that will support taxing
entities long after the project is paid off along with providing 154 additional housing
units, neighborhood commercial space and recreational trail connections and
opportunities. The tax shift from this project will be equal to the total of the bond
principal of $9,839,089 if fully funded and any associated interest on the bond to be
assigned with contract approval.
(b) Public infrastructure and community public service needs impacts and local tax
impacts arising from the approval of the redevelopment project;
Existing water and waste water facilities will not be negatively impacted by this
development. The electric utility has sufficient capacity to support the development.
This is infill development with services connecting to existing line with capacity. This
development is likely to result in a larger number of students in the Gates Elementary
School service area. Fire and police protection are available and should not be negatively
impacted by this development though there will be some increased need for officers and
fire fighters as the City continues to grow whether from this project or others.
Housing of the type proposed in Legacy 34 2023 (1 and 2 bedroom apartments) is
less likely to attract families to the neighborhood than the single family detached housing
proposed for later phases of this project. Overall there will be a net increase in the
number of students attending the Grand Island Public School system as a result of this
development.
(c) Impacts on employers and employees of firms locating or expanding within the
boundaries of the area of the redevelopment project;
This will provide additional housing options for the residents of Grand Island. The
National Homebuilders Association estimates that each new single family home is the
equivalent of 2.5 full time equivalent jobs and each unit of multifamily housing results in
an FTE of 1.16 job. An average of 25 apartments and 1 carriage house would produce
about 31 FTE’s per year for the next 6 years plus additional FTE’s for the commercial
space that is proposed.
(d) Impacts on other employers and employees within the city or village and the
immediate area that are located outside of the boundaries of the area of the
redevelopment project; and
This project will not have a negative impact on other employers different from any
other expanding business within the Grand Island area. Grand Island does have tight
labor market and part of that is due to the availability and cost of housing. This
development may help alleviate some of those pressures.
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(e) Impacts on student populations of school districts within the City or Village:
This development will have an impact on the Grand Island School system and
will likely result in additional students at both the elementary and secondary school
levels.
The average number of persons per household in Grand Island for 2015 to 2019
according the American Community Survey is 2.61. 173 additional households would
house 402 people. According to the 2010 census 19.2% of the population of Grand Island
was over 4 years old and under 18 years old. 2020 census number for this population
cohort are not yet available but 27.6% of the 2021 population is less than 18 years of age
this is the same percentage as the under 18 age cohort in 2010. If the averages hold it
would be expected that there would be an additional 77 school age children generated by
this development. Given the nature of the units (150- 1 and 2 bedroom apartments)
proposed for Legacy 34 2023 these numbers are likely to be significantly less than for
detached single family development. If this develops at a rate of 25 unit per year for 6
years approximately 13 children could be added to the school age population every year
with this development. These 13 children will likely be spread over the full school age
population from elementary to secondary school. According to the National Center for
Educational Statistics1 the 2019-20 enrollment for GIPS was 10,070 students and the cost
per student in 2017-18 was $12,351 of that $4,653 is generated locally. The Grand Island
Public School System was notified on August 4, 2022 that the CRA would be considering
this application at their August 10, 2022 meeting.
(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 is consistent the goals of the 2020 Housing Study for the City of Grand
Island to create more than 1300 new dwelling units by 2024. Based on the permits
between January of 2020 and June of 2022 there are 547 units of housing that have been
permitted. More than 750 units still need to be built before the end of 2024 to meet the
projected need. The local housing market is not capable of producing the number of units
needed at market rate given the costs of building and development.
Time Frame for Development
Development of the Legacy 34 2023 project is anticipated to be completed during
between the Spring of 2023 and the end of 2028. The base tax year should be calculated
on the value of the property as of January 1, 2023 for the first phase with each phase
based on the preceding year’s valuation of the property included in the amendment for
that year. Excess valuation should be available for this project beginning in 2024 with
taxes due in 2025. 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 on each property or an amount not to exceed $9,839,089 the projected amount of
increment based upon the anticipated value of the project and current tax rate.
1 https://nces.ed.gov/ccd/districtsearch/district_detail.asp?ID2=3100016
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This is the second phase of this development just over 42 acres of the full 200 acres will
be subject to redevelopment contracts upon final approval of this plan and the associated
contracts. It is anticipated that full development of the 200 acre site will take a minimum
of 15 years thought it could take as long as 30 or more based on average development in
Grand Island. Each additional project will be brought forward as an amendment in a
format similar to this amendment.
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Hall County Regional Planning
Commission
Wednesday, September 7, 2022
Regular Meeting
Item F3
Redevelopment Plan Area 1 124 W. 3rd Street Living Waters
Staff Contact:
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Agenda Item #5
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
August 26, 2022
SUBJECT:
Redevelopment plan amendment for property located in Blight and Substandard Area 1
located at 124 W. 3rd Street in Grand Island, Hall County, Nebraska to support this
development. (C-37-22GI)
PROPOSAL:
Living Waters LLC is proposing to develop the properties described above for upper story
residential and main floor commercial purposes in downtown Grand Island. The property is
zoned a B-3 Heavy Business the proposed uses are permitted in this zoning district.
OVERVIEW:
The purpose of the CRA and the designated blight and substandard area is to provide
incentives for development in underdeveloped areas of the community. This area has
already been declared blighted and substandard 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 development will promote housing construction in
Grand Island and redevelopment in downtown.
The Regional Planning Commission recommendation is limited to the appropriateness of the
proposed use at this location. The Grand Island Comprehensive Plan calls for the
development of a mix of commercial and residential uses at this location. This proposed
development renovate the existing building with upper story residential units and continue to
use the main level for commercial purposes.
The Planning Commission is required to comment on these applications to confirm that
expenditure of public funds through TIF is not supporting uses that would be inconsistent
with the comprehensive plan. The proposed use for a mixed use development at this
location appears to be supported by the plan.
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RECOMMENDATION:
That the Regional Planning Commission finds that the redevelopment plan is consistent with
the Comprehensive Plan (general plan for development) of the City of Grand Island and
recommends approval as presented. A resolution is attached for your consideration.
___________________ Chad Nabity AICP, Planning Director
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Redevelopment Plan Amendment
Grand Island CRA Area 1
August 2022
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area 1 with in the city, pursuant to
the Nebraska Community Development Law (the “Act”) and provide for the
financing of a specific infrastructure related project in Area 1.
Executive Summary:
Project Description
THE REDEVELOPMENT OF THE BUILDING LOCATED AT 124 W 3RD STREET
FOR RESIDENTIAL AND COMMERCIAL USES, INCLUDING FIRE/LIFE SAFETY
IMPROVEMENTS AND BUILDING REHABILITATION AND REMODELING.
