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10-05-2022 Regional Planning Regular Meeting Packet Hall County Regional Planning Commission Wednesday, October 5, 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 6:00 PM Grand Island Regular Meeting - 10/5/2022 Page 1 / 228 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 - 10/5/2022 Page 2 / 228 Hall County Regional Planning Commission Wednesday, October 5, 2022 Regular Meeting Item A1 Agenda - October 5, 2022 Meeting Staff Contact: Grand Island Regular Meeting - 10/5/2022 Page 3 / 228 AGENDA AND NOTICE OF MEETING Wednesday, October 5, 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 September 7, 2022. 3. Request Time to Speak. 4. Public Hearing – Comprehensive Plan Amendment-Grand Island. Public Hearing Concerning an amendment to the future land use element of the Grand Island Comprehensive Plan for property between Broadwell Avenue and U.S. Highway 281 and Capital Avenue and Airport Road Grand Island, Hall County, Nebraska. (C-01-23GI) 5. Public Hearing – Redevelopment Plan – Grand Island. Public Hearing Concerning a redevelopment plan amendment for CRA Area No. 16 to allow for residential reuse of the Pershing and Anderson Buildings at the former Veterans’ Home property at 2206 and 2300 W. Capital Avenue Grand Island, Hall County, Nebraska. Resolution 2023-01 (C-02- 23GI) 6. Public Hearing – Redevelopment Plan – Grand Island. Public Hearing Concerning a redevelopment plan amendment for CRA Area No. 34 to allow for commercial development on property located at Claude Road and Faidley Avenue (Lot 1 of Crane Valley Ninth Subdivision) in Grand Island, Hall County, Nebraska. Resolution 2023-02 (C-03-23GI) 7. Public Hearing – Proposed CRA Area #28- Grand Island Proposed CRA Area #28 located between 13th Street and State Street and U.S. Highway 281 and Webb Road (including the Conestoga Mall) in Grand Island, Hall County Nebraska ). Resolution 2023-03 (C-04-23GI) Grand Island Regular Meeting - 10/5/2022 Page 4 / 228 8. Public Hearing – Extremely Blighted Study – Grand Island. Public Hearing Concerning a study to identify those areas of Grand Island that can qualify as Extremely Blighted per Nebraska Community Redevelopment Law. Resolution 2023-04 (C-05-23GI) Consent Agenda 9. Final Plat – Holtz 2nd Subdivision– Hall County: Located west of 190th Road and north of Wood River Road in Hall County. This property is zoned A-1 and this plat increases the size of the existing lot 1 of Holtz Subdivision.(1 Lot, 2.137 Acres) 10. Final Plat – Northwest Gateway Second Subdivision – Grand Island: Located at the north end of Colorado Avenue. (4 Lots, 2.290 Acres) 11. Final Plat – Woodland Park 19th Subdivision — Grand Island : Located east Independence Avenue and south of Pennsylvania Avenue. (2 Lots, 6.979 Acres) 12. Comprehensive Plans Payment of Claims 13. Directors Report Community Beautification Award Planning Commission Member Terms of Service 14. Next Meeting November 2, 2022. 15. 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 - 10/5/2022 Page 5 / 228 Staff Summary October 2022 Page 1 Staff Recommendation Summary For Regional Planning Commission Meeting October 5, 2022 4. Public Hearing – Comprehensive Plan Amendment-Grand Island. Public Hearing Concerning an amendment to the future land use element of the Grand Island Comprehensive Plan for property between Broadwell Webb Road north of the Highway 2 and Broadwell Avenue and Webb Road south of Highway 2 and Capital Avenue and Airport Road Grand Island, Hall County, Nebraska. (C-01-23GI) See Full Recommendation (Hearing, Discussion, Action) 5. Public Hearing – Redevelopment Plan – Grand Island. Public Hearing Concerning a redevelopment plan amendment for CRA Area No. 16 to allow for residential reuse of the Pershing and Anderson Buildings at the former Veterans’ Home property at 2206 and 2300 W. Capital Avenue Grand Island, Hall County, Nebraska. Resolution 2023-01 (C-02-23GI) See Full Recommendation (Hearing, Discussion, Action) 6. Public Hearing – Redevelopment Plan – Grand Island. Public Hearing Concerning a redevelopment plan amendment for CRA Area No. 34 to allow for commercial development on property located at Claude Road and Faidley Avenue (Lot 1 of Crane Valley Ninth Subdivision) in Grand Island, Hall County, Nebraska. Resolution 2023-02 (C-03-23GI) See Full Recommendation (Hearing, Discussion, Action) 7. Public Hearing – Proposed CRA Area #28- Grand Island Proposed CRA Area #28 located between 13th Street and State Street and U.S. Highway 281 and Webb Road (including the Conestoga Mall) in Grand Island, Hall County Nebraska ). Resolution 2023-03 (C-04-23GI) See Full Recommendation (Hearing, Discussion, Action) 8. Public Hearing – Extremely Blighted Study – Grand Island. Public Hearing Concerning a study to identify those areas of Grand Island that can qualify as Extremely Blighted per Nebraska Community Redevelopment Law. Resolution 2023-04 (C-05-23GI) See Full Recommendation (Hearing, Discussion, Action) Consent Agenda 9. Final Plat – Holtz Second Subdivision- Hall County- Located west of 190th Road and north of Wood River Road in Hall County. This property is zoned A-1 and this plat increases the size of the existing lot 1 of Holtz Subdivision. (1 lot, 2.137 acres) Grand Island Regular Meeting - 10/5/2022 Page 6 / 228 Staff Summary October 2022 Page 2 10. Final Plat – Northwest Gateway Second Subdivision – Grand Island: Located at the north end of Colorado Avenue. This resubdivides the three existing lots into 4 lots. The property is zoned LLR Large Lot Residential. (4 Lots, 2.290 Acres) 11. Final Plat – Woodland Park 19th Subdivision — Grand Island : Located east Independence Avenue and south of Pennsylvania Avenue. This adjusts the property line between 2 adjacent properties and one of them is unplatted so it could not be done administratively. (2 Lots, 6.979 Acres) 12. .Comprehensive Plan Update 1. Payment of Claims 13. Director’s Report Community Beautification Award Planning Commission Terms of Service Next Meeting November 2, 2022. Grand Island Regular Meeting - 10/5/2022 Page 7 / 228 Hall County Regional Planning Commission Wednesday, October 5, 2022 Regular Meeting Item E1 Minutes - September 7, 2022 Meeting Staff Contact: Grand Island Regular Meeting - 10/5/2022 Page 8 / 228 THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND, WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN, NEBRASKA Minutes for Sept 7, 2022 The meeting of the Regional Planning Commission was held Wednesday, September 7, 2022 at City Hall – Grand Island, Nebraska. Notice of this meeting appeared in the “Grand Island Independent” on August 27, 2022. Present: Leslie Ruge Nick Olson Darrel Nelson Pat O’Neill Leonard Rainforth Robin Hendrickson Greg Robb Hector Rubio Tony Randone Jaye Monter Absent: Judd Allan, Tyler Doane 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 - 10/5/2022 Page 9 / 228 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 meeting. A motion was made by Rainforth and second by Randone to approve the minutes of the August 3, 2022 meeting. The motion carried with ten members voting in favor (Nelson, O’Neill, Ruge, Olson, Robb, Monter, Rainforth, Rubio, Hendricksen and Randone) and no members abstaining or voting no (Allan and Doane were absent). 3. Request Time to Speak. Amos Anson – 4234 Arizona Ave. Grand Island, NE – Item #6 Ron Dupue – 308 North Locust, Grand Island, NE – Item #4 & Item #5 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. O’Neill opened the public hearing. O’Neill also opened the item # 5 public hearing for Redevelopment Plan Area #33. Nabity stated this is the next phase of Legacy 34 subdivision and is consistent with the preliminary plat that was approved in October 2021. Developers are moving forward with the next phase which involves rezoning the property from R2 to CD. The developers are proposing 150 units of housing. The request is consistent with the plan that was presented last year. Innate Development has also requested Tax Increment Financing to aid in the redevelopment of the project. This project is consistent with the proposed zoning and the future land use plan for the area within the City of Grand Island. The Planning Commission finds that the redevelopment plan is consistent with the Comprehensive Plan. Ron Dupue - 308 North Locust, Grand Island, NE – Mr. Dupue representing Innate Development - was available for questions. Grand Island Regular Meeting - 10/5/2022 Page 10 / 228 O’Neill closed the public hearing. A motion was made by Hendricksen and second by Randone to approve the proposed rezoning and Final Plat of Legacy 34 Second Subdivision. The motion was carried with ten members voting in favor (Nelson, O’Neill, Ruge, Olson, Robb, Monter, Rainforth, Rubio, Hendricksen and Randone) and no members abstaining or voting no (Allan and Doane were absent). 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) A motion was made by Randone and second by Rainforth to approve the redevelopment plan amendment for CRA Area No. 33 and resolution 2022-12. The motion was carried with ten members voting in favor (Nelson, O’Neill, Ruge, Olson, Robb, Monter, Rainforth, Rubio, Hendricksen and Randone) and no members abstaining or voting no (Allan and Doane were absent) . 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) O’Neill opened the public hearing. Nabity stated the developer is proposing to a mixed used project with commercial retail space on the first floor and upper story residential. Amos Anson – 4234 Arizona Ave. Grand Island, NE – Amos was available for questions. O’Neill closed the public hearing. A motion was made by Nelson and second by Rubio to approve the Redevelopment Plan amendment for CRA Area #1-located at 124 W. 3rd Street and resolution 2022-13. Grand Island Regular Meeting - 10/5/2022 Page 11 / 228 The motion was carried with then members voting in favor (Nelson, O’Neill, Ruge, Olson, Robb, Monter, Rainforth, Rubio, Hendricksen and Randone) and no members abstaining or voting no (Allan and Doane were absent). 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) A motion was made by Ruge and second by Randone to approve all items on the consent agenda. The motion was carried with then members voting in favor (Nelson, O’Neill, Ruge, Olson, Robb, Monter, Rainforth, Rubio, Hendricksen and Randone) and no members abstaining or voting no (Allan and Doane were absent). 13. Comprehensive Plans Payment of Claims No claims 14. Directors Report Community Beautification Award Planning Commission Member Terms of Service Grand Island Regular Meeting - 10/5/2022 Page 12 / 228 Community Beautification Award – October Meeting Members volunteering Community Beautification Award Committee Les – Darrell – Leonard – Nebraska Planning and Zoning Conference in Kearney – September 14-16 2022. 15. Next Meeting October 5, 2022. 16. Adjourn. O’Neill adjourned the meeting at 6:19 p.m. ___________________________________________ Leslie Ruge, Secretary By Norma Hernandez Grand Island Regular Meeting - 10/5/2022 Page 13 / 228 Hall County Regional Planning Commission Wednesday, October 5, 2022 Regular Meeting Item F1 Public Hearing – Comprehensive Plan Amendment-Grand Island. Public Hearing Concerning an amendment to the future land use element of the Grand Island Comprehensive Plan for property between Broadwell Avenue and Webb Road and Capital Avenue and Airport Road Grand Island, Hall County, Nebraska. (C- Staff Contact: Grand Island Regular Meeting - 10/5/2022 Page 14 / 228 Agenda Item #4 PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION: September 20, 2022 SUBJECT: Future Land Use Map Change (C-01-23GI) PROPOSAL: This proposal includes approximately 700 acres of land north of Capital Ave, west of Broadwell Ave, south of Airport Rd and east of US Highway 281. Staff is recommending amendments to spur development within the area and in the recognition of the change of status of the Old Veteran’s Home property from public to private ownership. Changes to the Future Landuse Map would allow for consistency with the zoning as it stands today. As shown in the area outlined in blue on the map below the northeast 57 acres is planned for Parks and Recreation and the remaining 643 acres was designated as Public. The property is located within the Grand Island municipal limits. Grand Island Regular Meeting - 10/5/2022 Page 15 / 228 OVERVIEW Staff is recommending three amendments to the Grand Island Comprehensive Plan and Future Land Use map within the area outlined in blue on the map. The first would extend the park and recreation designation south of its current location to encompass approximately 78 acres of existing park infrastructure including softball, baseball, soccer and football fields along Broadwell Ave. The second is to change the proposed future use of the former Veterans Home site approximately 44 acres north of Capital Ave from public to mix use office. The third is to change approximately 464 acres from public to mix used commercial. These changes as proposed will allow for some flexibility in the development across the area A map of the requested changes is shown below. Grand Island Regular Meeting - 10/5/2022 Page 16 / 228 EVALUATION: The Grand Island Comprehensive Plan and this Future Land Use Map were approved in 2004. With the development anticipated at the former Veteran’s Home site, staff is recommending changes that would align with the current zoning district and the proposed development. This property was in the Grand Island City Limits and was initially designated to be used for Pubic purposes. Based on the proposed development in the area it is appropriate to consider changes to the future land use map that would allow for more of a mixed use designation. The proposed changes facilitate development north of Capital Ave in accordance to the vision of the Veterans Legacy Project Master Plan. These changes would allow for the creation of a mixed use developments north of Capital Ave and South of Airport Rd. While preserving property for public uses around Eagle Scout Park, the Veteran’s Ball fields and the Veteran’s Cemetery RECOMMENDATION: That the Regional Planning Commission recommend that the Grand Island City Council change the Future Land Use Component of the Grand Island Comprehensive Plan. ___________________ Chad Nabity AICP, Planning Director Grand Island Regular Meeting - 10/5/2022 Page 17 / 228 Hall County Regional Planning Commission Wednesday, October 5, 2022 Regular Meeting Item F2 Public Hearing – Redevelopment Plan – Grand Island. Public Hearing Concerning a redevelopment plan amendment for CRA Area No. 16 to allow for residential reuse of the Pershing and Anderson Buildings at the former Veterans’ Home property at 2206 and 2300 W. Capital Avenue Grand Island, Hall County Staff Contact: Grand Island Regular Meeting - 10/5/2022 Page 18 / 228 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 16 located north of Capital Avenue and east of the Broadwell Avenue (Veterans’ Home Site at 2206 W Capital Avenue) being platted as Liberty Campus Subdivision in Grand Island, Hall County, Nebraska to support this development. (C-02-23GI) PROPOSAL: Liberty Campus GI, LLC is proposing to redevelop the Pershing and Anderson Buildings on the former Veterans’ Home Campus into 48 apartments. The property is zoned a RO Residential Office. A proposed future land use map amendment call for development of this property as mixed use office 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. 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 residential uses at this location. This proposed development will rehabilitate and preserve existing historic buildings at this site. 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 residential development at this location appears to be supported by the plan with the proposed amendments. Grand Island Regular Meeting - 10/5/2022 Page 19 / 228 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 - 10/5/2022 Page 20 / 228 Redevelopment Plan Amendment Grand Island CRA Area 1 September 2022 The Community Redevelopment Authority (CRA) of the City of Grand Island intends to amend the Redevelopment Plan for Area 16 with in the city, pursuant to the Nebraska Community Development Law (the “Act”) and provide for the financing of a redevelopment project in Area 16. Executive Summary: Project Description THE REDEVELOPMENT OF THE PERSHING AND ANDERSON BUILDING LOCATED AT THE SOUTHWEST CORNER OF THE VETERAN’S HOME PROPERTY NORTH OF CAPITAL AVENUE AND EAST OF BROADWELL AVENUE INCLUDING FIRE/LIFE SAFETY IMPROVEMENTS AND BUILDING REHABILITATION AND REMODELING FOR RESIDENTIAL PURPOSES. The use of Tax Increment Financing to aid in rehabilitation expenses associated with redevelopment of the two of the buildings on the veterans home campus. The developer is proposing to reuse these existing buildings and create 48 units of apartments (35 one bedroom one bath; 12 two bedroom one bath and 1 two bedroom two bath) within the buildings. This project would not be feasible without the use of TIF along with funding from the Nebraska Investment Finance Authority and Historic Tax Credits. Liberty Campus GI., LLC purchased will acquire the property for redevelopment from the HELP Foundation of Nebraska, both are subsidiaries of The White Lotus Group a development company based in Omaha, Nebraska. 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 these buildings. 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”) These buildings are located at the southwest corner of the veterans home campus at 2206 Capital Avenue in Grand Island Nebraska, the attached map identifies the subject property and the surrounding land uses. Legal Descriptions: Part of the South ½ of Section 5, Township 11north, Range 9 West of the 6th P.M in the City of Grand Island, Hall County, Nebraska. Proposed for platting as Lot 3 of the Liberty Campus Subdivision Grand Island Regular Meeting - 10/5/2022 Page 21 / 228 Existing Land Use and Subject Property Grand Island Regular Meeting - 10/5/2022 Page 22 / 228 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 buildings residential uses as permitted in the RO Residential Office Zone. 