The use of Tax Increment Financing to aid in rehabilitation expenses associated with
redevelopment of the entire building located at 124 W. 3rd Street. The developer is
proposing to a mixed used project with commercial retail space on the first floor and
upper story residential at this location. This project would not be feasible without the
use of TIF.
LIVING WATERS, LLC purchased the property for $390,000. The purchase price is
included as an eligible TIF activity. The developer is responsible for and has provided
evidence that they can secure adequate debt financing to cover the costs associated with
the remodeling and rehabilitation of this building.
The Grand Island Community Redevelopment Authority (CRA) intends to pledge the ad
valorem taxes generated over the 15 year period beginning January 1, 2024 towards the
allowable costs and associated financing for rehabilitation.
TAX INCREMENT FINANCING TO PAY FOR THE REHABILITATION OF THE
PROPERTY WILL COME FROM THE FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
The property is located at 124 W. 3rd Street in Grand Island Nebraska, the attached
map identifies the subject property and the surrounding land uses.
Legal Descriptions: The South 44.5 feet of Lot Five (5) in Block Fifty-Five (55) in the
Original Town, now City of Grand Island, Hall County, Nebraska.
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Existing Land Use and Subject Property
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The tax increment will be captured for the tax years the payments for which become
delinquent in years 2024 through 2038 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 rehabilitation of this
portion of the building for commercial and residential uses as permitted in the B3
Heavy Business Zoning District.
Statutory Pledge of Taxes.
In accordance with Section 18-2147 of the Act and the terms of the Resolution
providing for the issuance of the TIF Note, the Authority hereby provides that any ad
valorem tax on the Redevelopment Project Area for the benefit of any public body be
divided for a period of fifteen years after the effective date of this provision as set forth in
the Redevelopment Contract, consistent with this Redevelopment Plan. Said taxes shall
be divided as follows:
a. That portion of the ad valorem tax which is produced by levy at the rate
fixed each year by or for each public body upon the redevelopment project valuation shall
be paid into the funds, of each such public body in the same proportion as all other taxes
collected by or for the bodies; and
b. That portion of the ad valorem tax on real property in the redevelopment
project in excess of such amount, if any, shall be allocated to and, when collected, paid into
a special fund of the Authority to pay the principal of; the interest on, and any premiums
due in connection with the bonds, loans, notes, or advances on money to, or indebtedness
incurred by, whether funded, refunded, assumed, or otherwise, such Authority for
financing or refinancing, in whole or in part, a redevelopment project. When such
bonds, loans, notes, advances of money, or indebtedness including interest and premium
due have been paid, the Authority shall so notify the County Assessor and County
Treasurer and all ad valorem taxes upon real property in such redevelopment project shall
be paid into the funds of the respective public bodies.
Pursuant to Section 18-2150 of the Act, the ad valorem tax so divided is hereby pledged
to the repayment of loans or advances of money, or the incurring of any indebtedness,
whether funded, refunded, assumed, or otherwise, by the CRA to finance or refinance, in
whole or in part, the redevelopment project, including the payment of the principal of,
premium, if any, and interest on such bonds, loans, notes, advances, or indebtedness.
Redevelopment Plan Amendment Complies with the Act:
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.
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1. The Redevelopment Project Area has been declared blighted and substandard by
action of the Grand Island City Council on December 19, 2000.[§18-2109] Such
declaration was made after a public hearing with full compliance with the public
notice requirements of §18-2115 of the Act.
2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (13)
(a) and §18-2110]
Grand Island adopted a Comprehensive Plan on July 13, 2004. This redevelopment plan
amendment and project are consistent with the Comprehensive Plan, in that no changes in
the Comprehensive Plan elements are intended. This plan merely provides funding for
the developer to rehabilitate the building for permitted uses on this property as defined by
the current and effective zoning regulations. The Hall County Regional Planning
Commission held a public hearing at their meeting on September 7, 2022 and passed
Resolution 2022-14 confirming that this project is consistent with the Comprehensive
Plan for the City of Grand Island.
3. The Redevelopment Plan must be sufficiently complete to address the following
items: [§18-2103(13) (b)]
a. Land Acquisition:
The Redevelopment Plan for Area 1 provides for real property acquisition and this plan
amendment does not prohibit such acquisition. The developer has acquired the property
and will be including acquisition as an eligible activity. There is no proposed acquisition
by the authority.
b. Demolition and Removal of Structures:
The project to be implemented with this plan does not provide for the demolition and
removal any structures on this property. Demotion of internal structures to accommodate
the redevelopment is anticipated and permitted.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. All of the area
around the site in private ownership is planned for Downtown Commercial development;
this includes housing and commercial uses within the same structure. This property is in
private ownership. [§18-2103(b) and §18-2111] The attached map also is an accurate site
plan of the area after redevelopment. [§18-2111(5)]
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City of Grand Island Future Land Use Map
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d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned B3-Heavy Business zone. 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 rehabilitating the existing building. The developer is not proposing to
increase the size of the building and current building meets the applicable regulations
regarding site coverage and intensity of use. [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Sewer and water are available to support this development.
Electric utilities are sufficient for the proposed use of this building.
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]
4. The Act requires a Redevelopment Plan provide for relocation of individuals and
families displaced as a result of plan implementation. This property is vacant and
has not been used for any residential purposes. [§18-2103.02]
5. No member of the Authority, nor any employee thereof holds any interest in any
property in this Redevelopment Project Area. [§18-2106] No members of the
authority or staff of the CRA have any interest in this property.
6. Section 18-2114 of the Act requires that the Authority consider:
a. Method and cost of acquisition and preparation for redevelopment and estimated
proceeds from disposal to redevelopers.
The developer purchased the property for $390,000. The estimated costs of rehabilitation
of this property is $401,573. Other construction and soft costs are $39,792. Legal,
Developer and Audit Fees of $13,500 for reimbursement to the City and the CRA for
costs to prepare the contract and monitor the project over the course of the development
are included in the eligible expenses. The total of eligible expenses for this project
exceeds $844,465.
No property will be transferred to redevelopers by the Authority. The developer will
provide and secure all necessary financing.
Grand Island Regular Meeting - 9/7/2022 Page 74 / 119
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 $123,400 from the proceeds of the TIF. This
indebtedness will be repaid from the Tax Increment Revenues generated from the project.
TIF revenues shall be made available to repay the original debt and associated interest
after January 1, 2024 through December 2038.
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. This
will have the intended result of preventing recurring elements of unsafe buildings and
blighting conditions. This will accomplish the goal of both the Railside Business
Improvement District and the Grand Island City Council of refurbishing street level
commercial space and increasing the number of residential units available in the
Downtown area that has been underutilized for several years.
8. Time Frame for Development
Development of this project is anticipated to be completed by October 2023. Excess
valuation should be available for this project for 15 years beginning with the 2024 tax
year.
9. Justification of Project
This building in downtown Grand Island was built in 1915 and will be preserved with this
project. The mixed use of commercial space and residential units is consistent with the
long term development plans for Downtown.
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
Grand Island Regular Meeting - 9/7/2022 Page 75 / 119
Financing will be used. This analysis must address specific statutory issues.
As authorized in the Nebraska Community Development Law, §18-2147, Neb. Rev. Stat.
(2012), the City of Grand Island has analyzed the costs and benefits of the proposed
Redevelopment Project, including:
Project Sources and Uses. Approximately $123,400 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
$721,465 in private sector financing; a private investment of $5.84 for every TIF dollar
invested.
Use of Funds Source of Funds
Description TIF
Funds
Private Funds Total
Site Acquisition $123,400 $266,600 $390,000
Renovation Costs $401,573 $401,573
Contingency $20,079 $20,079
Architectural &
Engineering $7,900 $7,900
Financing fees/ audit $11,813 $11,813
Legal/ TIF contract $13,500 $13,500
Total $123,400 $721,465 $844,365
Tax Revenue. The property to be redeveloped is anticipated to have a January 1, 2024,
valuation of approximately $219,769. Based on the 2021 levy this would result in a real
property tax of approximately $4,765. It is anticipated that the assessed value will increase
by $331,326 upon full completion, as a result of the site redevelopment. This development
will result in an estimated tax increase of over $184,7 annually. The tax increment
gained from this Redevelopment Project Area would not be available for use as city
general tax revenues, for a period of 15 years, or such shorter time as may be required
to amortize the TIF bond, but would be used for eligible private redevelopment costs to
enable this project to be realized.
Estimated 2021 assessed value: $219,769
Estimated value after completion $551,095
Increment value $331,326
Annual TIF generated (estimated)$$7,184
TIF bond issue $123,400
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $219,769. The
proposed redevelopment will create additional valuation of $331,326. No tax shifts
are anticipated from the project outside of the use of TIF to support the
redevelopment. It is not anticipate that any additional tax burdens will be assumed by
public entities as a result of this project. The project creates additional valuation that
will support taxing entities long after the project is paid off.
Grand Island Regular Meeting - 9/7/2022 Page 76 / 119
(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 in any significant way. Fire and police protection are available and should not be
negatively impacted by this development. The addition of life safety elements to this
building including fire sprinklers and a second exit actually reduce the chances of
negative impacts to the fire department.
(c) Impacts on employers and employees of firms locating or expanding within the
boundaries of the area of the redevelopment project;
This will provide additional residential and commercial space options in the
downtown area consistent with the planned development in Downtown Grand Island.
(d) Impacts on other employers and employees within the city or village and the
immediate area that are located outside of the boundaries of the area of the
redevelopment project; and
This project will not have a negative impact on other employers in any manner
different from any other expanding business within the Grand Island area. This will
provide refurbish Downtown residential and commercial space options for residents
and business owners who wish to relocate to the Downtown area.
(e) Impacts on student populations of school districts within the City or Village:
This development will have a minimal impact on the Grand Island School
system as it will likely not result in any increased attendance. The majority of
the units to be developed with this project is a two bedroom unit and unlikely to
be a family unit, especially for families with school age children.
The average number of persons per household in Grand Island for 2015 to
2019 according the American Community Survey is 2.61. According to the 2010
census 19.2% of the population of Grand Island was between the ages of 5 and 18.
2020 census number for this population cohort are not yet available but 27.6% of
the 2021 population is less than 18 years of age this is the same percentage as the
under 18 age cohort in 2010. If the averages hold it would be expected that there
would be a maximum of one school age child generated by this development
though that is mitigated by the fact that there are 2 small 2 bedroom units and a
single 1 bedroom unit..
(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 is consistent the goals of the Council, the Downtown BID, the CRA, and
Grow Grand Island to create additional upgraded residential and commercial spaces
within downtown Grand Island.
Grand Island Regular Meeting - 9/7/2022 Page 77 / 119
Time Frame for Development
Development of this project is anticipated to be completed October 2023. The base tax
year should be calculated on the value of the property as of January 1, 2024. Excess
valuation should be available for this project for 15 years beginning in 2024 with taxes
due in 2024. 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 $123,400 the projected amount of increment based
upon the anticipated value of the project and current tax rate. Based on the estimates of
the expenses of the rehabilitation the developer will spend at least $721,465.on TIF
eligible activities in excess of other grants given.
Grand Island Regular Meeting - 9/7/2022 Page 78 / 119
Form Updated 7-25-2019cn Page | 1
BACKGROUND INFORMATION RELATIVE TO
TAX INCREMENT FINANCING REQUEST
Project Redeveloper Information
Business Name:
Living Waters LLC
Address:
320 Sunflower Circle, Grand Island NE 68803
Telephone No.: 308-390-5925 Fax No.:
Email:m3joslyn@gmail.com
Contact:
Michaela Goosic
Application Submission Date: 7/1/22
Brief Description of Applicant’s Business:
Legal Description/Address of Proposed Project ORIGINAL TOWN S 44.5' LT 5 BLK 55
Community Redevelopment Area Number
Grand Island Regular Meeting - 9/7/2022 Page 79 / 119
Form Updated 7-25-2019cn Page | 2
Present Ownership Proposed Project Site:
Living Waters LLC
Is purchase of the site contingent on Tax Increment Financing Approval? Yes No
Proposed Project: Building square footage, size of property, description of buildings –
materials, etc. Please attach site plan, if available.