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. Grand Island Regular Meeting - 10/5/2022 Page 23 / 228 1. The Redevelopment Project Area has been declared blighted and substandard by action of the Grand Island City Council on June 25, 2019.[§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 October 5, 2022 and passed Resolution 2023-01 confirming that this project is consistent with the Comprehensive Plan for the City of Grand Island. 3. The Redevelopment Plan must be sufficiently complete to address the following items: [§18-2103(13) (b)] a. Land Acquisition: The Redevelopment Plan for Area 16 provides for real property acquisition and this plan amendment does not prohibit such acquisition. The developer has acquired the property and will be transferring it to for profit sister company. 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 public development as this property was owned by the State of Nebraska; the proposed use for housing targeted at individuals age 55 and over is similar to the previous use of this property. Changes to the Future Land Use map are under consideration along with this redevelopment plan. 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)] Grand Island Regular Meeting - 10/5/2022 Page 24 / 228 City of Grand Island Future Land Use Map Grand Island Regular Meeting - 10/5/2022 Page 25 / 228 d. Changes to zoning, street layouts and grades or building codes or ordinances or other Planning changes. The area is zoned RO-Residential Office zone. No zoning changes are anticipated with this project. It is anticipated that Custer Avenue will be extended north of Capital avenue to the south and west of this property to connect to Custer Avenue as it is platted on the adjoining property to the west.. 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 buildings. 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 property was transferred to the H.E.L.P Foundation of Nebraska for redevelopment. The estimated costs of rehabilitation of this property is $10,170,000. Demolition is expected to cost $380,000. Sitework and grading at $200,000. Architecture and planning expenses are estimated at $135,000 Legal, Developer and Audit Fees of $1,930,000 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 $14,000,000. Grand Island Regular Meeting - 10/5/2022 Page 26 / 228 No property will be transferred to redevelopers by the Authority. The developer will provide and secure all necessary financing. b. Statement of proposed method of financing the redevelopment project. The developer will provide all necessary financing for the project. The Authority will assist the project by granting the sum of $715,000 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 preserving these historic buildings with new uses. 8. Time Frame for Development Development of this project is anticipated to be completed by December 2023. Excess valuation should be available for this project for 15 years beginning with the 2024 tax year. 9. Justification of Project These buildings at the former Grand Island Veterans’ Home in north central Grand Island will be preserved with this project. The developer intends to make the units available to persons aged 55 and over with a preference for veterans, gold star families and the surviving spouse of a veteran. This proposed use will provide housing in Grand Island and honor the history of the Veterans’ Home. Grand Island Regular Meeting - 10/5/2022 Page 27 / 228 10. Cost Benefit Analysis Section 18-2113 of the Act, further requires the Authority conduct a cost benefit analysis of the plan amendment in the event that Tax Increment Financing will be used. This analysis must address specific statutory issues. As authorized in the Nebraska Community Development Law, §18-2147, Neb. Rev. Stat. (2012), the City of Grand Island has analyzed the costs and benefits of the proposed Redevelopment Project, including: Project Sources and Uses. Approximately $715,000 in public funds from tax increment financing provided by the Grand Island Community Redevelopment Authority will be required to complete the project. This investment by the Authority will leverage $16,715,000 in private sector financing; a private investment of $23.78 for every TIF dollar invested. Use of Funds Source of funds Description TIF Funds Private Funds Total Building Acquisition $3,060,000 $3,060,000 Renovation Costs $10,170,000 $10,170,000 Demolition $380,000 $380,000 Grading/Dirtwork $200,000 $200,000 Planning (Arch. & Eng.) $135,000 $355,000 $490,000 Financing fees/ audit $320,000 $320,000 Legal/ TIF contract $160,000 $160,000 Developer Fees $1,450,000 $1,450,000 Other $1,200,000 $1,200,000 Total $715,000 $16,715,000 $17,430,000 Tax Revenue. The property to be redeveloped is anticipated to have a January 1, 2024, valuation of approximately $5,085,000. Based on the 2021 levy this would result in a real property tax of approximately $110,262. It is anticipated that the assessed value will increase by $4,685,000 upon full completion, as a result of the site redevelopment. This development will result in an estimated tax increase of over $101,589 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 2023 assessed value: $400,000 Estimated value after completion $5,085,000 Increment value $4,685,000 Annual TIF generated (estimated)$101,598 TIF bond issue $715,000 Grand Island Regular Meeting - 10/5/2022 Page 28 / 228 (a) Tax shifts resulting from the approval of the use of Tax Increment Financing; The redevelopment project area currently has an estimated valuation of $400,000. The proposed redevelopment will create additional valuation of $4,685,000. A tax shift of $715,000 is anticipated from the project. It is not anticipated 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. (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. (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 options in Grand Island. (d) Impacts on other employers and employees within the city or village and the immediate area that are located outside of the boundaries of the area of the redevelopment project; and This project will not have a negative impact on other employers in any manner different from any other similar housing projects within the Grand Island 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 plan for this development is that the units will be marketed to seniors aged 55 and older with a preference for veterans. This does not preclude the possibility of renting to non-veterans or those younger than age 55. The majority of the units to be developed with this project are one bedroom units (Anderson building 10 of 17; Pershing Building 25 of 31) and unlikely to be a family units, especially for families with school age children, with the rest planned as two bedroom units (Anderson 7 of 17; Pershing 6 of 31). 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 25 school age children generated by this development though that is mitigated by the fact that there a majority (35 of 48) of these units are 1 bedroom units. If the one bedroom units are excluded a maximum of 7 Grand Island Regular Meeting - 10/5/2022 Page 29 / 228 school age children would be generated by this development (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 and the CRA to breath life back into the Veterans Home property. The property has been vacant since the home moved to Kearney in 2016. This property was conveyed to the CRA and then immediately to the developer on July 15, 2020. Time Frame for Development Development of this project is anticipated to be completed December 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 $715,000 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 $14,000,000.on TIF eligible activities in excess of other grants given. Grand Island Regular Meeting - 10/5/2022 Page 30 / 228 Form Updated 7-25-2019cn Page | 1 BACKGROUND INFORMATION RELATIVE TO TAX INCREMENT FINANCING REQUEST Project Redeveloper Information Business Name: ______________________________________________________________ Address: _______________________________________________________________ Telephone No.: __________________________ Fax No.: _______________ Email: _________________________________________________________ Contact: _______________________________________________________________ Application Submission Date: Brief Description of Applicant’s Business:__ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________ Legal Description/Address of Proposed Project Community Redevelopment Area Number ________ Grand Island Regular Meeting - 10/5/2022 Page 31 / 228 Form Updated 7-25-2019cn Page | 2 Present Ownership Proposed Project Site: ________________________________________________________________ _____________________________________ 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. ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________ If Property is to be Subdivided, Show Division Planned: VI.Estimated Project Costs: Acquisition Costs: A. Land $ ______________ B. Building $ ______________ Construction Costs: A. Renovation or Building Costs:$ ______________ B. On-Site Improvements: Sewer $ ______________ Water $ ______________ Electric $ ______________ Gas $ ______________ Public Streets/Sidewalks $ ______________ Grand Island Regular Meeting - 10/5/2022 Page 32 / 228 Form Updated 7-25-2019cn Page | 3 Private Streets $ ______________ Trails $ ______________ Grading/Dirtwork/Fill $ ______________ Demolition $ ______________ Other $ ______________ Total $ ______________ Soft Costs: A. Architectural & Engineering Fees:$ ______________ B. Financing Fees:$ ______________ C. Legal $ ______________ D.Developer Fees:$ ______________ E. Audit Fees $ ______________ F. Contingency Reserves:$ ______________ G. Other (Please Specify)$ ______________ TOTAL $ ______________ Total Estimated Market Value at Completion: $ Source for Estimated Market Value________________________________________ Source of Financing: A. Developer Equity:$ ______________ B. Commercial Bank Loan:$ ______________ C.Tax Credits: 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 - 10/5/2022 Page 33 / 228 Form Updated 7-25-2019cn Page | 4 G. Nebraska Housing Trust Fund $ ______________ H. Other $ ______________ Name, Address, Phone & Fax Numbers of Architect, Engineer and General Contractor: _______________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ____________________________________________________________ Estimated Real Estate Taxes on Project Site Upon Completion of Project: (Please Show Calculations) ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ____________________________________________________________ Project Construction Schedule: Construction Start Date: _________________________________________________ Construction Completion Date: ___________________________________________ If Phased Project: _______________________ Year ______________________ % Complete _______________________ Year ______________________ % Complete _______________________ Year ______________________ % Complete _______________________ Year ______________________ % Complete _______________________ Year ______________________ % Complete _______________________ Year ______________________ % Complete Grand Island Regular Meeting - 10/5/2022 Page 34 / 228 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: ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ______________________________________________________________ Statement Identifying Financial Gap and Necessity for use of Tax Increment Financing for Proposed Project: ______________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________ Grand Island Regular Meeting - 10/5/2022 Page 35 / 228 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 - 10/5/2022 Page 36 / 228 Page 2 Anderson Building Unit Mix o 1 Bed 1 Bath = 10 o 2 Bed 1 Bath = 7 o Total = 17 Anderson Building Unit Type Residential Living Space (GSF) Total Square Footage (GSF) Unit 102 A2 571 571 Unit 103 A2 571 571 Unit 104 A3 758 758 Unit 105 A3 753 753 Unit 106 A3 741 741 Unit 107 A3 740 740 Unit 108 A2 557 557 Unit 109 A2 561 561 Unit 110 A2 570 570 Unit 111 A2 578 578 Unit 112 A3 763 763 Unit 113 A3 774 774 Unit 116 A1 427 427 Unit 118 A2 567 567 Unit 119 A3 772 772 Unit 120 A2 570 570 Unit 121 A2 578 578 Attachment A Grand Island Regular Meeting - 10/5/2022 Page 37 / 228 Page 3 Pershing Building Unit Mix o 1 Bed 1 Bath = 25 o 2 Bed 1 Bath = 5 o 2 Bed 2 Bath = 1 o Total = 31 Pershing Building Unit Type Residential Living Space (GSF) Total Square Footage (GSF) Unit 100 P7 527 527 Unit 101 P7 520 520 Unit 102 P8 486 486 Unit 103 P10 772 772 Unit 104 P9 501 501 Unit 105 P1 552 552 Unit 109 P1 564 564 Unit 110 P8 501 501 Unit 111 P11 742 742 Unit 112 P9 489 489 Unit 114 P4 364 364 Unit 200 P6 497 497 Unit 201 P2 452 452 Unit 202 P5 529 529 Unit 203 P10 761 761 Unit 204 P5 523 523 Unit 206 P5 528 528 Unit 207 P10 760 760 Unit 208 P5 526 526 Unit 209 P3 443 443 Unit 210 P4 368 368 Unit 300 P6 497 497 Unit 301 P2 452 452 Unit 302 P5 529 529 Unit 303 P3 761 761 Unit 304 P5 528 528 Unit 306 P5 527 527 Unit 307 P12 955 955 Unit 308 P5 530 530 Unit 309 P3 443 443 Unit 310 P4 366 366 Grand Island Regular Meeting - 10/5/2022 Page 38 / 228 Pre-Design | 18 February 2022 10-20202-00 Concept Design Prepared for White Lotus Group’s NIFA Application Liberty Campus GI, LLC Anderson Building & Pershing Building Grand Island Regular Meeting - 10/5/2022 Page 39 / 228 Table of Contents Campus Plan Pg 3 Site Plan Pg 4 Landscape Plan Pg 5 Anderson Elevations Pg 6 Pershing Elevations Pg 10 Anderson Floor Plan Pg 14 Anderson Unit Plans Pg 15 Pershing Floor Plans Pg 18 Pershing Unit Plans Pg 21 Unit Summary Pg 33 Page 218 February 2022 Liberty Campus GI, LLC | Table of Contents Grand Island Regular Meeting - 10/5/2022 Page 40 / 228 ANDERSON BUILDING PERSHING BUILDING WWII BUILDING ADMINISTRATION BUILDING MCKINLEY BUILDING HEAT PLANT/MAINTENANCEBUILDING BURKETTBUILDING PHILLIPS ADDITION (WWII BUILDING) GARAGE &MAINTENANCE SHOP FOXHOLE ADDITION (WWII BUILDING) O.T. / AUDITORIUM BUILDING LOT 1 LOT 3 LOT 4 LOT 5 LOT 6 LOT 2 Liberty Campus Grand Island Lot 1 25.82 Acres (1,124,848 SQ. FT.) Lot 2 6.22 Acres (271,360 SQ. FT.) Lot 3 3.91 Acres (170,331 SQ. FT.) Lot 4 1.87 Acres (81,384 SQ. FT.) Lot 5 2.52 Acres (110,071 SQ. FT.) Lot 6 4.41 Acres (192,239 SQ. FT.) Total Campus 44.75 Acres (1,950,233 SQ. FT.) Page 3 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process. Liberty Campus GI, LLC | Campus Plan *Lot number and areas listed as noted on JEO’s Lot assignments dated 11/5/2021 Grand Island Regular Meeting - 10/5/2022 Page 41 / 228 ANDERSON BUILDING PERSHING BUILDING WWII BUILDING ADMINISTRATION BUILDING BURKETT BUILDING PHILLIPS ADDITION (WWII BUILDING) FOXHOLE ADDITION (WWII BUILDING) AUDITORIUM BUILDING ANDERSON BUILDING G PERSHING G BUILDING Produce Garden With Individual Garden Plots Produce Garden With Individual Garden Plots Existing Fence to Remain Exterior Exercise Equipment Along Existing Path New Low Plantings in Front of Anderson Existing Trees to Remain, Typical Page 4 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process. Liberty Campus GI, LLC | Site Plan Grand Island Regular Meeting - 10/5/2022 Page 42 / 228 PERSHING BUILDING WWII BUILDING AD ADDITION (WWII BUILDING) FOXHOLE ADDITION (WWII BUILDING) BUILDING Plant Schedule Key Scientific Name Common Name Size Rooting Spacing Quantity Existing Trees Existing Varies Existing Existing Existing (To Remain) TURF Match Existing Turf Type & Variety SBAW Spirea x Bumalda Anthony Waterer 18” to 24” Pot 30” OC 6 “Anthony Waterer” Spirea TBR Taxus Baccata Spreading English 18” to 24” Pot 48” OC 14 “Repandens” BMK Buxus Microphylla Korean Boxwood 18” to 24” Pot 24” OC 20 Koreana Plant Legend Spirea x Bumalda “Anthony Waterer” (Anthony Water Spirea) Existing Tree (To Remain) Taxus Baccata “Repandens” (Spreading English) Buxus Microphylla Koreana “Korean Boxwood” (Spreading English) Page 5 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process. Liberty Campus GI, LLC | Pershing Landscape Plan Grand Island Regular Meeting - 10/5/2022 Page 43 / 228 ANDERSON BUILDING Plant Schedule Key Scientific Name Common Name Size Rooting Spacing Quantity Existing Trees Existing Varies Existing Existing Existing (To Remain) TURF Match Existing Turf Type & Variety SBAW Spirea x Bumalda Anthony Waterer 18” to 24” Pot 30” OC 18 “Anthony Waterer” Spirea TBR Taxus Baccata Spreading English 18” to 24” Pot 48” OC 31 “Repandens” BMK Buxus Microphylla Korean Boxwood 18” to 24” Pot 24” OC 48 Koreana Plant Legend Spirea x Bumalda “Anthony Waterer” (Anthony Water Spirea) Existing Tree (To Remain) Taxus Baccata “Repandens” (Spreading English) Buxus Microphylla Koreana “Korean Boxwood” (Spreading English) Page 6 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process. Liberty Campus GI, LLC | Anderson Landscape Plan Grand Island Regular Meeting - 10/5/2022 Page 44 / 228 Concrete Path Shingle Roof Ornamental Precast Concrete MasonryAluminum Storefront Arch/Structural Feature Wood Truss Decorative Wood Fascia *Material notation notes existing materials. All existing facade materials and elements to remain unless noted otherwise. Page 7 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process. Liberty Campus GI, LLC | East Elevation - Anderson Grand Island Regular Meeting - 10/5/2022 Page 45 / 228 Link to Pershing Building, Wood Siding Ornamental Precast Concrete Masonry Masonry Wood Siding *Material notation notes existing materials. All existing facade materials