Commercial/residnetial mixed use building, see attached
If Property is to be Subdivided, Show Division Planned:
VI. Estimated Project Costs:
Acquisition Costs:
A. Land
$
B. Building $ 390,000
Construction Costs:
A. Renovation or Building Costs:
$ 401,573
B. On-Site Improvements:
Sewer
$
Water $
Electric $
Gas $
Public Streets/Sidewalks $
Private Streets $
Trails $
Grading/Dirtwork/Fill $
Demolition $
Grand Island Regular Meeting - 9/7/2022 Page 80 / 119
Form Updated 7-25-2019cn Page | 3
Other $
Total
Soft Costs:
$ 401,573
A. Architectural & Engineering Fees: $ 7,900
B. Financing Fees: $ 11,813
C. Legal $ 13,500
D. Developer Fees: $
E. Audit Fees $
F. Contingency Reserves: $ 20,079
G. Other (Please Specify) $
TOTAL $ 53,291
Total Estimated Market Value at Completion: $
Source for Estimated Market Value
Source of Financing:
A. Developer Equity:
B. Commercial Bank Loan:
C. Tax Credits:
$ 157,090
$ 687,774
1. N.I.F.A. $
2. Historic Tax Credits $
3. New Market Tax Credits $
4. Opportunity Zone $
D. Industrial Revenue Bonds: $
E. Tax Increment Assistance: $
F. Enhanced Employment Area $
Grand Island Regular Meeting - 9/7/2022 Page 81 / 119
Form Updated 7-25-2019cn Page | 4
G. Nebraska Housing Trust Fund $
H. Other $ 844,864
Name, Address, Phone & Fax Numbers of Architect, Engineer and General Contractor:
Living Waters LLC, 320 Sunflower Circle, Grand Island NE 68803
Mike Spilinek, Olsson Associates 201 E. Second Street Grand Island, NE 68801
Architect: Toby Gay, Gay and Associates, 1470 31st ave. Columbus Ne 68601
Estimated Real Estate Taxes on Project Site Upon Completion of Project:
(Please Show Calculations)
Project Construction Schedule:
Construction Start Date:
Oct 22
Construction Completion Date:
Oct 23
If Phased Project:
Year % Complete
Year % Complete
Year % Complete
Year % Complete
Year % Complete
Year % Complete
Grand Island Regular Meeting - 9/7/2022 Page 82 / 119
Form Updated 7-25-2019cn Page | 5
XII. Please Attach Construction Pro Forma
XIII. Please Attach Annual Income & Expense Pro Forma
(With Appropriate Schedules)
TAX INCREMENT FINANCING REQUEST INFORMATION
Describe Amount and Purpose for Which Tax Increment Financing is Requested:
Living Waters LLC is asking for $123,400 worth of tax increment financing.
The TIF funds will be used to make the project a success.
Statement Identifying Financial Gap and Necessity for use of Tax Increment Financing
for Proposed Project:
As the attached proforma’s show, given the risk of today’s markets, without TIF the project does
not have a high enough return (see the DSCR on the attached proforma) for the risk that is being
taken.
Grand Island Regular Meeting - 9/7/2022 Page 83 / 119
Form Updated 7-25-2019cn Page | 6
Municipal and Corporate References (if applicable). Please identify all other
Municipalities, and other Corporations the Applicant has been involved with, or has
completed developments in, within the last five (5) years, providing contact person,
telephone and fax numbers for each:
Post Office Box 1968
Grand Island, Nebraska 68802-1968
Phone: 308 385-5240
Fax: 308 385-5423
Email: cnabity@grand-island.com
Grand Island Regular Meeting - 9/7/2022 Page 84 / 119
PROFORMA 124 W 3rd With TIF EXPENSES
USE OF FUNDS TOTAL Property Taxes $3,862
PURCHASE OF BUILDING $390,000 BID Taxes $432
CONSTRUCTION $401,573 Parking Taxes $330
CONTINGENCY 5%$20,079 Insurance $1,700
TENANT ALLOWANCE $0 Utilities $0
ARCHITECT/ENGINEER $7,900 Management $2,927
SOFT COSTS $25,313 Maintnance $2,927
TOTAL $844,864
Total $12,179
SOURCE OF FUNDS
BANK 2220 $687,774 Debt Service
Façade Grant 1431 $0
X 1421 $0 Loan amount 687,774$
X 1327 $0 Annual interest rate 5.750%
X $0 Loan period in years 15
OWNER EQUITY (20% of appraised value)$157,090
TOTAL $844,864 Monthly payment 5,711$
Soft costs
OPERATING PROFORMA
ANNUAL RENTAL INCOME Annual Monthly TIF fee $7,000
0 Consultant $3,500
s.f.$/s.f.Interest $11,813
Commercial 2946 15 $44,190 $3,683 Misc $3,000
Basement 2946 3 $8,838 $737
Residential 2970 15 $44,550 $3,713 $25,313
1431 Construction
4968 S.F.$/S.F.
GROSS INCOME $97,578 2970 $135 $401,573
s Actual CAP 11.99%
VACANCY $2,927 3.0%Cap Rate 10.5%
DSCR 1.20 EXPENSES $12,179 12.5%NOI $82,472
$15,106 Appraisal $785,449
LTV 20%$157,090
NET OPERATING INCOME $82,472 Equity $97,675
DEBT SERVICE $68,536 Cash $59,415
CASH FLOW $13,936 DSCR 1.20
Grand Island Regular Meeting - 9/7/2022 Page 85 / 119
PROFORMA 124 W 3rd Without TIF EXPENSES
USE OF FUNDS TOTAL Property Taxes $12,089
PURCHASE OF BUILDING $390,000 BID Taxes $432
CONSTRUCTION $401,573 Parking Taxes $330
CONTINGENCY 7%$20,079 Insurance $1,700
TENANT ALLOWANCE $0 Utilities $0
ARCHITECT/ENGINEER $7,900 Management $2,927
SOFT COSTS $25,313 Maintnance $2,927
TOTAL $844,864
Total $20,405
SOURCE OF FUNDS
BANK 2220 $703,444 Debt Service
Façade Grant 1431 $0
X 1421 $0 Loan amount $703,444
X 1327 $0 Annual interest rate 5.750%
X $0 Loan period in years 15
OWNER EQUITY (20% of appraised value)$141,420
TOTAL $844,864 Monthly payment 5,841$
Soft costs
OPERATING PROFORMA
ANNUAL RENTAL INCOME Annual Monthly TIF fee $7,000
0 Consultant $3,500
s.f.$/s.f.Interest $11,813
Commercial 2946 15 $44,190 $3,683 Misc $3,000
Basement 2946 3 $8,838 $737
Residential 2970 15 $44,550 $3,713 $25,313
1431 Construction
4968 S.F.$/S.F.
GROSS INCOME $97,578 2970 $135 $401,573
s Actual CAP 10.55%
VACANCY $2,927 3.0%Cap Rate 10.5%
DSCR 1.06 EXPENSES $20,405 20.9%NOI $74,245
$23,333 Appraisal $707,100
LTV 20%$141,420
NET OPERATING INCOME $74,245 Equity $3,656
DEBT SERVICE $70,098 Cash $137,764
CASH FLOW $4,148 DSCR 1.06
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Estimated Project Costs:
Acquisition Costs:
A. Land $0
B. Building $390,000
Construction Costs:
A. Renovation or Building Costs:$401,573
B. On-Site Improvements:
Sewer $0
Water $0
Electric $0
Gas $0
Public Streets/Sidewalks $0
Private Streets $0
Trails $0
Grading/Dirtwork/Fill $0
Demolition $0
Other: Parks/Public Space $0
Total $401,573
Soft Costs:
A. Architectural & Engineering Fees:$7,900
B. Financing Fees: Construction $11,813
C. Legal $13,500
D. Developer Fees:$0
E. Audit Fees $0
F. Contingency Reserves:$20,079
G. Other: TIF fees/Misc fees $0
TOTAL $53,291
Total Estimated Market Value at Completion:$785,449
Source of Financing:
A. Developer Equity:157,090$
B. Commercial Bank Loan:687,774$
E. Tax Increment Assistance:-$
H. Other: Façade grant -$
Total 844,864$
Grand Island Regular Meeting - 9/7/2022 Page 91 / 119
Grand Island Regular Meeting - 9/7/2022 Page 92 / 119
Resolution Number 2022-13
HALL COUNTY REGIONAL PLANNING COMMISSION
A RESOLUTION RECOMMENDING APPROVAL OF AN AMENDMENT TO A
REDEVELOPMENT PLAN IN 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 amendment of the Redevelopment Plan for
CRA Area 1 requested by Living Waters LLC to the Hall County Regional Planning Commission,
(the “Commission”) for review and recommendation as to its conformity with the general plan for
the development of the City of Grand Island, Hall County, Nebraska, pursuant to Section 18-2112
of the Community Development Law, Chapter 18, Article 21, Reissue Revised Statutes of Nebraska, as
amended (the “Act”); and
WHEREAS, the Commission held a public hearing on the proposed plan on September 7, 2022,
and
WHEREAS, the chair or president of Hall County Board, Grand Island School Board, Central
Platte Natural Resources District, Educational Service Unit #10 and Central Community College were
notified by certified mail of said hearing, and
WHEREAS, the Commission advertised the time, date and location public hearing in the Grand
Island Independent on Saturday August 20th and Saturday 27th, and
WHEREAS, there are no Neighborhood Associations registered with the City of Grand Island, 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 finding that
it is in conformance with the comprehensive development plan (general plan for development) for the
City of Grand Island.
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: September 7, 2022
HALL COUNTY REGIONAL PLANNING COMMISSION
ATTEST: By: ___________________________________
Chair
By: ___________________________________
Secretary
Grand Island Regular Meeting - 9/7/2022 Page 93 / 119
Hall County Regional Planning
Commission
Wednesday, September 7, 2022
Regular Meeting
Item J1
Continental Gardens Third Subdivision
Staff Contact:
Grand Island Regular Meeting - 9/7/2022 Page 94 / 119
STATE ST WWEBB RD NWESTSIDE ST
ContinentalGardens 3rdSubdivision
®
PROPOSED SUBDIVISIONLOCATION MAP
1 inch = 125 feet
Grand Island Regular Meeting - 9/7/2022 Page 95 / 119
Grand IslandRegular Meeting - 9/7/2022Page 96 / 119
S89°21'55"E 540.05'(M) 540.01'(P) 540.03'(P1)N00°28'20"W 214.15'(M) 214.00'(P) 214.20'(P1)S89°52'31"W
1.09'(M) 1.00'(P) 1.07'(P1)
N00°10'47"E
5.96'(M) 6.00'(P) 5.98'(P1)N53°26'51"W
17.09'(M) 17.20'(P) 17.03'(P1)
60.61'(P1)
60.56'(M)
S89°26'21"E
S00°35'25"W 229.75'(M) 229.76'(P1)20' ELECTRICAL
EASEMENT
TO BE DEDICATED
WITH THIS PLAT
20' UTILITY
EASEMENT
TO BE DEDICATED
WITH THIS PLAT
LOT 1
LOT 2
LOT 3
40' ACCESS
EASEMENT
TO BE DEDICATED
WITH THIS PLATWEBB ROADSTATE STREET
N89°24'19"W 581.68'(M,P1)
S89°23'04"E 235.62'(M)
N89°23'39"W 235.64'(M)N00°35'41"E 229.84'(M)N00°28'20"W 128.95'(M)S89°21'55"E 364.99'(M)S00°35'41"W 128.67'(M)N89°24'19"W 362.59'(M)S00°35'41"W 101.17'(M)N89°24'19"W 346.04'(M)N00°28'20"W 85.20'(M)S89°21'55"E 540.05'(M) 540.01'(P) 540.03'(P1)N00°28'20"W 214.15'(M) 214.00'(P) 214.20'(P1)S89°52'31"W
1.09'(M) 1.00'(P) 1.07'(P1)
N00°10'47"E
5.96'(M) 6.00'(P) 5.98'(P1)N53°26'51"W
17.09'(M) 17.20'(P) 17.03'(P1)
60.61'(P1)
60.56'(M)
S89°26'21"E
S00°35'25"W 229.75'(M) 229.76'(P1)20' ELECTRICAL
EASEMENT
TO BE DEDICATED
WITH THIS PLAT
20' UTILITY
EASEMENT
TO BE DEDICATED
WITH THIS PLAT
LOT 1
LOT 2
LOT 3
40' ACCESS
EASEMENT
TO BE DEDICATED
WITH THIS PLATWEBB ROADSTATE STREET
N89°24'19"W 581.68'(M,P1)
S89°23'04"E 235.62'(M)
N89°23'39"W 235.64'(M)N00°35'41"E 229.84'(M)N00°28'20"W 128.95'(M)S89°21'55"E 364.99'(M)S00°35'41"W 128.67'(M)N89°24'19"W 362.59'(M)S00°35'41"W 101.17'(M)N89°24'19"W 346.04'(M)N00°28'20"W 85.20'(M)FAX 308.384.8752
TEL 308.384.8750
201 East 2nd Street
Grand Island, NE 68801
STORM SEWER LINE
WATER LINE
GAS LINE
SANITARY SEWER LINE
SIGN
ELECTRIC MANHOLE
WATER VALVE
FIRE HYDRANT
UNDERGROUND ELECTRIC
ELECTRIC BOX
TELEPHONE RISER
STORM DRAIN MANHOLE
SANITARY MANHOLE
GRATE INLET
ELECTRICAL RISER
CABLE BOX
ELECTRIC CABINET
UNDERGROUND CABLEELECTRIC VAULT
WOODEN FENCE
GAS RISER
UNDERGROUND FIBER OPTIC
WATER SPRINKLER VALVE
OWNERS: HASSELMANN DEVELOPMENT, LLC
SUBDIVIDER: HASSELMANN DEVELOPMENT, LLC
SURVEYOR: OLSSON
ENGINEER: OLSSON
NUMBER OF LOTS: 3
PROPERTY LINE
SET CORNER (5/8"x24" REBAR W/CAP)
MEASURED DISTANCE
PLATTED DISTANCE REPLAT OF BLOCK 3 CONTINENTAL GARDENS
M
P
SUBDIVISION BOUNDARY LINE
NEW PROPERTY LINE
FOUND CORNER (AS NOTED)
PLATTED DISTANCE CONTINENTAL GARDENS SECOND SUBP1
EASEMENT DISTANCEE
A REPLAT OF ALL OF LOT 2, CONTINENTAL GARDENS SECOND SUBDIVISION, IN
THE CITY OF GRAND ISLAND, HALL COUNTY, NEBRASKA. SAID TRACT CONTAINS A
CALCULATED AREA OF 137497.02 SQUARE FEET OR 3.156 ACRES MORE OR LESS.