and elements to remain unless noted otherwise. Page 8 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process. Liberty Campus GI, LLC | North Elevation - Anderson Grand Island Regular Meeting - 10/5/2022 Page 46 / 228 Concrete Path Shingle RoofOrnamental Precast Concrete Masonry *Material notation notes existing materials. All existing facade materials and elements to remain unless noted otherwise. Page 9 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process. Liberty Campus GI, LLC | West Elevation - Anderson Grand Island Regular Meeting - 10/5/2022 Page 47 / 228 Screened Porch Wood SidingOrnamental Precast Concrete Concrete Path Masonry (Behind Screen Porch) *Material notation notes existing materials. All existing facade materials and elements to remain unless noted otherwise. Page 10 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process. Liberty Campus GI, LLC | South Elevation - Anderson Grand Island Regular Meeting - 10/5/2022 Page 48 / 228 Decorative Precast Band Shingle Roof Painted Wood, Decorative Porch Detailing Decorative Railings Concrete Steps Limestone Decorative Precast Lintel Masonry *Material notation notes existing materials. All existing facade materials and elements to remain unless noted otherwise. Page 11 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process. Liberty Campus GI, LLC | East Elevation - Pershing Grand Island Regular Meeting - 10/5/2022 Page 49 / 228 Decorative Precast Concrete Decorative Precast Lintel Masonry *Material notation notes existing materials. All existing facade materials and elements to remain unless noted otherwise. Page 12 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process. Liberty Campus GI, LLC | North Elevation - Pershing Grand Island Regular Meeting - 10/5/2022 Page 50 / 228 Decorative Precast Concrete Decorative Precast Lintel MasonryShingle Roof *Material notation notes existing materials. All existing facade materials and elements to remain unless noted otherwise. Page 13 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process. Liberty Campus GI, LLC | West Elevation - Pershing Grand Island Regular Meeting - 10/5/2022 Page 51 / 228 Link to Anderson Building , Wood Siding MasonryDecorative Precast Lintel *Material notation notes existing materials. All existing facade materials and elements to remain unless noted otherwise. Page 14 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process. Liberty Campus GI, LLC | South Elevation - Pershing Grand Island Regular Meeting - 10/5/2022 Page 52 / 228 !!"N1 Bed 2 Bed Page 15 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process. Liberty Campus GI, LLC | First Floor - Anderson Grand Island Regular Meeting - 10/5/2022 Page 53 / 228 15' - 10 1/4"8' - 1 1/4"9' - 5" WORK / SCHOOL SPACE 33' - 4 1/2"12' - 8 7/8"10' - 3"2' - 6 1/2"SCALE:1/4" = 1'-0" ar1all - Unit SA Unit Type A1 - One Bed One Bath Number of units 1 Unit Unit 116 • Residential Living Space 427 sf Total Square Footage 427 sf Unit Type A1 - Plan Scale 1/4”=1’-0” Unit Type A1 116 Page 16 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process. Liberty Campus GI, LLC | Anderson - Unit Type A1 Grand Island Regular Meeting - 10/5/2022 Page 54 / 228 44' - 1 7/8"12' - 10 3/8"WORK / SCHOOL SPACE 19' - 5 11/16"10' - 9 1/2"13' - 10 11/16"9' - 11 1/2"2' - 6 5/8"SCALE:1/4" = 1'-0" ar1all - Unit 1A 110 120118 111 121 102 108 103 109 Unit Type A2 - Typical One Bed One Bath Number of units 9 Units Unit 102 • Residential Living Space 571 sf Total Square Footage 571 sf Unit 103 • Residential Living Space 571 sf Total Square Footage 571 sf Unit 108 • Residential Living Space 557 sf Total Square Footage 557 sf Unit 109 • Residential Living Space 561 sf Total Square Footage 561 sf Unit 110 • Residential Living Space 570 sf Total Square Footage 570 sf Unit 111 • Residential Living Space 578 sf Total Square Footage 578 sf Unit 118 • Residential Living Space 567 sf Total Square Footage 567 sf Unit 120 • Residential Living Space 570 sf Total Square Footage 570 sf Unit 121 • Residential Living Space 558 sf Total Square Footage 558 sf Unit Type A2 - Plan Scale 1/4”=1’-0” Unit Type A2 Page 17 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process. Liberty Campus GI, LLC | Anderson - Unit Type A2 Grand Island Regular Meeting - 10/5/2022 Page 55 / 228 112 113 119 104 106 105 107 Unit Type A3 - Typical Two Bed One Bath Number of units 7 Units • Unit 106 • Residential Living Space 741 sf Total Square Footage 741 sf Unit 107 • Residential Living Space 740 sf Total Square Footage 740 sf Unit 112 • Residential Living Space 763 sf Total Square Footage 763 sf Unit 113 • Residential Living Space 774 sf Total Square Footage 774 sf Unit 119 • Residential Living Space 772 sf Total Square Footage 772 sf Unit Type A3 - Plan Scale 1/4”=1’-0” Unit Type A3 Page 18 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process. Liberty Campus GI, LLC | Anderson - Unit Type A3 13' - 10 7/8"10' - 8 1/8"19' - 4 1/4"1' - 4 1/2"13' - 5 13/16"12' - 6 1/8"WORK / SCHOOL SPACE 58' - 9 9/16" Unit 2A Grand Island Regular Meeting - 10/5/2022 Page 56 / 228 !"# $$ # % $$ N 1 Bed 2 Bed Page 19 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process. Liberty Campus GI, LLC | First Floor - Pershing Grand Island Regular Meeting - 10/5/2022 Page 57 / 228 !"# N 1 Bed 2 Bed Page 20 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process. Liberty Campus GI, LLC | Second Floor - Pershing Grand Island Regular Meeting - 10/5/2022 Page 58 / 228 N 1 Bed 2 Bed Page 21 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process. Grand Island Liberty Campus | Third Floor - Pershing Grand Island Regular Meeting - 10/5/2022 Page 59 / 228 !"# $%&" ’’% ()* 105 109 Unit Type P1 - One Bed One Bath Number of units 2 Units Unit 104 • Residential Living Space 552 sf Total Square Footage 552 sf Unit 105 • Residential Living Space 564 sf Total Square Footage 564 sf Unit Type P1 First Floor Unit Type P1 - Plan Scale 1/4”=1’-0” Page 22 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process. Liberty Campus GI, LLC | Pershing - Unit Type P1 Grand Island Regular Meeting - 10/5/2022 Page 60 / 228 301 201 Unit Type P2 - One Bed One Bath Number of units 2 Units Unit 201 • Residential Living Space 452 sf Total Square Footage 452 sf Unit 301 • Residential Living Space 452 sf Total Square Footage 452 sf Unit Type P2 Second Floor Third Floor Unit Type P2 - Plan Scale 1/4”=1’-0” Page 23 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process. Liberty Campus GI, LLC | Pershing - Unit Type P2 !"# $%&" ’((% )*+, Grand Island Regular Meeting - 10/5/2022 Page 61 / 228 209 309 Unit Type P3 - One Bed One Bath Number of units 2 Units Unit 209 • Residential Living Space 443 sf Total Square Footage 443 sf Unit 309 • Residential Living Space 443 sf Total Square Footage 443 sf Unit Type P3 Second Floor Third Floor Unit Type P3 - Plan Scale 1/4”=1’-0” Page 24 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process. Liberty Campus GI, LLC | Pershing - Unit Type P3 !"# $%&" ’((% )*+ Grand Island Regular Meeting - 10/5/2022 Page 62 / 228 310 210 114 Unit Type P4 - One Bed One Bath Number of units 3 Units Unit 114 • Residential Living Space 364 sf Total Square Footage 364 sf Unit 210 • Residential Living Space 368 sf Total Square Footage 368 sf Unit 310 • Residential Living Space 366 sf Total Square Footage 366 sf Unit Type P4 Second Floor First Floor Third Floor Unit Type P4 - Plan Scale 1/4”=1’-0” Page 25 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process. Liberty Campus GI, LLC | Pershing - Unit Type P4 !"# $%&" ’((% )*+ Grand Island Regular Meeting - 10/5/2022 Page 63 / 228 302 202 304 204 306 206 308 208 Unit Type P5 - Typical One Bed One Bath Number of units 8 Units Unit 202 • Residential Living Space 529 sf Total Square Footage 529 sf Unit 204 • Residential Living Space 523 sf Total Square Footage 523 sf Unit 206 • Residential Living Space 528 sf Total Square Footage 528 sf Unit 208 • Residential Living Space 526 sf Total Square Footage 526 sf Unit 302 • Residential Living Space 529 sf Total Square Footage 529sf Unit 304 • Residential Living Space 528 sf Total Square Footage 528sf Unit 306 • Residential Living Space 527 sf Total Square Footage 527 sf Unit 308 • Residential Living Space 530 sf Total Square Footage 530 sf Unit Type P5 Second Floor Third Floor Unit Type P5 - Plan Scale 1/4”=1’-0” Page 26 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process. Liberty Campus GI, LLC | Pershing - Unit Type P5 !"# $%&" ’((% )*+ Grand Island Regular Meeting - 10/5/2022 Page 64 / 228 !"’##! $%&(($%&(’((% )*+ , 300 200 Unit Type P6 - One Bed One Bath Number of units 2 Units Unit 300 • Residential Living Space 497 sf Total Square Footage 497 sf Unit 200 • Residential Living Space 497 sf Total Square Footage 497 sf Unit Type P6 Second Floor Third Floor Unit Type P6 - Plan Scale 1/4”=1’-0” Page 27 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process. Liberty Campus GI, LLC | Pershing - Unit Type P6 Grand Island Regular Meeting - 10/5/2022 Page 65 / 228 100 101 Unit Type P7 - One Bed One Bath Total number of units 2 Units Unit 100 • Residential Living Space 527 sf Total Square Footage 527 sf Unit 101 • Residential Living Space 520 sf Total Square Footage 520 sf Unit Type P7 First Floor Unit Type P7 - Plan Scale 1/4”=1’-0” Page 28 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process. Liberty Campus GI, LLC | Pershing - Unit Type P7 !"# $%&" ’’% ()* Grand Island Regular Meeting - 10/5/2022 Page 66 / 228 102 110 Unit Type P8 - One Bed One Bath Number of units 2 Units Unit 202 • Residential Living Space 486 sf Total Square Footage 486 sf Unit 204 • Residential Living Space 501 sf Total Square Footage 501 sf Unit Type P8 First Floor Unit Type P8 - Plan Scale 1/4”=1’-0” Page 29 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process. Liberty Campus GI, LLC | Pershing - Unit Type P8 !"# $%&" ’’% ()* Grand Island Regular Meeting - 10/5/2022 Page 67 / 228 104 112 Unit Type P9 - Typical One Bed One Bath Number of units 2 Units Unit 104 • Residential Living Space 501 sf Total Square Footage 501 sf Unit 112 • Residential Living Space 489 sf Total Square Footage 489 sf Unit Type P9 First Floor Unit Type P9 - Plan Scale 1/4”=1’-0” Page 30 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process. Liberty Campus GI, LLC | Pershing - Unit Type P9 !"# $%&" ’’% ()* Grand Island Regular Meeting - 10/5/2022 Page 68 / 228 303 203 103 207 Unit Type P10 - Typical Two Bed One Bath Number of units 4 Units Unit 103 • Residential Living Space 772 sf Total Square Footage 772 sf Unit 203 • Residential Living Space 761 sf Total Square Footage 761 sf Unit 207 • Residential Living Space 760 sf Total Square Footage 760 sf Unit 303 • Residential Living Space 761 sf Total Square Footage 761 sf Unit Type P10 Second Floor First Floor Third Floor Unit Type P10 - Plan Scale 1/4”=1’-0” Page 31 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process. Liberty Campus GI, LLC | Pershing - Unit Type P10 !"# $%&" ’((% )*+’ Grand Island Regular Meeting - 10/5/2022 Page 69 / 228 111 Unit Type P11 - Two Bed One Bath Number of units 1 Unit Unit 111 • Residential Living Space 742 sf Total Square Footage 742 sf Unit Type P11 First Floor Unit Type P11 - Plan Scale 1/4”=1’-0” Page 32 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process. Liberty Campus GI, LLC | Pershing - Unit Type P11 !"# $%&" ’’% ()*+, Grand Island Regular Meeting - 10/5/2022 Page 70 / 228 !"# $%&" ’((% )*+, 307 Unit Type P12 - Typical Two Bed Two Bath Number of units 1 Unit Unit 307 • Residential Living Space 955 sf Total Square Footage 955 sf Unit Type P12 - Plan Scale 1/4”=1’-0” Unit Type P12 Third Floor Page 33 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process. Liberty Campus GI, LLC | Pershing - Unit Type P12 Grand Island Regular Meeting - 10/5/2022 Page 71 / 228 Pershing Preliminary Area Calculations Level 01 3,119 sf•Common area •Gross Area 11,264 gsf Level 02 3,226 sf•Common area •Gross Area 10,807 gsf Level 03 3,027 sf•Common area •Gross Area 10,806 gsf •Building Common Area 9,372 sf •Building Gross Area 32,877 gsf Unit Count: 25 units 5 units 1units •1BR/ 1BA •2BR/ 1BA •2BR/ 2BA •Total Unit Count 31 units Anderson Preliminary Area Calculations Level 01 8,440 sf•Common area •Gross Area 23,624 gsf •Building Common Area 8,440 sf •Building Gross Area 23,624 gsf Unit Count: •1BR/1BA 10 units •2BR/1BA 7 units • Total Unit Count 17 units Page 34 18 February 2022 | Drawings represent a preliminary design to show Design intent and are subject to change during the design process. Liberty Campus GI, LLC | Unit Summary Grand Island Regular Meeting - 10/5/2022 Page 72 / 228 Grand Island Regular Meeting - 10/5/2022 Page 73 / 228 Operating Proforma REVENUE Gross Rent 365,000 Other Income 20,000 Vacancy (25,000) Net Revenue/EGI 360,000 EXPENSES General and Administrative 60,000 Operating Expense 45,000 Maintenance Expense 50,000 Insurance 17,000 Property Taxes 85,000 TOTAL OPERATING EXPENSES 257,000$ NET OPERATING INCOME 103,000 Debt Service (142,826) TIF Rebate 75,000 Cash Flow 35,174 Grand Island Regular Meeting - 10/5/2022 Page 74 / 228 S88°51'21"E760.13'(M)758.26'(M)N00°55'51"E 349.79'(M)249.86'(M)N01°08'39"E 315.91'(M) L7 171.77'(M)N00°55'51"E 228.44'(M) L5L4L2 L8394.58'(M)S01°08'39"W 365.60'(M)S88°51'21"E205.01'(M)S01°14'25"W 406.00'(M)L3N01°14'25"E 346.28'(M)510.27'(M)N00°55'51"E584.92'(M)S89°04'09"E273.66'(M)273.13'(M)293.03'(M)142.53'(M)L1N00°55'51"E 422.67'(M)L6N00°12'19"W1466.71'(M)1466.65'(AG)S73°57'44"E1622.53'(M&AG)S00°13'54"W 1042.21'(M) 1042.35'(AG)N89°07'17"W1550.10'(M)1550.26'(AG)131.13'(M)S01°08'39"W 365.60'(M)S88°51'21"E205.01'(M)S01°14'25"W 406.00'(M)Δ=65°12'22"R=385.00'(M)T=246.25'(M)L=438.15'(M)CHD BRG=S31°43'28"ECHD=414.89'(M)N00°55'51"E197.11'(M)S88°28'47"E859.38'(M)N01°08'39"E 365.60'(M)S88°51'21"E205.01'(M)N01°14'25"E 406.00'(M)144.00'(M)L11 Δ=58°50'44"R=315.00'(M)T=177.66'(M)L=323.52'(M)CHD BRG=N28°32'39"WCHD=309.49'(M)387.34'(M&JA)144.71'(M)L9L10L12467.47'(M)N00°52'43"E585.17'(M)999.41'(M)999.26'(JA)LINE TABLELINEL1L2L3L4L5L6L7L8L9L10L11L12BEARINGS89°07'19"ES89°07'17"EN89°07'17"WN88°51'21"WN00°55'51"ES89°04'09"EN01°08'39"ES88°51'21"EN00°12'19"WN89°07'17"WN00°52'43"EN00°52'43"EDISTANCE50.00'50.00'60.00'38.48'128.00'62.01'112.28'29.21'79.96'70.00'117.70'117.70'Δ=58°50'44"R=315.00'(M)T=177.66'(M)L=323.52'(M)CHD BRG=N28°32'39"WCHD=309.49'(M)LOT 11,043,073 SQ. FT.23.94 ACRESLOT 3159,948 SQ. FT.3.67 ACRESLOT 2264,224 SQ. FT.6.06 ACRESLOT 494,933 SQ. FT.2.18 ACRESLOT 5115,268 SQ. FT.2.64 ACRESLOT 6192,239 SQ. FT.4.41 ACRESBLOCK 1UNIVERSITY PLACECAPITAL AVENUEOWNER: H.E.L.P. FOUNDATION OF OMAHA, INC.LAND SURVEYOR: JEO CONSULTING GROUPNUMBER OF LOTS: 7PERMANENT EASEMENT(INST. NO. 201306652)COLLEGE ADDITION TOWEST LAWNBLOCK 7BLOCK 6BLOCK 5BLOCK 4BLOCK 3NORTH RIGHT OF WAYLINE OF CAPITAL AVENUE(INST. NO. 201306652)CUSTER AVE.SW. COR. SE1/4SEC. 5-T11N-R9W(SHOWN FORREFERENCE ONLY)TAYLOR AVE. KRUSE AVE. LAFAYETTE AVE. PARK AVE.OLD HIGHWAY 2BURLINGTON NORTHERN SANTA FE RAILWAYLIBERTY CAMPUS SUBDIVISIONA PART OF THE SE1/4 AND SW1/4 OF SECTION 5-T11N-R9WIN THE CITY OF GRAND ISLAND, HALL COUNTY, NEBRASKAFINAL PLATP:\Surveying\211674.00 - Grand Island Liberty Campus Survey\6 Survey\Drawings\211674 Survey.dwg, on 8/1/2022 2:50 PM.800.723.8567www.jeo.comGrand Island, NE 308.381.7428GRAPHIC SCALE015030075DEEDED DISTANCEGOVERNMENT DISTANCEMEASURED DISTANCEPLATTED DISTANCEPDGM LEGEND MONUMENT SET (5/8"x24" REBAR WITH APLASTIC STAMPED "GOERTZEN LS 704")RECORDED DISTANCE (ADAM GOERTZEN 4/21/2016)AGRECORDED DISTANCERMONUMENT SET (SURVEY NAIL MARKER WITH ANALUMINUM DISK STAMPED "A. GOERTZEN LS 704")MONUMENT FOUND (5/8" REBAR WITH A PLASTICCAP STAMPED "GOERTZEN LS 704"RECORDED DISTANCE (JAI ANDRIST 4/22/2022)JAREPOSITORY STAMPFIELD BOOKSURVEY FILE NO.FIELD CREWFILE NAMEDATEPROJECT NO.DRAWN BY2021-246BSGRAND ISLAND #91 OF 1AG8/1/2022211674 Survey.dwgR211674SURVEYOR'S CERTIFICATE:I HEREBY CERTIFY THAT ON FEBRUARY 21ST, 2022, I COMPLETED AN ACCURATE SURVEY OF "LIBERTYCAMPUS SUBDIVISION" IN THE CITY OF GRAND ISLAND, HALL COUNTY, NEBRASKA, AS SHOWN ON THEACCOMPANYING PLAT THEREOF; THAT IRON MARKERS, EXCEPT WHERE INDICATED, WERE FOUND AT ALLCORNERS; THAT THE DIMENSIONS OF EACH LOT ARE AS SHOWN ON THE PLAT; THAT EACH LOT BEARS ITSOWN NUMBER; AND THAT SAID SURVEY WAS MADE WITH REFERENCE TO KNOWN AND RECORDEDMONUMENTS.ADAM J. GOERTZEN L.S. 704SURVEYOR'S REPORT:THE PURPOSE OF THIS SURVEY WAS TO ESTABLISH SEVEN LOTS LOCATED IN THE SOUTHEAST QUARTER AND THE SOUTHWESTQUARTER OF SECTION 5, TOWNSHIP 11 NORTH, RANGE 9 WEST OF THE SIXTH P.M., CITY OF GRAND ISLAND, HALL COUNTY,NEBRASKA.EXISTING MONUMENTS OF RECORD WERE FOUND AT LOCATIONS SHOWN ON THIS PLAT. ALL MONUMENTS FOUND ARE A 5/8"REBAR WITH A PLASTIC CAP STAMPED "GOERTZEN, LS 704", UNLESS NOTED OTHERWISE. ALL MONUMENTS SET ARE A 5/8" BY 24"REBAR WITH A PLASTIC CAP STAMPED "GOERTZEN, LS 704", UNLESS NOTED OTHERWISE.ALL LINES WERE PRODUCED AND ANGLES AND DISTANCES MEASURED WITH A TRIMBLE R12i GNSS RECEIVER UTILIZING THESEILER INSTRUMENTS REAL TIME NETWORK.VICINITY SKETCHNW 1/4NE 1/4SE 1/4SW 1/4NEBRASKA5T11N HALL COUNTYR9WDEDICATION:KNOW ALL MEN BY THESE PRESENTS, THAT H.E.L.P. FOUNDATION OF OMAHA, INC., A NEBRASKA CHARITABLE CORPORATION,BEING THE OWNERS OF THE LAND DESCRIBED HERE, HAS CAUSED SAME TO BE SURVEYED, SUBDIVIDED, PLATTED ANDDESIGNATED AS "LIBERTY CAMPUS SUBDIVISION" IN THE CITY OF GRAND ISLAND, NEBRASKA AS SHOWN ON THE ACCOMPANYINGPLAT THEREOF, AND DOES HEREBY DEDICATE THE EASEMENTS, IF ANY, AS SHOWN THEREON FOR THE LOCATION,CONSTRUCTION AND MAINTENANCE OF PUBLIC SERVICE UTILITIES, TOGETHER WITH THE RIGHT OF INGRESS, EGRESS THERETO,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 PARTICULARLYDESCRIBED IN THE DESCRIPTION HEREON AS APPEARS ON THIS PLAT IS MADE WITH THE FREE CONSENT AND IN ACCORDANCEWITH THE DESIRES OF THE UNDERSIGNED OWNER AND PROPRIETOR.IN WITNESS WHEREOF, I HAVE AFFIXED MY SIGNATURE HERETO,THIS DAY OF , 2022.ARUN AGARWAL, CEOSTATE OF )) SSCOUNTY OF )BEFORE ME, A NOTARY PUBLIC QUALIFIED IN SAID COUNTY, PERSONALLY CAME, ARUN AGARWAL CEO,KNOWN TO ME TO BE THE IDENTICAL PERSON WHO SIGNED THE FOREGOING INSTRUMENT, AND ACKNOWLEDGED THEEXECUTION THEREOF TO BE HIS VOLUNTARY ACT AND DEED.WITNESS MY HAND AND NOTARIAL SEAL ON DAY OF , 2022.NOTARY PUBLICMY COMMISSION EXPIRESLEGAL DESCRIPTION: (INST. NO. 202004942)A PARCEL OF LAND LOCATED IN THE SOUTHEAST QUARTER AND THE SOUTHWEST QUARTER OF SECTION 5, TOWNSHIP 11NORTH, RANGE 9 WEST OF THE SIXTH P.M., HALL COUNTY, NEBRASKA, BEING DESCRIBED AS FOLLOWS: REFERRING TO THESOUTHEAST CORNER OF THE SOUTHEAST QUARTER OF SECTION 5; THENCE N89°03'58"W (ASSUMED BEARING) ON THE SOUTHLINE OF SAID SOUTHEAST QUARTER, A DISTANCE OF 796.00 FEET TO THE SOUTHWEST CORNER OF A PARCEL OF LANDDESCRIBED AND RECORDED IN DEED BOOK 159, PAGE 133; THENCE N00°16'04"E ON THE WEST LINE OF SAID PARCEL, ADISTANCE OF 75.00 FEET TO THE NORTH RIGHT OF WAY LINE OF CAPITAL AVENUE, AS DESCRIBED AND RECORDED ININSTRUMENT NO. 201306652; THENCE N89°03'59"W ON SAID NORTH RIGHT OF WAY LINE, A DISTANCE OF 480.00 FEET TO THEPOINT OF BEGINNING; THENCE N00°16'04"E, PARALLEL WITH THE WEST LINE OF SAID PARCEL, A DISTANCE OF 1042.35 FEET TOTHE SOUTHERLY RIGHT OF WAY LINE OF OLD NEBRASKA HIGHWAY 2, AS DESCRIBED AND RECORDED IN MISC. RECORD U, PAGE486; THENCE N73°54'50"W ON SAID SOUTHERLY RIGHT OF WAY LINE, A DISTANCE OF 1622.53 FEET; THENCE S00°09'33"E,PARALLEL WITH THE WEST LINE OF SAID SOUTHEAST QUARTER, A DISTANCE OF 1466.65 FEET TO SAID NORTH RIGHT OF WAYLINE; THENCE S89°03'59"E ON SAID NORTH RIGHT OF WAY LINE, A DISTANCE OF 1550.26 FEET TO THE POINT OF BEGINNING,CONTAINING 44.76 ACRES, MORE OR LESS.APPROVAL:SUBMITTED TO AND APPROVED BY THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, CITIES OFGRAND ISLAND, WOOD RIVER, AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN, NEBRASKA.CHAIRMANDATEAPPROVED AND ACCEPTED BY THE CITY OF GRAND ISLAND, NEBRASKA.THIS DAY OF , 2022.MAYORCITY CLERK21CURVE DATA:12LOT 745,465 SQ. FT.1.04 ACRESCUSTER AVENUE70' ROW DEDICATEDWITH THIS PLATLOT 3LOT 4LOT 5VETERANSLEGACY SOUTHSUBDIVISION5/8" REBAR WITHA PLASTIC CAPSTAMPED "J.ANDRIST LS 630"5/8" REBAR WITHA PLASTIC CAPSTAMPED "J.ANDRIST LS 630"CUSTER AVE.Grand IslandRegular Meeting - 10/5/2022Page 75 / 228 Resolution Number 2023-01 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 16 requested by Liberty Campus GI 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 October 5, 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 September 17th and 24th, 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: October 5, 2022 HALL COUNTY REGIONAL PLANNING COMMISSION ATTEST: By: ___________________________________ Chair By: ___________________________________ Secretary Grand Island Regular Meeting - 10/5/2022 Page 76 / 228 Hall County Regional Planning Commission Wednesday, October 5, 2022 Regular Meeting Item F3 Public Hearing – Redevelopment Plan – Grand Island. Public Hearing Concerning a redevelopment plan amendment for CRA Area No. 34 to allow for commercial development on property located at Claude Road and Faidley Avenue (Lot 1 of Crane Valley Ninth Subdivision) in Grand Island, Hall County, Nebras Staff Contact: Grand Island Regular Meeting - 10/5/2022 Page 77 / 228 Agenda Item #6 PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION: September 21, 2022 SUBJECT: Redevelopment plan amendment for property located in Blight and Substandard Area 34 located north of Faidley Avenue and east of Claude Road (Lot 1 of Crane Valley Ninth Subdivision) in Grand Island, Hall County, Nebraska to support this development. (C-03- 23GI) PROPOSAL: KER Enterprises LLC is proposing to develop the properties described above a family entertainment center. The property is zoned B-2 General Business. The future land use map call for development of this property as 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 development along the Claude Road corridor in a manner consistent with the plans for the area and the needs of the City. 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 include acquisition of the property along with necessary grading and site work and installation of private drives and streets to support the development and parking lot. In addition 25% of the TIF generated by the project will dedicated to building Claude Road between this property and State Street. The Planning Commission is required to comment on these applications to confirm that expenditure of public funds through TIF is not supporting uses that would be inconsistent with the comprehensive plan. The proposed use for a commercial development at this location appears to be supported by the plan. Grand Island Regular Meeting - 10/5/2022 Page 78 / 228 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 - 10/5/2022 Page 79 / 228 Redevelopment Plan Amendment Grand Island CRA Area 34 September 2022 The Community Redevelopment Authority (CRA) of the City of Grand Island intends to amend the Redevelopment Plan for Area 34 with in the city, pursuant to the Nebraska Community Development Law (the “Act”) and provide for the financing of a specific commercial project in Area 34. Executive Summary: Project Description THE REDEVELOPMENT OF LOT 1 OF CRANE VALLEY NINTHS SUBDIVISION, APPROXIMATELY 5.6 ACRES OF PROPERTY LOCATED FAIDLEY AVENUE AND EAST OF CLAUDE ROAD IN GRAND ISLAND FOR A COMMERCIAL PURPOSES INCLUDING A FAMILY ENTERTAINMENT CENTER. The use of Tax Increment Financing to aid in redevelopment expenses associated with acquisition, site work and planning for the development of a family entertainment center offering miniature golf, axe throwing, duck-pin bowling, laser tag, a redemption arcade and party rooms. The use of Tax Increment Financing is an integral part of the development plan and necessary to make this project affordable. KER Enterprises LLC has purchased this property with the intent to develop it for the stated purpose. This project is in CRA Area 34 and a portion of the tax increment generated will be retained by the CRA to aid in the construction of Claude Road between Faidley Avenue and State Street. 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 the development of this property. TAX INCREMENT FINANCING TO PAY FOR THE DEVELOPMENT OF THE PROPERTY WILL COME FROM THE FOLLOWING REAL PROPERTY: Property Description (the “Redevelopment Project Area”) Legal Descriptions: Lot 1 of Crane Valley Ninth Subdivision in the City of Grand Island, Nebraska (PID 400416174) Grand Island Regular Meeting - 10/5/2022 Page 80 / 228 Existing Land Use and Subject Property Grand Island Regular Meeting - 10/5/2022 Page 81 / 228 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 development of the property for commercial uses as previously described. 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 any amendment to the redevelopment contract, consistent with this Redevelopment Plan. The plan anticipates that each phase of the development will constitute new effective date for the purposes of determining the period of fifteen years. 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. Grand Island Regular Meeting - 10/5/2022 Page 82 / 228 1. The Redevelopment Project Area has been declared blighted and substandard by action of the Grand Island City Council on September 28, 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. 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 redevelop the property 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 October 5, 2022 and passed Resolution 2023-02 confirming that this project is consistent with the Comprehensive Plan for the City of Grand Island. 3. The Redevelopment Plan must be sufficiently complete to address the following items: [§18-2103(13) (b)] a. Land Acquisition: This Redevelopment Plan for Area 34 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. 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 commercial development. 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)] Grand Island Regular Meeting - 10/5/2022 Page 83 / 228 City of Grand Island Future Land Use Map Grand Island Regular Meeting - 10/5/2022 Page 84 / 228 d. Changes to zoning, street layouts and grades or building codes or ordinances or other Planning changes. The area is zoned B2 General Business. The future land use map calls for commercial uses at this location. No new utilities are anticipated and needed to support this project. This project will be used in part to fund portions of Claude Road north of this location up to State Street. Up to 25% of the total tax increment generated by this project will be dedicated to paying for those improvements. No changes are anticipated in building codes or other ordinances. No other planning changes contemplated. [§18-2103(b) and §18-2111] Current Zoning on the Site e. Site Coverage and Intensity of Use The B2 zoning district allows for a wide variety of commercial uses including entertainment centers like the one proposed. The minimum lot size in the B2 zone is 3000 square feet and the maximum ground coverage is 100%.Appendix A of this plan includes the developer’s vision for the development. [§18-2103(b) and §18-2111] Grand Island Regular Meeting - 10/5/2022 Page 85 / 228 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, transformers, and conduit 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] 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 been vacant for more than 1 year; no relocation is contemplated or necessary. [§18-2103.02] 5. No member of the Authority, nor any employee thereof holds any interest in any property in this Redevelopment Project Area. [§18-2106] No members of the authority or staff of the CRA have any interest in this property. 6. Section 18-2114 of the Act requires that the Authority consider: a. Method and cost of acquisition and preparation for redevelopment and estimated proceeds from disposal to redevelopers. The purchase price of the property is $1,253,335 as an eligible expense. The estimated costs of utilities including sewer and water is $400,295. Streets and drainage are estimated at $299,760. Sitework and grading are estimated at $397,490. Planning activities including engineering, architecture, legal fees and government fees are estimated at $186,461. The total of the eligible expenses for this project is estimated by the developer at $2,537,341. No property will be transferred to redevelopers by the Authority. The developer will provide and secure all necessary financing. b. Statement of proposed method of financing the redevelopment project. The developer will provide all necessary financing for the project. The Authority will assist the project by granting the sum of $1,420,596 from the proceeds of the TIF. The project will include the project as describe in this plan and costs associated with building Claude Road between this property and State Street. The revenues shall be split with 75% dedicated to the entertainment center project paid to the developer and 25% dedicated to Claude Road and paid to the city for those expenses. This indebtedness will be repaid from the Tax Increment Revenues generated from the project. TIF revenues Grand Island Regular Meeting - 10/5/2022 Page 86 / 228 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. 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 providing for the development of Claude Road and reducing congestion along Diers Avenue 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 commercial build out will occur before the end of 2023. Claude Road will be extended as is feasible and budget permits. Excess valuation should be available 15 years beginning with the 2024 tax year. 9. Justification of Project Family entertainment options are somewhat limited in Grand Island and this has been exacerbated with the loss of Skate Island and the entertainment options at that facility. This is an opportunity to encourage new uses that will increase tourism opportunities and capture local entertainment dollars. Grand Island Regular Meeting - 10/5/2022 Page 87 / 228 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 $1,420,596 in public funds from tax increment financing provided by the Grand Island Community Redevelopment Authority will be required to complete the project. The project should generate an additional $473,532 that will be available to the City for improvements in the Claude Road corridor. This investment by the Authority will leverage $5,917,138 in private sector financing and investment; a private investment of $4.17 for every TIF dollar invested. In addition, over $440,000 will be generated for Claude Road. Use of Funds Source of funds Description TIF Funds Private Funds Total Site Acquisition $1,253,335 $1,253,335 Building Costs $4,434,755 $4,434,755 Sewer $10,370 $10,370 Water $316,315 $316,315 Electric $73,610 $73,610 Public Streets/ sidewalks $299,760 $299,760 Site prep/ Dirt work $167,261 $230,229 $397,490 Planning (Arch. & Eng.) $167,500 $167,500 Financing fees/ audit $365,638 $365,638 Legal/ TIF contract $11,461 $11,461 Other $7,500 $7,500 25% for Claude Road $473,532 Total $1,894,128 $5,917,138 $7,337,734 Tax Revenue. The property to be redeveloped is anticipated to have a January 1, 2023 valuation of approximately $375,297. Based on the 2021 levy this would result in a real property tax of approximately $8,138. It is anticipated that the assessed value will increase by $5,823,482 upon full completion, as a result of the site redevelopment. This development will result in an estimated tax increase of over $126,275 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. Grand Island Regular Meeting - 10/5/2022 Page 88 / 228 Estimated 2023 assessed value: $ 375,297 Estimated value after completion $ 6,198,779 Increment value $ 5,823,482 Annual TIF generated (estimated) $ 126,275 TIF bond issue $ 1,894,128 (a) Tax shifts resulting from the approval of the use of Tax Increment Financing; The redevelopment project area currently has an estimated valuation of $375,297. The proposed redevelopment will create additional valuation of $5,823,482. The project creates additional valuation that will support taxing entities long after the project is paid off along with providing provide for the development and construction of Claude Road. The tax shift from this project will be equal to the total of the bond principal of $1,894,128 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 will not result additional students for Grand Island Public Schools. 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. (c) Impacts on employers and employees of firms locating or expanding within the boundaries of the area of the redevelopment project; This development is expected to result in 9 full time staff and 55-60 part time employees to staff the facility. (d) Impacts on other employers and employees within the city or village and the immediate area that are located outside of the boundaries of the area of the redevelopment project; and This project 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. (e) Impacts on student populations of school districts within the City or Village: This development is not expected to have any direct impact on student populations as it does not involve residential uses. Grand Island Regular Meeting - 10/5/2022 Page 89 / 228 (f) Any other impacts determined by the authority to be relevant to the consideration of costs and benefits arising from the redevelopment project. Twenty Five percent of the increment generated approximately $440,000 will be made available to the City of Grand Island for the development of Claude Road to the north and west of this property. Time Frame for Development Development of this project is anticipated to be completed between Fall of 2022 and the end of 2023. The base tax year should be calculated on the value of the property as of January 1, 2023. 