EASEMENT LINE
Grand Island Regular Meeting - 9/7/2022 Page 97 / 119
S89°21'55"E 540.05'(M) 540.01'(P) 540.03'(P1)N00°28'20"W 214.15'(M) 214.00'(P) 214.20'(P1)S89°52'31"W
1.09'(M) 1.00'(P) 1.07'(P1)
N00°10'47"E
5.96'(M) 6.00'(P) 5.98'(P1)
N53°26'51"W
17.09'(M) 17.20'(P) 17.03'(P1)
60.61'(P1)
60.56'(M)
S89°26'21"E
S00°35'25"W 229.75'(M) 229.76'(P1)20' ELECTRICAL
EASEMENT
TO BE DEDICATED
WITH THIS PLAT
20' UTILITY
EASEMENT
TO BE DEDICATED
WITH THIS PLAT
LOT 1
LOT 2
LOT 3
40' ACCESS
EASEMENT
TO BE DEDICATED
WITH THIS PLATWEBB ROADSTATE STREET
N89°24'19"W 581.68'(M,P1)
S89°23'04"E 235.62'(M)
N89°23'39"W 235.64'(M)N00°35'41"E 229.84'(M)N00°28'20"W 128.95'(M)S89°21'55"E 364.99'(M)S00°35'41"W 128.67'(M)N89°24'19"W 362.59'(M)S00°35'41"W 101.17'(M)N89°24'19"W 346.04'(M)N00°28'20"W 85.20'(M)S89°21'55"E 540.05'(M) 540.01'(P) 540.03'(P1)N00°28'20"W 214.15'(M) 214.00'(P) 214.20'(P1)S89°52'31"W
1.09'(M) 1.00'(P) 1.07'(P1)
N00°10'47"E
5.96'(M) 6.00'(P) 5.98'(P1)
N53°26'51"W
17.09'(M) 17.20'(P) 17.03'(P1)
60.61'(P1)
60.56'(M)
S89°26'21"E
S00°35'25"W 229.75'(M) 229.76'(P1)20' ELECTRICAL
EASEMENT
TO BE DEDICATED
WITH THIS PLAT
20' UTILITY
EASEMENT
TO BE DEDICATED
WITH THIS PLAT
LOT 1
LOT 2
LOT 3
40' ACCESS
EASEMENT
TO BE DEDICATED
WITH THIS PLATWEBB ROADSTATE STREET
N89°24'19"W 581.68'(M,P1)
S89°23'04"E 235.62'(M)
N89°23'39"W 235.64'(M)N00°35'41"E 229.84'(M)N00°28'20"W 128.95'(M)S89°21'55"E 364.99'(M)S00°35'41"W 128.67'(M)N89°24'19"W 362.59'(M)S00°35'41"W 101.17'(M)N89°24'19"W 346.04'(M)N00°28'20"W 85.20'(M)OWNERS: HASSELMANN DEVELOPMENT, LLC
SUBDIVIDER: HASSELMANN DEVELOPMENT, LLC
SURVEYOR: OLSSON
ENGINEER: OLSSON
NUMBER OF LOTS: 3
PROPERTY LINE
SET CORNER (5/8"x24" REBAR W/CAP)
MEASURED DISTANCE
PLATTED DISTANCE REPLAT OF BLOCK 3 CONTINENTAL GARDENS
M
P
SUBDIVISION BOUNDARY LINE
NEW PROPERTY LINE
FOUND CORNER (AS NOTED)
FAX 308.384.8752
TEL 308.384.8750
201 East 2nd Street
Grand Island, NE 68801
PLATTED DISTANCE CONTINENTAL GARDENS SECOND SUBP1
EASEMENT DISTANCEE
A REPLAT OF ALL OF LOT 2, CONTINENTAL GARDENS SECOND SUBDIVISION, IN THE CITY OF GRAND ISLAND, HALL COUNTY, NEBRASKA.
SAID TRACT CONTAINS A CALCULATED AREA OF 137497.02 SQUARE FEET OR 3.156 ACRES MORE OR LESS.
I HEREBY CERTIFY THAT ON _____________________________, 2022, I COMPLETED AN ACCURATE SURVEY, UNDER MY PERSONAL
SUPERVISION, OF A TRACT OF LAND CONSISTING OF A REPLAT OF ALL OF LOT 2, CONTINENTAL GARDENS SECOND SUBDIVISION, IN THE
CITY OF GRAND ISLAND, HALL COUNTY, NEBRASKA, AS SHOWN ON THE ACCOMPANYING PLAT THEREOF; THAT IRON MARKERS, EXCEPT
WHERE INDICATED, WERE FOUND AT ALL CORNERS; THAT THE DIMENSIONS ARE AS SHOWN ON THE PLAT; AND THAT SAID SURVEY WAS
MADE WITH REFERENCE TO KNOWN AND RECORDED MONUMENTS.