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 or a base amount of $1,894,128 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 $2,500,000 on TIF eligible activities without including City expenditures on Claude Road. Grand Island Regular Meeting - 10/5/2022 Page 90 / 228 Appendix A Site Plan for Development Grand Island Regular Meeting - 10/5/2022 Page 91 / 228 Grand Island Regular Meeting - 10/5/2022 Page 92 / 228 Grand Island Regular Meeting - 10/5/2022 Page 93 / 228 Grand Island Regular Meeting - 10/5/2022 Page 94 / 228 Grand Island Regular Meeting - 10/5/2022 Page 95 / 228 Grand Island Regular Meeting - 10/5/2022 Page 96 / 228 Grand Island Regular Meeting - 10/5/2022 Page 97 / 228 Grand Island Regular Meeting - 10/5/2022 Page 98 / 228 Grand Island Regular Meeting - 10/5/2022 Page 99 / 228 Grand Island Regular Meeting - 10/5/2022 Page 100 / 228 Grand Island Regular Meeting - 10/5/2022 Page 101 / 228 Grand Island Regular Meeting - 10/5/2022 Page 102 / 228 Grand Island Regular Meeting - 10/5/2022 Page 103 / 228 Grand Island Regular Meeting - 10/5/2022 Page 104 / 228 Grand Island Regular Meeting - 10/5/2022 Page 105 / 228 Grand Island Regular Meeting - 10/5/2022 Page 106 / 228 Grand Island Regular Meeting - 10/5/2022 Page 107 / 228 Resolution Number 2023-02 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 34 requested by KER Enterprises 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 October 5, 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 September 17th and 24th, 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: October 5, 2022 HALL COUNTY REGIONAL PLANNING COMMISSION ATTEST: By: ___________________________________ Chair By: ___________________________________ Secretary Grand Island Regular Meeting - 10/5/2022 Page 108 / 228 Hall County Regional Planning Commission Wednesday, October 5, 2022 Regular Meeting Item F4 Public Hearing – Proposed CRA Area #28- Grand Island Proposed CRA Area #28 located between 13th Street and State Street and U.S. Highway 281 and Webb Road (including the Conestoga Mall) in Grand Island, Hall County Nebraska ). Resolution 2023-03 (C- 04-23GI) Staff Contact: Grand Island Regular Meeting - 10/5/2022 Page 109 / 228 1 Agenda Item # 7 PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION: September 20, 2022 SUBJECT:CRA Blight Study (Proposed CRA Area 28) C-04-23GI PROPOSAL: Attached is a copy of a Substandard and Blight Study as prepared by Marvin Planning Consultants entitled “Grand Island NE, Blighted and Substandard Study Area 28”. This area as defined by the study will be referred to as Community Redevelopment Authority (CRA) Area 28. The study as prepared and submitted indicates that this property could be considered substandard and blighted. This only includes property that is located within the municipal limits of Grand Island. The study as presented shows that this property meets the criteria to be declared blighted and substandard of its own accord. The Planning Commission recommendation must be forwarded to the Grand Island City Council within 30 days of making the recommendation. OVERVIEW This study is approximately 78.45 acres of property in northwest Grand Island located between U.S. Highway 281 and Webb Road and State and 13th Streets including the Conestoga Mall (Study Area). The Statutory authority and direction to the Planning Commission is referenced below to explain the Planning Commission purpose in reviewing the study: 18-2109. Redevelopment plan; preparation; requirements; planning commission or board; public hearing; notice; governing body; public hearing; notice. (1) An authority shall not prepare a redevelopment plan for a redevelopment project area unless the governing body of the city in which such area is located has, by resolution adopted after the public hearings required under this section, declared such area to be a substandard and blighted area in need of redevelopment. (2) Prior to making such declaration, the governing body of the city shall conduct or cause to be conducted a study or an analysis on whether the area is substandard and blighted and shall submit the question of whether such area is substandard and blighted to the planning commission or board of the city for its review and recommendation. The planning commission or board shall hold a public hearing on the question after giving notice of the hearing as provided in section 18-2115.01. Such notice shall include a map of sufficient size to show the Grand Island Regular Meeting - 10/5/2022 Page 110 / 228 2 area to be declared substandard and blighted or information on where to find such map and shall provide information on where to find copies of the substandard and blighted study or analysis conducted pursuant to this subsection. The planning commission or board shall submit its written recommendations to the governing body of the city within thirty days after the public hearing. (3) Upon receipt of the recommendations of the planning commission or board, or if no recommendations are received within thirty days after the public hearing required under subsection (2) of this section, the governing body shall hold a public hearing on the question of whether the area is substandard and blighted after giving notice of the hearing as provided in section 18-2115.01. Such notice shall include a map of sufficient size to show the area to be declared substandard and blighted or information on where to find such map and shall provide information on where to find copies of the substandard and blighted study or analysis conducted pursuant to subsection (2) of this section. At the public hearing, all interested parties shall be afforded a reasonable opportunity to express their views respecting the proposed declaration. After such hearing, the governing body of the city may make its declaration. (4) Copies of each substandard and blighted study or analysis conducted pursuant to subsection (2) of this section shall be posted on the city’s public web site or made available for public inspection at a location designated by the city. ~Reissue Revised Statutes of Nebraska The attached study does not include a redevelopment plan. If this study is approved subsequent action will be necessary by both the Planning Commission and the City Council prior to any action involving Tax Increment Financing or the expenditure of tax dollars from the CRA budget within this area. It is appropriate for the planning commission in conducting its review and considering its recommendation regarding the substandard and blighted designation to: 1.review the study, 2.take testimony from interested parties, 3.make findings of fact, and 4.Include those findings of fact as part of its recommendation to Council. Blighted and Substandard Defined The terms blighted and substandard have very specific meanings within the context of the Community Redevelopment Statutes. Those terms as defined by Statute are included below: Section 18-2103 Terms, defined. Grand Island Regular Meeting - 10/5/2022 Page 111 / 228 3 For purposes of the Community Development Law, unless the context otherwise requires: (3) Blighted area means an area (a) which, by reason of the presence of a substantial number of deteriorated or deteriorating structures, existence of defective or inadequate street layout, faulty lot layout in relation to size, adequacy, accessibility, or usefulness, insanitary or unsafe conditions, deterioration of site or other improvements, diversity of ownership, tax or special assessment delinquency exceeding the fair value of the land, defective or unusual conditions of title, improper subdivision or obsolete platting, or the existence of conditions which endanger life or property by fire and other causes, or any combination of such factors, substantially impairs or arrests the sound growth of the community, retards the provision of housing accommodations, or constitutes an economic or social liability and is detrimental to the public health, safety, morals, or welfare in its present condition and use and (b) in which there is at least one of the following conditions: (i) Unemployment in the designated area is at least one hundred twenty percent of the state or national average; (ii) the average age of the residential or commercial units in the area is at least forty years; (iii) more than half of the plotted and subdivided property in an area is unimproved land that has been within the city for forty years and has remained unimproved during that time; (iv) the per capita income of the area is lower than the average per capita income of the city or village in which the area is designated; or (v) the area has had either stable or decreasing population based on the last two decennial censuses. In no event shall a city of the metropolitan, primary, or first class designate more than thirty-five percent of the city as blighted, a city of the second class shall not designate an area larger than fifty percent of the city as blighted, and a village shall not designate an area larger than one hundred percent of the village as blighted. A redevelopment project involving a formerly used defense site as authorized under section 18- 2123.01 shall not count towards the percentage limitations contained in this subdivision; (31) Substandard areas shall mean an area in which there is a predominance of buildings or improvements, whether nonresidential or residential in character, which, by reason of dilapidation, deterioration, age or obsolescence, inadequate provision for ventilation, light, air, sanitation, or open spaces, high density of population and overcrowding, or the existence of conditions which endanger life or property by fire and other causes, or any combination of such factors, is conducive to ill health, transmission of disease, infant mortality, juvenile delinquency, and crime, (which cannot be remedied through construction of prisons), and is detrimental to the public health, safety, morals, or welfare; ~Reissue Revised Statutes of Nebraska ANALYSIS-Blight and Substandard Study The following findings are copied directly from the Study. The analysis of the substandard and blighted factors is conducted on pages 7 to 23 of the study. FINDINGS FOR GRAND ISLAND Study Area 28 has several items contributing to the Blight and Substandard Conditions. These conditions include: Grand Island Regular Meeting - 10/5/2022 Page 112 / 228 4 Blighting Summary These conditions are contributing to the blighted conditions of the study area. Criteria under Part A of the Blight Definition Substantial number of deteriorating structures o Within the study are 80.0% of the structures were deemed to be in either average or badly worn condition. o Several locations around the primary mall are indicating moisture damage to the brick façade. There is clear moisture damage inside of the mall as well. Deterioration of site or other improvements o The majority of the asphalt parking areas around the primary mall is in a deteriorating state and appears to have forgone updating for a considerable time. o There are several places where the parking surfaces are in a worse than deteriorated state based upon the photographs in the report. Diversity of Ownership o There are 13 different property owners within the study area. o The majority of the buildings owned by corporations, sit on top of ground owned by another party, typically, Conestoga Realty or Conestoga North. Improper Subdivision or Obsolete Platting o First and foremost are the private streets on the north side of the study area, Conestoga Drive and Overland Road. o The developed area in the northeast corner of the study area has been built out in a clustered manner, making traffic circulation difficult. o The positioning of lots along West State Street and North Webb Road have access drives in a manner that makes traffic control and congestion problematic. Faulty Lot Layout o The developed area in the northeast corner of the study area has been built out in a clustered manner, making traffic circulation difficult. o The positioning of lots along West State Street and North Webb Road have access drives in a manner making traffic control and congestion problematic. Combination of factors which are impairing and/or arresting sound growth o Functional Obsolescence is a contributing factor to sound growth o Retail markets of the 21st Century are impairing growth of the area o The buildup of the outlots of the mall area Defective/Inadequate street layouts o The layout of the primary and secondary thoroughfares on site are in conflict with key functional areas such as deliveries and loading docks o The two primary streets entering the mall property from the north are private streets o There are several points along the outer travel route that comes into conflict with secondary travel paths. Insanitary and Unsafe Conditions o The Conestoga Mall portion of the study area was tested for the presence of asbestos and the report filed in August 2022 indicated mitigatable levels of asbestos present throughout the facility Grand Island Regular Meeting - 10/5/2022 Page 113 / 228 5 Dangerous conditions to life or property due to fire or other causes o The Conestoga Mall portion of the study area was tested for the presence of asbestos and the report filed in August 2022 indicated mitigatable levels of asbestos present throughout the facility Criteria under Part B of the Blight Definition The average age of the residential or commercial units in the area is at least forty years o 28 (80.0%) buildings or improvements were determined to be 40 years of age or older o 7 (20.0%) buildings or improvements were determined to be less than 40 years of age o The average age based upon a cumulative age calculation is 41.8 years. o 94.3% of the built square footage in the study area is 40 years of age or older. Stable or decreasing population based upon the last two decennial census o The study area has had a stable or decreasing population over the last two decennial census. The other criteria for Blight were not present in the area, these included: Tax or special assessment delinquency exceeding fair value of the land. Defective or unusual condition of title, Unemployment in the designated area is at least 120% of the state or national average. The per capita income of the area is lower than the average per capita income of the city or village in which the area is designated. These issues were either not present or were limited enough as to have little impact on the overall condition of the study area. Substandard Summary Nebraska State Statute requires that “…an area in which there is a predominance of buildings or improvements, whether nonresidential or residential in character, which, by reason of dilapidation, deterioration, age or obsolescence, inadequate provision for ventilation, light, air, sanitation, or open spaces, high density of population and overcrowding, or the existence of conditions which endanger life or property by fire and other causes, or any combination of such factors, is conducive to ill health, transmission of disease, infant mortality, juvenile delinquency, and crime, (which cannot be remedied through construction of prisons), and is detrimental to the public health, safety, morals, or welfare;” This Study Area in Grand Island meets the defintion of Substandard as defined in the Revised Nebraska State Statutes. FINDINGS FOR GRAND ISLAND BLIGHT STUDY AREA #28 Blight Study Area #28 has several items contributing to the Blight and Substandard Conditions. These conditions include: Blighted Conditions under Part A Substantial number of deteriorating structures Deterioration of site or other improvements Diversity of Ownership Improper Subdivision or Obsolete Platting Faulty Lot Layout Grand Island Regular Meeting - 10/5/2022 Page 114 / 228 6 Combination of factors which are impairing and/or arresting sound growth Defective/Inadequate street layouts Insanitary and Unsafe Conditions Dangerous conditions to life or property due to fire or other causes Criteria under Part B of the Blight Definition The average age of the residential or commercial units in the area is at least forty years Stable or decreasing population based upon the last two decennial census Substandard Conditions Average age of the structures in the area is at least forty years RECOMMENDATION: Blight and Substandard Designation Planning Commission staff is recommending consideration of the following questions as a starting point in the analysis of this Study and in making a recommendation on the question of whether the property in question is blighted and substandard. Recommend Questions for Planning Commission Does this property meet the statutory requirements to be considered blighted and substandard? (See the prior statutory references.) Are the blighted and substandard factors distributed throughout the Redevelopment Area, so basically good areas are not arbitrarily found to be substandard and blighted simply because of proximity to areas which are substandard and blighted? Is development of adjacent property necessary to eliminate blighted and substandard conditions in the area? Is public intervention appropriate and/or necessary for the redevelopment of the area? Will a blight declaration increase the likelihood of development/redevelopment in the near future and is that in the best interest of the City? What is the policy of the City toward increasing development and redevelopment in this area of the City? Findings of fact must be based on the study and testimony presented including all written material and staff reports. The recommendation must be based on the declaration, not based on any proposed uses of the site. All of the testimony, a copy of the study and this memo along with any other information presented at the hearing should be entered into the record of the hearing. If the Regional Planning Commission concludes that the area in question meets the definition of blighted and substandard and supports such conclusion with findings of fact they should move to recommend approval of the declaration as blighted and substandard based on the facts presented and identified at this meeting. If the Regional Planning Commission concludes that the area in question does not meet the definition of blighted and substandard and supports such conclusions with findings of fact, Grand Island Regular Meeting - 10/5/2022 Page 115 / 228 7 they should move to recommend denial of the declaration as blighted and substandard based on the facts identified. ___________________ Chad Nabity AICP, Planning Director Grand Island Regular Meeting - 10/5/2022 Page 116 / 228 Grand Island, Nebraska Blight and Substandard Study - Area 28 Prepared for: Tunnel Wash I LLC Grand Island Council Session - 9/13/2022 Page 7 / 84 Grand Island Regular Meeting - 10/5/2022 Page 117 / 228 Grand Island Council Session - 9/13/2022 Page 8 / 84 Grand Island Regular Meeting - 10/5/2022 Page 118 / 228 Blight and Substandard Study – Conestoga Mall Blight and Substandard Study – Conestoga Mall Page 1 PURPOSE OF THE BLIGHT AND SUBSTANDARD STUDY The purpose of completing this Blight and Substandard study is to examine existing conditions within a specific part of Grand Island. Woodsonia Acquistitions, LLC commissioned the study to analyze the possibility of declaring the area as blighted and substandard. The City of Grand Island, when considering conditions of Blight and Substandard, look at those issues and definitions provided for in the Nebraska Community Redevelopment Law as found in Chapter 18, Section 2104 of the Revised Nebraska State Statutes, as follows: “The governing body of a city, to the greatest extent it deems to be feasible in carrying out the provisions of the Community Development Law, shall afford maximum opportunity, consistent with the sound needs of the city as a whole, to the rehabilitation or redevelopment of the community redevelopment area by private enterprises. The governing body of a city shall give consideration to this objective in exercising its powers under the Community Development Law, including the formulation of a workable program, the approval of community redevelopment plans consistent with the general plan for the development of the city, the exercise of its zoning powers, the enforcement of other laws, codes, and regulations, relating to the use of land and the use and occupancy of buildings and improvements, the disposition of any property acquired, and the providing of necessary public improvements.” The Nebraska Revised Statutes §18-2105 continues by granting authority to the governing body for the formulation of a workable program; disaster assistance; effect. The statute reads, “The governing body of a city or an authority at its direction for the purposes of the Community Development Law may formulate for the entire municipality a workable program for utilizing appropriate private and public resources to eliminate or prevent the development or spread of urban blight, to encourage needed urban rehabilitation, to provide for the redevelopment of substandard and blighted areas, or to undertake such of the aforesaid activities or other feasible municipal activities as may be suitably employed to achieve the objectives of such workable program. Such workable program may include, without limitation, provision for the prevention of the spread of blight into areas of the municipality which are free from blight through diligent enforcement of housing, zoning, and occupancy controls and standards; the rehabilitation or conservation of substandard and blighted areas or portions thereof by replanning, removing congestion, providing parks, playgrounds, and other public improvements by encouraging voluntary rehabilitation and by compelling the repair and rehabilitation of deteriorated or deteriorating structures; and the clearance and redevelopment of substandard and blighted areas or portions thereof.” “Notwithstanding any other provisions of the Community Development Law, where the local governing body certifies that an area is in need of redevelopment or rehabilitation as a result of flood, fire, hurricane, earthquake, storm, or other catastrophe respecting which the Governor of the state has certified the need for disaster assistance under federal law, the local governing body may approve a redevelopment plan and a redevelopment project with respect to such area without regard to the provisions of the Community Development Law requiring a general plan for the municipality and notice and public hearing or findings other than herein set forth.” Based on the Nebraska Revised Statutes §18-2103 the following definitions shall apply: “Blighted area means an area (a) which, by reason of the presence of a substantial number of deteriorated or deteriorating structures, existence of defective or inadequate street layout, faulty lot layout in relation to size, adequacy, accessibility, or usefulness, insanitary or unsafe conditions, deterioration of site or other improvements, diversity of ownership, tax or special assessment delinquency exceeding the fair value of the land, defective or unusual conditions of title, improper subdivision or obsolete platting, or the existence of conditions which endanger life or Grand Island Council Session - 9/13/2022 Page 9 / 84 Grand Island Regular Meeting - 10/5/2022 Page 119 / 228 Blight and Substandard Study – Conestoga Mall Page 2 Blight and Substandard Study – Conestoga Mall property by fire and other causes, or any combination of such factors, substantially impairs or arrests the sound growth of the community, retards the provision of housing accommodations, or constitutes an economic or social liability and is detrimental to the public health, safety, morals, or welfare in its present condition and use and (b) in which there is at least one of the following conditions: (i) Unemployment in the designated area is at least one hundred twenty percent of the state or national average; (ii) the average age of the residential or commercial units in the area is at least forty years; (iii) more than half of the plotted and subdivided property in an area is unimproved land that has been within the city for forty years and has remained unimproved during that time; (iv) the per capita income of the area is lower than the average per capita income of the city or village in which the area is designated; or (v) the area has had either stable or decreasing population based on the last two decennial censuses. In no event shall a city of the metropolitan, primary, or first class designate more than thirty-five percent of the city as blighted, a city of the second class shall not designate an area larger than fifty percent of the city as blighted, and a village shall not designate an area larger than one hundred percent of the village as blighted. A redevelopment project involving a formerly used defense site as authorized under section 18-2123.01 shall not count towards the percentage limitations contained in this subdivision;” “Extremely blighted area means a substandard and blighted area in which: (a) The average rate of unemployment in the area during the period covered by the most recent federal decennial census is at least two hundred percent of the average rate of unemployment in the state during the same period; and (b) the average poverty rate in the area exceeds twenty percent for the total federal census tract or tracts or federal census block group or block groups in the area;” “Substandard area means an area in which there is a predominance of buildings or improvements, whether nonresidential or residential in character, which, by reason of dilapidation, deterioration, age or obsolescence, inadequate provision for ventilation, light, air, sanitation, or open spaces, high density of population and overcrowding, or the existence of conditions which endanger life or property by fire and other causes, or any combination of such factors, is conducive to ill health, transmission of disease, infant mortality, juvenile delinquency, and crime, (which cannot be remedied through construction of prisons), and is detrimental to the public health, safety, morals, or welfare; and” “Workforce housing means: (a) Housing that meets the needs of today's working families; (b) Housing that is attractive to new residents considering relocation to a rural community; (c) Owner-occupied housing units that cost not more than two hundred seventy-five thousand dollars to construct or rental housing units that cost not more than two hundred thousand dollars per unit to construct. For purposes of this subdivision (c), housing unit costs shall be updated annually by the Department of Economic Development based upon the most recent increase or decrease in the Producer Price Index for all commodities, published by the United States Department of Labor, Bureau of Labor Statistics; (d) Owner-occupied and rental housing units for which the cost to substantially rehabilitate exceeds fifty percent of a unit's assessed value; and (e) Upper-story housing.” This Blight and Substandard Study is Blighted and Substandard Area 28. The Study is intended to give the Grand Island Community Redevelopment Authority, Hall County Regional Planning Commission and Grand Island City Council the basis for identifying and declaring Blighted and Substandard conditions are existing within the City’s jurisdiction and as allowed under Chapter 18. Through this process, the City and property owners will attempt to address economic and/or social liabilities which are harmful to the well-being of the entire community. Grand Island Council Session - 9/13/2022 Page 10 / 84 Grand Island Regular Meeting - 10/5/2022 Page 120 / 228 Blight and Substandard Study – Conestoga Mall Blight and Substandard Study – Conestoga Mall Page 3 Figure 1 shows the study area of this report. A Redevelopment Plan to be submitted in the future containing, by law, definite local objectives regarding appropriate land uses, improved traffic, public transportation, public utilities, and other public improvements, and the proposed land uses and building requirements in the redevelopment area and shall include: • The boundaries defining the blighted and substandard areas in question (including existing uses and conditions of the property within the area), and • A list of the conditions present, which qualify the area as blighted and substandard. Through the redevelopment process, the City of Grand Island can guide future development and redevelopment throughout the area. The use of the Community Redevelopment Act by the City of Grand Island is intended to redevelop and improve the area. Using the Community Redevelopment Act, the City of Grand Island can assist in the elimination of negative conditions and implement different programs/projects identified for the City. Grand Island Council Session - 9/13/2022 Page 11 / 84 Grand Island Regular Meeting - 10/5/2022 Page 121 / 228 Blight and Substandard Study – Conestoga Mall Page 4 Blight and Substandard Study – Conestoga Mall BLIGHT AND SUBSTANDARD ELIGIBILITY STUDY This study targets a specific area within an established part of the community for evaluation. The area indicated in Figure 1 of this report. The findings are presented in the coming pages of the report. Study Area The following is the description of the designated area within Grand Island. Point of beginning is the intersection of the centerlines of US Highway 281 and West State Street; thence bearing easterly along the centerline of West State Street to the intersection of the centerline of North Webb Road; thence, southerly along the centerline of North Webb Road to the intersection with the centerline of West 13th Street; thence, westerly along the centerline of West 13th Street to the intersection with the centerline of US Highway 281; thence, northerly along the centerline of US Highway 281 to the point of beginning. EEXXIISSTTIINNGG LLAANNDD UUSSEESS The term “Land Use” refers to the developed uses in place within a building or on a specific parcel of land. The number and type of uses are constantly changing within a community and produce some impacts either benefitting or detracting from the community. Existing patterns of land use are often fixed in older communities and neighborhoods, while development in newer areas is often reflective of current development practices. The study area is within a highly commercial part of Grand Island. There are commercial uses to all sides of the study, including the redeveloping area of Blight and Substandard Area 9 from 2012. Existing Land Use Analysis within Study Area As part of the planning process, a survey conducted through both in-field observations, as well as data collection online using the Hall County Assessors website. This survey noted the use of each parcel of land within the study area. These data from the survey are found in the following paragraphs. TABLE 1: EXISTING LAND USE, GRAND ISLAND - 2022 Type of Use Acres Percent of Developed land within the Study Area Percent of Study Area Residential 0 0.0% 0.0% Single-family 0 0.0% 0.0% Multi-family 0 0.0% 0.0% Manufactured Housing 0 0.0% 0.0% Commercial 63.45 87.3% 80.9% Industrial 0 0.0% 0.0% Quasi-Public/Public 0 0.0% 0.0% Parks/Recreation 0 0.0% 0.0% Transportation 9.22 12.7% 11.7% Total Developed Land 72.67 100.0% - Vacant/Agriculture 5.78 7.4% Total Area 78.45 100.0% Source: Marvin Planning Consultants 2022 Table 1 includes the existing land uses for the entire study area. The table contains the total acres determined per land use from the survey; next is the percentage of those areas compared to the total developed land; and finally, the third set of data compare all land uses to the total area within the Study Area. The Study Area is made up of Commercial (80.9%), Open Space (7.4%), and Transportation oriented land (street and R.O.W; 11.7%). The entire area is considered completely developed. Grand Island Council Session - 9/13/2022 Page 12 / 84 Grand Island Regular Meeting - 10/5/2022 Page 122 / 228 Blight and Substandard Study – Conestoga Mall Blight and Substandard Study – Conestoga Mall Page 5 Figure 1 Study Area Map Grand Island Council Session - 9/13/2022 Page 13 / 84 Grand Island Regular Meeting - 10/5/2022 Page 123 / 228 Blight and Substandard Study – Conestoga Mall Page 6 Blight and Substandard Study – Conestoga Mall Figure 2 Existing Land Use Map Grand Island Council Session - 9/13/2022 Page 14 / 84 Grand Island Regular Meeting - 10/5/2022 Page 124 / 228 Blight and Substandard Study – Conestoga Mall Blight and Substandard Study – Conestoga Mall Page 7 FFIINNDDIINNGGSS OOFF BBLLIIGGHHTT AANNDD SSUUBBSSTTAANNDDAARRDD CCOONNDDIITTIIOONNSS EELLIIGGIIBBIILLIITTYY SSTTUUDDYY This section of the study examines the conditions found within the study area. The Findings Section reviews the conditions based upon the statutory definitions. CONTRIBUTING FACTORS UNDER PART A OF THE BLIGHT DEFINITION There were some conditions examined and evaluated in the field and online. Some conditions are reviewed in detail, on the following pages, while some of the statutory conditions are not present. Structural Conditions Existing structural conditions of buildings in the study area were determined using the Hall County Assessor’s database. Structures rated out as either Very Good, Good, Fair, Average, or badly worn. Based upon the data provided to the planning team, the following is the breakdown for structures in the study area: • 2 (5.7%) structures rated as very good • 5 (14.3%) structures rated as good • 0 (0.0%) structure rated as fair • 28 (80.0%) structures rated as average • 0 (0.0%) structures rated as badly worn Grand Island Council Session - 9/13/2022 Page 15 / 84 Grand Island Regular Meeting - 10/5/2022 Page 125 / 228 Blight and Substandard Study – Conestoga Mall Page 8 Blight and Substandard Study – Conestoga Mall The exterior portion of the mall is showing considerable wear, likely due to deferred maintenance. In the photos on the previous page, there are examples of where masonry and wood construction has been compromised and is in danger of falling from the building onto the ground. Based upon a visual ground inspection, it appears like there is considerable water penetration in the brick-and-mortar system. Said photos also show water penetration inside one of the structures. An assumption was made, based upon the data, that an average condition or less would constitute less than desirable conditions due to age and condition of the structure/building. It is common for older structures to get more maintenance and upkeep to maintain a good or higher condition. Even an average structure shows some signs of deteriorating which in turn can become a dilapidated structure in the future if not maintained. Overall, 80.0% of the structures in this study area are an average condition or worse. Due to the stated conditions found in the Hall County Assessor’s data, the condition of the structures is a contributing factor. Grand Island Council Session - 9/13/2022 Page 16 / 84 Grand Island Regular Meeting - 10/5/2022 Page 126 / 228 Blight and Substandard Study – Conestoga Mall Blight and Substandard Study – Conestoga Mall Page 9 Deterioration of Site or Other Improvements Site Improvements Conditions The site improvements include the areas determined to be common areas for public ingress and egress to the study area as well as the area designed to move vehicular traffic through the site. Also, this includes the actual surface parking areas. The condition of the site improvements varies greatly. The Study Area contains a major deteriorated condition; the parking areas throughout the area, as well as the demarcated driving areas. The parking areas throughout the entire Study Area are in a serious state of deterioration. They are not yet in a dilapidated condition. The parking surface and driving areas contain major surface cracking, small break-ups and spawling. These conditions have been likely caused by several circumstances over the years, including: · Lack of maintenance · Sub-soil conditions · Heavier than expected traffic · Freeze/thaw cycles Preventing a number of these items are possible through proper design, enforcement, and maintenance, with maintenance being a key. Photos below indicate examples of different deteriorated conditions within the parking and driving areas across the entire site. Due to a large amount of broken pavement in the Study Area, the parking areas are considered to be deteriorated or in a state of deteriorating; therefore, they are a direct contributing factor to the conditions of blight. Grand Island Council Session - 9/13/2022 Page 17 / 84 Grand Island Regular Meeting - 10/5/2022 Page 127 / 228 Blight and Substandard Study – Conestoga Mall Page 10 Blight and Substandard Study – Conestoga Mall Diversity of Ownership Throughout the study area, there are 13 different property owners. However, in most cases, the difference is that one company owns the structure on the site; while, another entity, usually, Conestoga North or Conestoga Realty owns the ground underneath the structure. This creates potential issues with future redevelopment of structures and property if the different ownership groups disagree. Also, the fact structures sit on land owned by another party will create a potential detriment to future redevelopment. Due to this factor, it may be necessary for a public intervention to guide future redevelopment activities in this specific study area. Based upon the analysis, sufficient ownership issues present to make Diversity of Ownership a contributing factor for Blighting. Improper