___________________________________________________
JESSE E. HURT, REGISTERED LAND SURVEYOR NUMBER, LS-674
KNOW ALL MEN BY THESE PRESENTS, THAT HASSELMANN DEVELOPMENT, LLC, A NEBRASKA LIMITED LIABILITY COMPANY,
BEING THE OWNERS OF THE LAND DESCRIBED HEREON, HAVE CAUSED SAME TO BE SURVEYED, SUBDIVIDED, PLATTED AND
DESIGNATED AS " A REPLAT OF ALL OF LOT 2, CONTINENTAL
GARDENS SECOND SUBDIVISION, IN THE CITY OF GRAND ISLAND, HALL COUNTY, NEBRASKA, AS SHOWN ON THE
ACCOMPANYING PLAT THEREOF AND DO HEREBY DEDICATE THE ROAD RIGHT OF WAY, AS SHOWN THEREON TO THE PUBLIC
FOR THEIR USE FOREVER: AND HEREBY DEDICATE THE EASEMENTS, AS SHOWN THEREON TO THE PUBLIC FOR THEIR USE
FOREVER FOR THE LOCATION, CONSTRUCTION AND MAINTENANCE FOR PUBLIC SERVICE UTILITIES, TOGETHER WITH THE
RIGHTS OF INGRESS AND EGRESS HERETO, AND HEREBY PROHIBITING THE PLANTING OF TREES, BUSHES AND SHRUBS, OR
PLACING OTHER OBSTRUCTIONS UPON, OVER, ALONG OR UNDERNEATH THE SURFACE OF SUCH EASEMENTS; AND THAT THE
FOREGOING SUBDIVISION AS MORE PARTICULARLY DESCRIBED IN THE DESCRIPTION HEREON AS APPEARS ON THIS PLAT IS
MADE WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNERS AND PROPRIETORS.
IN WITNESS WHEREOF, I HAVE AFFIXED MY SIGNATURE HERETO, AT GRAND ISLAND, NEBRASKA
THIS ____ DAY OF ____________________, 2022.
_____________________________________
DUSTIN HASSELMANN, MANAGER
HASSELMANN DEVELOPMENT, LLC, A NEBRASKA LIMITED LIABILITY COMPANY
ON THIS _______ DAY OF __________________, 2022, BEFORE ME, A NOTARY PUBLIC WITHIN AND FOR SAID COUNTY,
PERSONALLY APPEARED DUSTIN HASSELMANN, MANAGER, HASSELMANN DEVELOPMENT, LLC, A NEBRASKA LIMITED LIABILITY
COMPANY, TO ME PERSONALLY KNOWN TO BE THE IDENTICAL PERSON WHOSE SIGNATURE IS AFFIXED HERETO AND
ACKNOWLEDGED THE EXECUTION THEREOF TO BE HIS VOLUNTARY ACT AND DEED. IN WITNESS WHEREOF, I HAVE HEREUNTO
SUBSCRIBED MY NAME AND AFFIXED MY OFFICIAL SEAL AT GRAND ISLAND, NEBRASKA, ON THE DATE LAST ABOVE WRITTEN.
MY COMMISSION EXPIRES ___________
_____________________________
NOTARY PUBLIC
SUBMITTED TO AND APPROVED BY THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, CITIES OF
GRAND ISLAND, WOOD RIVER, AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN, NEBRASKA.
_______________________________ __________
CHAIRPERSON DATE
APPROVED AND ACCEPTED BY THE CITY OF GRAND ISLAND, NEBRASKA
THIS _______ DAY OF _______________________ , 2022.
_______________________________
MAYOR
_______________________________
CITY CLERK
EASEMENT LINE
Grand Island Regular Meeting - 9/7/2022 Page 98 / 119
Hall County Regional Planning
Commission
Wednesday, September 7, 2022
Regular Meeting
Item J2
Gehle 3rd Subdivision
Staff Contact:
Grand Island Regular Meeting - 9/7/2022 Page 99 / 119
110TH RD SGehle 3rdSubdivision
®
PROPOSED SUBDIVISIONLOCATION MAP
1 inch = 100 feet
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Hall County Regional Planning
Commission
Wednesday, September 7, 2022
Regular Meeting
Item J3
Highway Motels 2nd Subdivision
Staff Contact:
Grand Island Regular Meeting - 9/7/2022 Page 103 / 119
US HIGHWAY 281 SUS HIGHWAY 281 SNBUSHIGHWAY281STOEBINTERSTATE80RAMPHighway Motels2nd Subdivision
®
PROPOSED SUBDIVISIONLOCATION MAP
1 inch = 200 feet
Grand Island Regular Meeting - 9/7/2022 Page 104 / 119
Providing false information on this application will result in nullification of the application and forfeiture of all related fees. If you have any questions
regarding this form or subdivision regulations administered by the Hall County Regional Planning Department call (308) 385-5240.
HALL COUNTY REGIONAL PLANNING COMMISSION
SUBDIVISION APPLICATION
This application must be submitted a minimum of 20 calendar days prior to a planning commission meeting to be considered at that meeting.
Planning Commission meetings are typically held on the first Wednesday of the month.
Owners Information
Name
Address
City , State
Phone
Zip
Attach additional information as necessary for all parties listed as an owner on the plat and any
other parties such as partners Deed of Trust holders, etc…
All owners, lien holders, etc. will be required to sign the dedication certificate on the final plat. As the
applicant for this subdivision I do hereby certify that I have provided complete information regarding
the ownership of the property included in this application:
By: Date:
(Applicant)
Surveyor/Engineers Information
Surveyor/Engineering Firm
Address
City , State
Phone
Zip
Surveyor/Engineer Name License Number
SUBDIVISION NAME:
Please check the appropriate location
Hall County
The City of Grand Island or 2-Mile Grand Island Jurisdiction
The City of Wood River or 1 Mile Jurisdiction
Village of Alda or 1 Mile Jurisdiction
Village of Cairo or 1 Mile Jurisdiction
Village of Doniphan or 1 Mile Jurisdiction
Please check the appropriate Plat
Preliminary Plat
Final Plat
Number of Lots
Number of Acres
Checklist of things Planning Commission Needs
AutoCAD file (Scaled 1:100) and a PDF sent to rashadm@grand-island.com
10 + 15* copies if in City limits or the two mile jurisdiction of Grand Island
5 + 15* copies if in Hall County, City of Wood River, Village of Cairo, Doniphan or Alda.
Closure Sheet
Utilities Sheet
Receipt for Subdivision Application Fees in the amount of $
* 15 Pages are to be printed on 11X17, larger sizes maybe requested if needed
PSK LLC
305 N Hasting STE 201
Hasting NE 68901
402-462-2700
8-18-1971
Initial Point Surveying LLC
1811 W 2nd Street STE280
Grand Island NE 68803
308-6754141
Brent D Cyboron 727
Highway Motels Second Subdivision
2
12.97 ac
490.00
4
4
4
4
4
4
4
Grand Island Regular Meeting - 9/7/2022 Page 105 / 119
Providing false information on this application will result in nullification of the application and forfeiture of all related fees. If you have any questions
regarding this form or subdivision regulations administered by the Hall County Regional Planning Department call (308) 385-5240.