Subdivision or Obsolete Platting Improper Subdivision or Obsolete Platting is present in several ways. These factors are bulleted below: • First and foremost are the private streets on the north side of the study area, Conestoga Drive and Overland Road. • The developed area in the northeast corner of the study area has been built out in a clustered manner, making traffic circulation difficult. • The positioning of lots along West State Street and North Webb Road have access drives in a manner that makes traffic control and congestion problematic. See Figure 5 for specific locations of the discussed items above. Based upon the analysis, sufficient ownership issues present to make Improper Subdivision or Obsolete Platting a contributing factor for Blighting. Faulty Lot Layout Similar to Improper Subdivision or Obsolete Platting, Faulty Lot Layout is present in similar ways. These factors are bulleted below: • The developed area in the northeast corner of the study area has been built out in a clustered manner, making traffic circulation difficult. • The positioning of lots along West State Street and North Webb Road have access drives in a manner making traffic control and congestion problematic. See Figure 6 for specific locations of the discussed items above. Based upon the analysis, sufficient ownership issues present to make Faulty Lot Layout a contributing factor for Blighting. Combination of factors which are impairing and/or arresting sound growth There are several factors present within the study area meeting this criterion are discussed in the following paragraphs. Functional Obsolescence The primary structure within the study area is the Conestoga Mall. The mall was constructed in the mid-1970’s and was designed using common mall layouts and concepts. However, as the retail markets have been changing, these types of facilities have been losing popularity. It is a similar issue seen by the Grand Island Mall which was declared Blighted and Substandard in 2012 and has been the focus of several redevelopment projects since the declaration. Malls and retail use constructed in today’s economy are more open air, even in colder climate regions. The newer mall models are doing more to make the shopping experience more than “just shopping.” These older regional malls have lost favor with consumers across the United States. Some examples within the region include the Imperial Mall in Hastings, the mall in North Platte, the mall in Hutchinson, KS. The phenomena have also affected larger cities such as Omaha; Kansas City, MO; Overland Park, KS; and more. The survival of this mall into the future will be dependent on ownership willingness to re-focus the mall itself. Grand Island Council Session - 9/13/2022 Page 18 / 84 Grand Island Regular Meeting - 10/5/2022 Page 128 / 228 Blight and Substandard Study – Conestoga Mall Blight and Substandard Study – Conestoga Mall Page 11 Figure 3 Structural Conditions Grand Island Council Session - 9/13/2022 Page 19 / 84 Grand Island Regular Meeting - 10/5/2022 Page 129 / 228 Blight and Substandard Study – Conestoga Mall Page 12 Blight and Substandard Study – Conestoga Mall Figure 4 Deterioration of Site Grand Island Council Session - 9/13/2022 Page 20 / 84 Grand Island Regular Meeting - 10/5/2022 Page 130 / 228 Blight and Substandard Study – Conestoga Mall Blight and Substandard Study – Conestoga Mall Page 13 Figure 5 Improper Platting Grand Island Council Session - 9/13/2022 Page 21 / 84 Grand Island Regular Meeting - 10/5/2022 Page 131 / 228 Blight and Substandard Study – Conestoga Mall Page 14 Blight and Substandard Study – Conestoga Mall Figure 6 Faulty Lot Layout Grand Island Council Session - 9/13/2022 Page 22 / 84 Grand Island Regular Meeting - 10/5/2022 Page 132 / 228 Blight and Substandard Study – Conestoga Mall Blight and Substandard Study – Conestoga Mall Page 15 Retail Markets of the 21st Century Retail in the 21st Century has been evolving rapidly. The evolution led by consumers wanting more than the 1960 to 1970 malls with their shopping experience has been a big factor; however, the rise of e-commerce and Amazon has also been a major contributing factor to the retail revolution. With the retail revolution of the 21st Century, several mainstream retailers have had trouble competing. The major tenants of Sears, Yonkers, and JC Penneys have all vacated their spaces at the Conestoga Mall. Yonkers left in 2015, while the other two left shortly after. Sears filed for Chapter 11 bankruptcy protection, and closed February 2019. All three tenants left behind empty boxes, merchandise, and storage equipment in the spaces. A lack of major retailers located at Conestoga Mall impairs and arrests sound growth of this facility in the future. The buildup of the mall area Looking at the Conestoga Mall on aerials, the mall is located on the southernmost location of the land. North of the primary mall was eventual built-out with smaller strip centers. These strip centers to the north impair the future expansion of the primary mall. Also, the location of the primary mall and strip centers creates an issue with expanding parking on the mall property. These factors do impair and arrest sound growth of the study area. Defective/Inadequate Street Layouts Under normal blight evaluation, this criteria would apply to public streets. However, in the case of this study area, it applies to the internal traffic circulation of the mall property and the adjoining strip centers to the north. Figure 8 indicates the primary and secondary circulation loops. The Figure also indicates potential concerns with the layouts on the site. There are enough circulation concerns on-site to make Defective/Inadequate Street Layouts a contributing factor to declaring the area as Blighted. Grand Island Council Session - 9/13/2022 Page 23 / 84 Grand Island Regular Meeting - 10/5/2022 Page 133 / 228 Blight and Substandard Study – Conestoga Mall Page 16 Blight and Substandard Study – Conestoga Mall INSANITARY AND UNSAFE CONDITIONS Woodsonia commissioned an asbestos analysis of the Conestoga Mall portion of the study area. The study was completed by Heartland Testing and Consulting LLC in August 2022. The following areas for the mall were reviewed and/or sampled. Inspection of the following occupied spaces were not completed due to no access: Units 3A, 4, 7A, 9, 23B, 33, 34, 38 & 40. Inspection of sub- flooring in the occupied tenant spaces of the facility were limited due to current sales area floor coverings. Additional review of the occupied spaces sales are sub-floors should be completed when the spaces are available for destructive review. Below is a summary of the spaces with limited review: 8, 9, 10, 12, 13, 17, 19, 20, 23A, 24, 30, 31, 36, 37, 39A, 40A, 41, 42, 44, 49, 50, 52, 54, 58, 59, 60, 62, Best Buy and Dillard’s. Figure 7 Sample Area Diagram Source: Heartlan Testing Report 2022 The findings of the study found the following: • Sample SR-2 – 12”x12” Black Mastic contains 5% chrysotile asbestos. • Sample SR-4 - 12”x12” Black Mastic contains 5% chrysotile asbestos. • Sample SR-8 - 12”x12” Black Mastic contains 5% chrysotile asbestos. • Sample C-2 – Drywall Joint Compound contains 0.5% chrysotile asbestos. • Sample C-8 – Ceiling Texture contains 10% chrysotile asbestos. • Sample C-11 – Ceiling Texture contains 10% chrysotile asbestos. Sample Y-4 - 12”x12” Black Mastic contains 5% chrysotile asbestos. • Sample Y-10 - 12”x12” Tile contains 3% chrysotile asbestos. • Sample 8B-1 – Black Mastic contains 4% chrysotile asbestos. • Sample 41-1 – 12”x12” Tile contains 3% chrysotile asbestos. Sample 41-1 – Black Mastic contains 5% chrysotile asbestos. • Sample 48-1 – Vinyl Sheet Flooring contains 20% chrysotile asbestos. • Sample 48-2 - Vinyl Sheet Flooring contains 20% chrysotile asbestos. • Sample JC-4 – 12”x12” Black Mastic contains 5% chrysotile asbestos. • Sample JC-8 – Black/Yellow Mastic contains 2% chrysotile asbestos. • Sample JC-9 – Black Mastic contains 4% chrysotile asbestos. Grand Island Council Session - 9/13/2022 Page 24 / 84 Grand Island Regular Meeting - 10/5/2022 Page 134 / 228 Blight and Substandard Study – Conestoga Mall Blight and Substandard Study – Conestoga Mall Page 17 • Sample JC-10 – Silver/Black HVAC Sealant contains 6% chrysotile asbestos. • Sample D-1 – Black mastic contains 5% chrysotile asbestos. • Sample SRR-2 – Gray/Black Roof Patch contains 3% chrysotile asbestos. • Assumed – Transite Panels at skylight soffit areas. Based upon information in the report, all but one (highlighted in yellow) of the sample areas require mitigation of the materials by a State of Nebraska certified asbestos contract prior to renovation or demolition activities. Additional information regarding the study findings can be seen in the complete study attached to this report. Therefore, based upon the findings of this asbestos study, the asbestos is a contributing factor to insanitary and unsafe conditions of the study area. DANGEROUS CONDITIONS TO LIFE OR PROPERTY DUE TO FIRE OR OTHER CAUSES Woodsonia commissioned an asbestos analysis of the Conestoga Mall portion of the study area. The study was completed by Heartland Testing and Consulting LLC in August 2022. The following areas for the mall were reviewed and/or sampled. Inspection of the following occupied spaces were not completed due to no access: Units 3A, 4, 7A, 9, 23B, 33, 34, 38 & 40. Inspection of sub- flooring in the occupied tenant spaces of the facility were limited due to current sales area floor coverings. Additional review of the occupied spaces sales are sub-floors should be completed when the spaces are available for destructive review. Below is a summary of the spaces with limited review: 8, 9, 10, 12, 13, 17, 19, 20, 23A, 24, 30, 31, 36, 37, 39A, 40A, 41, 42, 44, 49, 50, 52, 54, 58, 59, 60, 62, Best Buy and Dillard’s, see Figure 7. The findings of the study found the following: • Sample SR-2 – 12”x12” Black Mastic contains 5% chrysotile asbestos. • Sample SR-4 - 12”x12” Black Mastic contains 5% chrysotile asbestos. • Sample SR-8 - 12”x12” Black Mastic contains 5% chrysotile asbestos. • Sample C-2 – Drywall Joint Compound contains 0.5% chrysotile asbestos. • Sample C-8 – Ceiling Texture contains 10% chrysotile asbestos. • Sample C-11 – Ceiling Texture contains 10% chrysotile asbestos. Sample Y-4 - 12”x12” Black Mastic contains 5% chrysotile asbestos. • Sample Y-10 - 12”x12” Tile contains 3% chrysotile asbestos. • Sample 8B-1 – Black Mastic contains 4% chrysotile asbestos. • Sample 41-1 – 12”x12” Tile contains 3% chrysotile asbestos. Sample 41-1 – Black Mastic contains 5% chrysotile asbestos. • Sample 48-1 – Vinyl Sheet Flooring contains 20% chrysotile asbestos. • Sample 48-2 - Vinyl Sheet Flooring contains 20% chrysotile asbestos. • Sample JC-4 – 12”x12” Black Mastic contains 5% chrysotile asbestos. • Sample JC-8 – Black/Yellow Mastic contains 2% chrysotile asbestos. • Sample JC-9 – Black Mastic contains 4% chrysotile asbestos. • Sample JC-10 – Silver/Black HVAC Sealant contains 6% chrysotile asbestos. • Sample D-1 – Black mastic contains 5% chrysotile asbestos. • Sample SRR-2 – Gray/Black Roof Patch contains 3% chrysotile asbestos. • Assumed – Transite Panels at skylight soffit areas. Based upon information in the report, all but one (highlighted in yellow) of the sample areas require mitigation of the materials by a State of Nebraska certified asbestos contract prior to renovation or demolition activities. Additional information regarding the study findings can be seen in the complete study attached to this report. Therefore, based upon the findings of this asbestos study, the asbestos is a contributing factor to dangerous conditions to life or property due to fire or other causes within the study area. Grand Island Council Session - 9/13/2022 Page 25 / 84 Grand Island Regular Meeting - 10/5/2022 Page 135 / 228 Blight and Substandard Study – Conestoga Mall Page 18 Blight and Substandard Study – Conestoga Mall CONTRIBUTING FACTORS UNDER PART B OF THE BLIGHT DEFINITION There were some conditions examined and evaluated in the field and online. Some conditions will be reviewed in detail, on the following pages, while some of the statutory conditions are not present. Age of Structure Age of structures can be a contributing factor to the blighted and substandard conditions in an area. Statutes allow for a predominance of structures 40 years of age or older to be a contributing factor regardless of their condition. The following paragraphs document the structural age of the structures within the Study Area. Note the age of structure was determined from the Appraisal data within the Hall County Assessor’s website data. TABLE 2: AVERAGE STRUCTURAL AGE, BY METHOD - 2018 Number Year Built Age Cumulative Age Running Total 1 1960 62 62 62 1 1970 52 52 114 15 1974 48 720 834 4 1975 47 188 1,022 1 1976 46 46 1,068 2 1978 44 88 1,156 1 1979 43 43 1,199 1 1980 42 42 1,241 2 1981 41 82 1,323 1 1989 33 33 1,356 3 1993 29 87 1,443 1 1995 27 27 1,470 2 1996 26 52 1,522 1 1998 24 24 1,546 1 2007 15 15 1,561 1 2021 1 1 1,562 35 Average 41.8 Source: Hall County Assessor’s and Marvin Planning Consultants 2022 Another method to analyze this area is using square footage. State statute discusses commercial units; in the commercial world, it is not about the building as much as it is about square footage. Therefore, this analysis is also examining the age of the built square footage. Based upon data from the Hall County Assessor’s office, there is a total of 647,019 built square footage in the area. Of the 647,019 total square footage, 610,089 built square feet are 40 years or older, which is 94.3% of the total build out. Therefore, more than 50% of the square footage is 40 years of age or older. Grand Island Council Session - 9/13/2022 Page 26 / 84 Grand Island Regular Meeting - 10/5/2022 Page 136 / 228 Blight and Substandard Study – Conestoga Mall Blight and Substandard Study – Conestoga Mall Page 19 Figure 8 Defective Street Layout Grand Island Council Session - 9/13/2022 Page 27 / 84 Grand Island Regular Meeting - 10/5/2022 Page 137 / 228 Blight and Substandard Study – Conestoga Mall Page 20 Blight and Substandard Study – Conestoga Mall Figure 9 Structure Age Grand Island Council Session - 9/13/2022 Page 28 / 84 Grand Island Regular Meeting - 10/5/2022 Page 138 / 228 Blight and Substandard Study – Conestoga Mall Blight and Substandard Study – Conestoga Mall Page 21 The final means to examine the age of structures is the actual number of structures within the 40 years or more or less than 40 years categories. Overall, there are 35 structures within the study area, based upon the Hall County Assessor’s data (Hall County Assessor divides the primary mall structure into 11 separate units, thus 35 total). After researching the structural age on the Hall County Assessor’s and Treasurer’s websites, the following breakdown was determined: • 28 (80.0%) unit were determined to be 40 years of age or older • 7 (20.0%) unit were determined to be less than 40 years of age However, when examining the age based upon a cumulative approach, as in Table 2, the average age of the primary structures is equal to 41.8 years; thus, meeting the requirements of the statutes. The age of the structures would be a direct contributing factor. Stable or decreasing population based upon the last two decennial census The population of the study area has seen a stable population based upon the last two decennial census’. Over the course of the past 40 years there have not been any residential units within this study area. Therefore, stable or decreasing population based upon the last two decennial censuses is a contributing factor to the blighted conditions of the area. These conditions are contributing to the blighted conditions of the study area. Criteria under Part A of the Blight Definition • Substantial number of deteriorating structures o Within the study are 80.0% of the structures were deemed to be in either average or badly worn condition. o Several locations around the primary mall are indicating moisture damage to the brick façade. There is clear moisture damage inside of the mall as well. • Deterioration of site or other improvements o The majority of the asphalt parking areas around the primary mall is in a deteriorating state and appears to have forgone updating for a considerable time. o There are several places where the parking surfaces are in a worse than deteriorated state based upon the photographs in the report. • Diversity of Ownership o There are 13 different property owners within the study area. o The majority of the buildings owned by corporations, sit on top of ground owned by another party, typically, Conestoga Realty or Conestoga North. • Improper Subdivision or Obsolete Platting o First and foremost are the private streets on the north side of the study area, Conestoga Drive and Overland Road. o The developed area in the northeast corner of the study area has been built out in a clustered manner, making traffic circulation difficult. o The positioning of lots along West State Street and North Webb Road have access drives in a manner that makes traffic control and congestion problematic. • Faulty Lot Layout o The developed area in the northeast corner of the study area has been built out in a clustered manner, making traffic circulation difficult. o The positioning of lots along West State Street and North Webb Road have access drives in a manner making traffic control and congestion problematic. Grand Island Council Session - 9/13/2022 Page 29 / 84 Grand Island Regular Meeting - 10/5/2022 Page 139 / 228 Blight and Substandard Study – Conestoga Mall Page 22 Blight and Substandard Study – Conestoga Mall • Combination of factors which are impairing and/or arresting sound growth o Functional Obsolescence is a contributing factor to sound growth o Retail markets