REGIONAL PLANNING COMMISSION FEES AND CHARGES
Effective October 1, 2019
Service or Product Fee
Category 2. Subdivision:
a. Preliminary Plat $ 450.00 + $15.00/lot
b. Final Plat (Grand Island and 2 mile limit) $ 470.00 + $10.00/lot
(Elsewhere in region) $ 470.00** + $10.00/lot
c. Plat Vacation $275.00
d. Administrative Subdivisions $55.00
** An additional $50.00 fee is charged in the Villages of Alda, and Doniphan payable to the pertaining clerk’s
office.
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Grand Island Regular Meeting - 9/7/2022 Page 107 / 119
Hall County Regional Planning
Commission
Wednesday, September 7, 2022
Regular Meeting
Item J4
Katzberg Family Farm Subdivision
Staff Contact:
Grand Island Regular Meeting - 9/7/2022 Page 108 / 119
CAMERON RD SWOOD RIVER RD W
KatzbergFamily FarmSubdivision
®
PROPOSED SUBDIVISIONLOCATION MAP
1 inch = 200 feet
Grand Island Regular Meeting - 9/7/2022 Page 109 / 119
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Grand Island Regular Meeting - 9/7/2022 Page 111 / 119
Hall County Regional Planning
Commission
Wednesday, September 7, 2022
Regular Meeting
Item J5
M & H Gideon Second Subdivision
Staff Contact:
Grand Island Regular Meeting - 9/7/2022 Page 112 / 119
CAMERON RD SWOOD RIVER RD W
M & H Gideon2nd Subdivision
®
PROPOSED SUBDIVISIONLOCATION MAP
1 inch = 100 feet
Grand Island Regular Meeting - 9/7/2022 Page 113 / 119
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Grand Island Regular Meeting - 9/7/2022 Page 115 / 119
Hall County Regional Planning
Commission
Wednesday, September 7, 2022
Regular Meeting
Item J6
River View at Harrell Farms Subdivision
Staff Contact:
Grand Island Regular Meeting - 9/7/2022 Page 116 / 119
CEDARVIEW RD W
River View atHarrell FarmsSubdivision
®
PROPOSED SUBDIVISIONLOCATION MAP
1 inch = 100 feet
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BASIS OF BEARINGS:
All bearings are based on Hall County Low Distortion
Projection from Nebraska State Surveyor's Office.
Projection = Transverse Mercator
Scale Factor = 1.0000868
Central Meridian = 98°26'00" West
Standard Parallel = 40°52'00" North
False N/E = 25000/30000 (meters)
Spheroid - Datum = GRS80 - NAD83
LEGAL DESCRIPTION
A tract of land being part of the Southwest Quarter of the Southeast Quarter (SW1/4 SE1/4) of
Section Thirty-six (36), Township Ten (10) North, Range Ten (10) West of the 6th Principal
Meridian, Hall County, Nebraska and more particularly described as follows:
Beginning at a survey marker w/ID washer at the Southwest Corner of the Southeast Quarter of
Section 36 being said Point of Beginning; thence N 89°45'07" E on the South line of said
Southeast Quarter, and all bearings contained herein are relative thereto, a distance of 340.00
feet to a mag nail; thence N 00°14'52" W a distance of 175.00 feet to a 5/8" rebar w/cap; thence
N 88°43'37" W a distance of 222.50 feet to a 5/8" rebar w/cap; thence N 59°56'53"W a distance
of 72.90 feet to a 5/8" rebar w/cap; thence N 18°35'16" W a distance of 52.47 feet to a 5/8"
rebar w/cap; thence S 89°53'56" W a distance of 37.94 feet to a 5/8" rebar w/cap on the West
line of the Southeast Quarter of said Section 36; thence S 00°12'32" E on said West line of the
Southeast Quarter 36 a distance of 267.59 feet to the Point of Beginning.
Containing 1.52 acres, more or less, of which 0.312 acres are dedicated road right-of-way.
SURVEYOR'S CERTIFICATE
I, Shawn T. Boyd, Nebraska Professional Registered Land Surveyor No. 736 do hereby state that I
surveyed "RIVER VIEW AT HARRELL FARMS", a subdivision in the jurisdiction of the Village of
Doniphan, Hall County, Nebraska, as shown on the above plat. The lots are well and accurately staked
and marked; the dimensions of the lots are as shown on the above plat; the lots bear their own number;
and the survey was made using known and recorded monuments. All information shown hereon is true
and correct to the best of my knowledge and belief.
________________________________
Shawn T. Boyd
Nebraska Professional Registered Land Surveyor No. 736
Date _____________________DYOB.T NWAH
S
LS-736NEBRASK
A
REG I STERE
D
ROYEVRUS DN
AL
DEDICATION
KNOW ALL MEN BY THESE PRESENTS, that
Harrell Farms Limited Partnership, by __________________________________________(print name), its
____________________________________(print title), being the sole owner of the land described hereon
have caused the same to be surveyed, subdivided, platted and designated as "RIVER VIEW AT HARRELL
FARMS", a subdivision in the jurisdiction of the Village of Doniphan, Hall County, Nebraska and said owner
hereby ratify and approve the disposition of their property as shown on said plat, and hereby dedicate to the
use and benefit of the public, the streets and utility easements as shown on the said plat, and acknowledge
said addition to be made with the free consent and in accord with the desires of said owner.
Dated this _______ day of ____________________, 20__.
by (signature)____________________________________
(print name)_____________________________________ (print title)_____________________________
Harrell Farms Limited Partnership
ACKNOWLEDGMENTS
STATE OF ______________)
S.S.
COUNTY OF _____________)
The foregoing instrument was acknowledged before me this ______ day of __________________, 20___,
by (print name)___________________________________, (print title)___________________________
Harrell Farms Limited Partnership
______________________________________ (S E A L)
Notary Public
My commission expires ________________
APPROVAL
Submitted to and approved by the Regional Planning Commission of Hall County, Grand Island and Wood
River and the Villages of Alda, Cairo and Doniphan, Nebraska.
________________________________________ __________________________
Chairman Date
Approved and Accepted by the Village of Doniphan, this ______ day of _______________, 2022.
________________________________________ (S E A L)
Chairman
Attested
_________________________________________
Village Clerk
Approved and Accepted by the Hall County Board of Commissioners, this _____ day of _______________,
2022.
_________________________________________ (S E A L)
Chairman of the Board
Attested
_________________________________________
County Clerk
Grand Island Regular Meeting - 9/7/2022 Page 119 / 119