of the 21st Century are impairing growth of the area o The buildup of the outlots of the mall area • Defective/Inadequate street layouts o The layout of the primary and secondary thoroughfares on site are in conflict with key functional areas such as deliveries and loading docks o The two primary streets entering the mall property from the north are private streets o There are several points along the outer travel route that comes into conflict with secondary travel paths. • Insanitary and Unsafe Conditions o The Conestoga Mall portion of the study area was tested for the presence of asbestos and the report filed in August 2022 indicated mitigatable levels of asbestos present throughout the facility • Dangerous conditions to life or property due to fire or other causes o The Conestoga Mall portion of the study area was tested for the presence of asbestos and the report filed in August 2022 indicated mitigatable levels of asbestos present throughout the facility Criteria under Part B of the Blight Definition • The average age of the residential or commercial units in the area is at least forty years o 28 (80.0%) buildings or improvements were determined to be 40 years of age or older o 7 (20.0%) buildings or improvements were determined to be less than 40 years of age o The average age based upon a cumulative age calculation is 41.8 years. o 94.3% of the built square footage in the study area is 40 years of age or older. • Stable or decreasing population based upon the last two decennial census o The study area has had a stable or decreasing population over the last two decennial census. The other criteria for Blight were not present in the area, these included: • Tax or special assessment delinquency exceeding fair value of the land. • Defective or unusual condition of title, • Unemployment in the designated area is at least 120% of the state or national average. • The per capita income of the area is lower than the average per capita income of the city or village in which the area is designated. These issues were either not present or were limited enough as to have little impact on the overall condition of the study area. Grand Island Council Session - 9/13/2022 Page 30 / 84 Grand Island Regular Meeting - 10/5/2022 Page 140 / 228 Blight and Substandard Study – Conestoga Mall Blight and Substandard Study – Conestoga Mall Page 23 Substandard Conditions Age of Structure Age of structures can be a contributing factor to the blighted and substandard conditions in an area. Statutes allow for a predominance of structures 40 years of age or older to be a contributing factor regardless of their condition. The following paragraphs document the structural age of the structures within the Study Area. Note the age of structure was determined from the Appraisal data within the Hall County Assessor’s website data. TABLE 2: AVERAGE STRUCTURAL AGE, BY METHOD - 2018 Number Year Built Age Cumulative Age Running Total 1 1960 62 62 62 1 1970 52 52 114 15 1974 48 720 834 4 1975 47 188 1,022 1 1976 46 46 1,068 2 1978 44 88 1,156 1 1979 43 43 1,199 1 1980 42 42 1,241 2 1981 41 82 1,323 1 1989 33 33 1,356 3 1993 29 87 1,443 1 1995 27 27 1,470 2 1996 26 52 1,522 1 1998 24 24 1,546 1 2007 15 15 1,561 1 2021 1 1 1,562 35 Average 41.8 Source: Hall County Assessor’s and Marvin Planning Consultants 2022 Another method to analyze this area is using square footage. State statute discusses commercial units; in the commercial world, it is not about the building as much as it is about square footage. Therefore, this analysis is also examining the age of the built square footage. Based upon data from the Hall County Assessor’s office, there is a total of 647,019 built square footage in the area. Of the 647,019 total square footage, 610,089 built square feet are 40 years or older, which is 94.3% of the total build out. Therefore, more than 50% of the square footage is 40 years of age or older. The final means to examine the age of structures is the actual number of structures within the 40 years or more or less than 40 years categories. Overall, there are 35 structures within the study area, based upon the Hall County Assessor’s data (Hall County Assessor divides the primary mall structure into 11 separate units, thus 35 total). After researching the structural age on the Hall County Assessor’s and Treasurer’s websites, the following breakdown was determined: • 28 (80.0%) unit were determined to be 40 years of age or older • 7 (20.0%) unit were determined to be less than 40 years of age However, when examining the age based upon a cumulative approach, as in Table 2, the average age of the primary structures is equal to 41.8 years; thus, meeting the requirements of the statutes. The age of the structures would be a direct contributing factor. Grand Island Council Session - 9/13/2022 Page 31 / 84 Grand Island Regular Meeting - 10/5/2022 Page 141 / 228 Blight and Substandard Study – Conestoga Mall Page 24 Blight and Substandard Study – Conestoga Mall Substandard Summary Nebraska State Statute requires that “…an area in which there is a predominance of buildings or improvements, whether nonresidential or residential in character, which, by reason of dilapidation, deterioration, age or obsolescence, inadequate provision for ventilation, light, air, sanitation, or open spaces, high density of population and overcrowding, or the existence of conditions which endanger life or property by fire and other causes, or any combination of such factors, is conducive to ill health, transmission of disease, infant mortality, juvenile delinquency, and crime, (which cannot be remedied through construction of prisons), and is detrimental to the public health, safety, morals, or welfare;” This Study Area in Grand Island meets the defintion of Substandard as defined in the Revised Nebraska State Statutes. FINDINGS FOR GRAND ISLAND BLIGHT STUDY AREA #28 Blight Study Area #28 has several items contributing to the Blight and Substandard Conditions. These conditions include: Blighted Conditions under Part A • Substantial number of deteriorating structures • Deterioration of site or other improvements • Diversity of Ownership • Improper Subdivision or Obsolete Platting • Faulty Lot Layout • Combination of factors which are impairing and/or arresting sound growth • Defective/Inadequate street layouts • Insanitary and Unsafe Conditions • Dangerous conditions to life or property due to fire or other causes Criteria under Part B of the Blight Definition • The average age of the residential or commercial units in the area is at least forty years • Stable or decreasing population based upon the last two decennial census Substandard Conditions • Average age of the structures in the area is at least forty years Grand Island Council Session - 9/13/2022 Page 32 / 84 Grand Island Regular Meeting - 10/5/2022 Page 142 / 228 Blight and Substandard Study – Conestoga Mall Blight and Substandard Study – Conestoga Mall Page 25 Asbestos Study Grand Island Council Session - 9/13/2022 Page 33 / 84 Grand Island Regular Meeting - 10/5/2022 Page 143 / 228 P.O. BOX 290 • ALDA • 6 8 8 10 PHONE: (3 0 8) 708-0604 • FAX: (3 0 8) 3 8 1 - 1 6 9 7 MIKE@ONEILLWR.COM LIMITED NESHAP ASBESTOS SAMPLING REPORT Conestoga Mall 3404 W 13th Street Grand Island, Nebraska Prepared for: Woodsonia Acquisitions, LLC 20010 Manderson Street Ste: 2 Elkhorn NE 68022 August 5, 2022 Grand Island Council Session - 9/13/2022 Page 34 / 84 Grand Island Regular Meeting - 10/5/2022 Page 144 / 228 P.O. BOX 290 • ALDA • 6 8 8 10 PHONE: (3 0 8) 708-0604 • FAX: (3 0 8) 3 8 1 - 1 6 9 7 MIKE@ONEILLWR.COM LIMITED NESHAP ASBESTOS SAMPLING REPORT Date of Report: August 5, 2022 Project Name: Limited NESHAP Asbestos Inspection Site Characterization: Conestoga Mall 3408 W 13th Street Grand Island, NE 68803 Inspection Date: July 11th, July 12th, July 14th, July 21 & July 27, 2022 Inspector Name/License #: Michael A. Smith NE Asbestos Inspector/Management Planner #920 Outside Information: None Inspection Limitations: Inspection of the following occupied spaces were not completed due to no access: Units 3A, 4, 7A, 9, 23B, 33, 34, 38 & 40 Inspection of sub-flooring in the occupied tenant spaces of the facility were limited due to current sales area floor coverings. Additional review of the occupied spaces sales are sub-floors should be completed when the spaces are available for destructive review. Below is a summary of the spaces with limited review: 8, 9, 10, 12, 13, 17, 19, 20, 23A, 24, 30, 31, 36, 37, 39A, 40A, 41, 42, 44, 49, 50, 52, 54, 58, 59, 60, 62, Best Buy and Dillard’s. Summarized Findings: The following is a summary of the asbestos-containing materials identified in the inspection areas of the structure: Sample SR-2 – 12”x12” Black Mastic contains 5% chrysotile asbestos. Sample SR-4 - 12”x12” Black Mastic contains 5% chrysotile asbestos. Sample SR-8 - 12”x12” Black Mastic contains 5% chrysotile asbestos. Sample C-2 – Drywall Joint Compound contains 0.5% chrysotile asbestos. Sample C-8 – Ceiling Texture contains 10% chrysotile asbestos. Sample C-11 – Ceiling Texture contains 10% chrysotile asbestos. Sample Y-4 - 12”x12” Black Mastic contains 5% chrysotile asbestos. Sample Y-10 - 12”x12” Tile contains 3% chrysotile asbestos. Sample 8B-1 – Black Mastic contains 4% chrysotile asbestos. Sample 41-1 – 12”x12” Tile contains 3% chrysotile asbestos. Sample 41-1 – Black Mastic contains 5% chrysotile asbestos. Sample 48-1 – Vinyl Sheet Flooring contains 20% chrysotile asbestos. Sample 48-2 - Vinyl Sheet Flooring contains 20% chrysotile asbestos. Sample JC-4 – 12”x12” Black Mastic contains 5% chrysotile asbestos. Sample JC-8 – Black/Yellow Mastic contains 2% chrysotile asbestos. Sample JC-9 – Black Mastic contains 4% chrysotile asbestos. Sample JC-10 – Silver/Black HVAC Sealant contains 6% chrysotile asbestos. Sample D-1 – Black mastic contains 5% chrysotile asbestos. Sample SRR-2 – Gray/Black Roof Patch contains 3% chrysotile asbestos. Assumed – Transite Panels at skylight soffit areas. Grand Island Council Session - 9/13/2022 Page 35 / 84 Grand Island Regular Meeting - 10/5/2022 Page 145 / 228 P.O. BOX 290 • ALDA • 6 8 8 10 PHONE: (3 0 8) 708-0604 • FAX: (3 0 8) 3 8 1 - 1 6 9 7 MIKE@ONEILLWR.COM Any building material that contains greater than 1% asbestos is considered regulated and should be removed by a State of Nebraska certified asbestos abatement contractor prior to renovation or demolition activities. Any presumed or building material known to contain <1% asbestos must be removed prior to renovation work to meet OSHA occupational exposure requirements. Sample C-2: Wall Board System Joint Compound The definition of asbestos-containing material (ACM) presented at 29 CFR 1910.1001(b), 29 CFR 1915(b), and 29 CFR 1926.1101(b); OSHA regards each of the items used to construct wall shells from wallboard panels as separate materials. Each of these materials that may contain asbestos must be analyzed separately for their asbestos content. OSHA does not regard wallboard/gypsum wallboard and joint compound as a surfacing material. If a wall shell is constructed of ACM joint compound and wallboard panels that are not ACM, then removal of the wall shell is considered OSHA Class II asbestos work. For a full listing of materials tested please see table 1. Laboratory analytical results are presented in Appendix D. Asbestos sample photographs are presented in Appendix E. Facility diagram is presented in Appendix F. Grand Island Council Session - 9/13/2022 Page 36 / 84 Grand Island Regular Meeting - 10/5/2022 Page 146 / 228 P.O. BOX 290 • ALDA • 6 8 8 10 PHONE: (3 0 8) 708-0604 • FAX: (3 0 8) 3 8 1 - 1 6 9 7 MIKE@ONEILLWR.COM Table 1: Sample Analysis Results Material Location Quantity* Asbestos % Friable Sample # 12”x12” Gray/Tan Mottled VFT w/ Yellow Mastic Sears - ND No SR-1 VFT & Black Mastic (Under SR-1) Sears 60,000 sf. Mastic – 5% Chrysotile No SR-2 12”x12” Gray Mottled VFT w/ Yellow Mastic Sears - ND No SR-3 VFT (Under SR-3) & Black Mastics Sears SR-2 Mastic – 5% Chrysotile No SR-4 12”x12” White/Black/Gray VFT w/ Yellow Mastic Sears - ND No SR-5 12”x12” White w/ Black Streaked VFT w/ Yellow Mastic Sears - ND No SR-6 Drywall Sears - ND No SR-7 12”x12” Tan Mottled VFT & Black Mastic Sears SR-2 Mastic – 5% Chrysotile No SR-8 Drywall & Joint Compound (Composite) Sears - ND No SR-9 12”x12” White w/ Black Specks VFT w/ Yellow Mastic Sears - ND No SR-10 12”x12” Gray w/ Black Specks VFT w/ Yellow Mastic Sears - ND No SR-11 2’x4’ Ceiling Tile w/ Large/Small Dents Corridors - ND No C-1 Drywall & Joint Compound Original Structure Walls & Ceilings Joint Compound – 0.5% No C-2 Ceiling Texture Corridor - ND No C-3 2’x4’ Ceiling Tile w/ Pinholes & Large/Small Dents Corridor - ND No C-4 Ceiling Texture Corridor - ND No C-5 2’x4’ Ceiling Tile w Fissures & Pinholes Corridors - ND No C-6 Drywall & Joint Compound Corridor - ND No C-7 Ceiling Texture Original Corridor 13,000 sf. 10% Chrysotile No C-8 Ceiling Texture Corridor - ND No C-9 2’x4’ Ceiling Tile w/ Pinholes and Dents Corridor - ND No C-10 Ceiling Texture Original Corridor C-8 10% Chrysotile No C-11 Wood Flooring w/ Black Mastic Unit 5 - ND No C-12 12”x12” Gray Mottled w/ Black Streaked VFT Unit 5 - ND No 5-1 Black Baseboard Unit 5 - ND No 5-2 Mudded Fitting Unit 5 - ND No 5-3 12”x12” Tan Mottled VFT w/ Yellow Mastic Younkers - ND No Y-1 12”x12” Gray VFT Younkers - ND No Y-2 12”x12” White w/ Blue/Gray Streaked VFT & Yellow Mastic Younkers - ND No Y-3 12”x12” Black VFT w/ Black Mastic Younkers 10 sf. Mastic – 5% Chrysotile No Y-4 12”x12” White w/ Brown Streaked VFT Younkers - ND No Y-5 12”x12” VFT with ½” Square Pattern Younkers - ND No Y-6 Drywall & Joint Compound Younkers - ND No Y-7 Brown Baseboard w/ Brown Adhesive Younkers - ND No Y-8 Mudded Pipe Hanger Younkers - ND No Y-9 12”x12” White w/ Brown Streaked VFT & Black Mastic Younkers 5,000 sf. Tile – 3% Chrysotile No Y-10 12”x12” Blue/Green VFT Younkers - ND No Y-11 12”x12” Off-White w/ Blue Streaked VFT Younkers - ND No Y-12 Ceiling Texture (E & S Vestibules) Younkers C-8 10% Chrysotile No C-8 12”x12” Tan Mottled VFT & Yellow Mastic Unit 8A - ND No 8A-1 Tan Carpet Mastic Unit 8A - ND No 8A-2 ND-Non-Detect SF.-Square Foot LF.-Lineal Feet CT-Ceiling Tile VFT-Vinyl Floor Tile VSF-Vinyl Sheet Flooring Grand Island Council Session - 9/13/2022 Page 37 / 84 Grand Island Regular Meeting - 10/5/2022 Page 147 / 228 P.O. BOX 290 • ALDA • 6 8 8 10 PHONE: (3 0 8) 708-0604 • FAX: (3 0 8) 3 8 1 - 1 6 9 7 MIKE@ONEILLWR.COM Material Location Quantity* Asbestos % Friable Sample # VSF w/ Mastic (Bathroom) Unit 8B 80 sf. Mastic - 4% Chrysotile No 8B-1 12”x12” VFT w/ Yellow Mastic Unit 8B - ND No 8B-2 Gray Pebble Pattern VSF Unit 11 - ND No 11-1 12”x12” White w/ Gray Streaked VFT Unit 11 - ND No 11-2 Black Mastic Unit 17 - ND No 17-1 12”x12” Tan Mottled VFT w/ Yellow Mastic Unit 20-1 - ND No 20-1 12”x12” White w/ Brown Mottled VFT Unit 23A-1 - ND No 23A-1 Black Mastic Unit 24 - ND No 24-1 12”x12” White w/ Gray Mottled VFT Unit 31 - ND No 31-1 Black Mastic Unit 39 - ND No 39-1 VSF Unit 40A - ND No 40A-1 12”x12” Tan w/ Brown Pitted VFT & Black Mastic Unit 41 300 sf. Tile - 3% Chrysotile Mastic – 5% Chrysotile No 41-1 12”x12” VFT and Mastic Unit 42 - ND No 42-1 12”x12” Black VFT Unit 43 - ND No 43-1 Tan VSF Unit 48 150 sf. 20% Chrysotile No 48-1 Tan Designed VSF Unit 48 200 sf. 20% Chrysotile No 48-2 Drywall & Joint Compound Unit 48 - ND No 48-3 Wall Texture Unit 48 - ND No 48-4 Mudded Fitting Unit 48 - ND No 48-5 12”x12” VFT Unit 49 - ND No 49-1 VSF Unit 51 - ND No 51-1 12”x12” White w/ Black Streaked VFT Unit 52 - ND No 52-1 12”x12” VFT Unit 58 - ND No 58-1 12”x12” White w/ Black Streaked VFT & Yellow/Tan Mastic Maint. Room - ND NO Maint-1 12”x12” Tan w/ Brown Streaked VFT & Black Mastic JC Penny - ND No JC-1 12”x12” Brown VFT w/ Brown Mastic JC Penny - ND No JC-2 12”x12” Black w/ White Streaked VFT JC Penny - ND No JC-3 12”x12” Tan Marbled VFT & Black Mastic JC Penny 30,000 sf. Mastic – 5% Chrysotile No JC-4 12”x12” Beige Mottled VFT & Yellow Mastic JC Penny - ND No JC-5 12”x12” Off-White/Tan Mottled VFT & Yellow Mastic JC Penny - ND No JC-6 Ceiling Tile w/ Pinholes and Holes JC Penny - ND No JC-7 Black/Yellow Mastic JC Penny JC-4 2% Chrysotile No JC-8 12”x12” White w/ Black Streaked VFT & Black Mastic (Sales Floor) JC Penny JC-4 Mastic - 4% Chrysotile No JC-9 Silver/Black HVAC Duct Sealant (JC Penny Roof) JC Penny 80 sf. 6% Chrysotile No JC-10 12”x12” Cream w/ Brown Streaked VFT Black Mastic Unit 16 - ND No 16-1 12”x12” Tan/Olive/Blue Mottled VFT Unit 22 - ND No 22-1 12”x12” VFT (Under Carpet) w/ Yellow Carpet and Black Mastics Paint Room - ND No PR-1 12”x12” Cream w/ Brown Streaked VFT & Black Mastic Unit 57 - ND No 57-1 Tan 4” Square Design VSF Unit 64 - ND No 64-1 12”x12” White w/ Black Streaked VFT & Yellow Mastic Security Office - ND No SO-1 2’x2” Ceiling Tile w/ Deep Design Civic Room - ND No CR-1 ND-Non-Detect SF.-Square Foot LF.-Lineal Feet CT-Ceiling Tile VFT-Vinyl Floor Tile VSF-Vinyl Sheet Flooring Grand Island Council Session - 9/13/2022 Page 38 / 84 Grand Island Regular Meeting - 10/5/2022 Page 148 / 228 P.O. BOX 290 • ALDA • 6 8 8 10 PHONE: (3 0 8) 708-0604 • FAX: (3 0 8) 3 8 1 - 1 6 9 7 MIKE@ONEILLWR.COM Material Location Quantity* Asbestos % Friable Sample # Black Roof Flashing Tar Sears Roof - ND No SRR-1 Gray/Black Patch Sealant Sears Roof 1 sf. 3% Chrysotile No SRR-2 Black Roof Flashing Tar Sears Roof - ND No SRR-3 Black Roof Tar JCP Roof - ND No JCR-1 Black Speckled Asphalt Roll & Black Tar JCP Roof - ND No JCR-2 Black Roof Tar JCP Roof - ND No JCR-3 Black Speckled Asphalt Roll & Black Tar JCP Roof - ND No JCR-4 VSF w/ Adhesive Unit 8B - ND No 8B-1 12”x12” VFT w/ Yellow Mastic Unit 8B - ND No 8B-2 Black Mastic Unit 17 - ND No 17-1 12”x12” Tan Mottled VFT w/ Yellow Mastic Unit 20 - ND No 20-1 12”x12” White w/ Brown Mottled VFT Unit 23 - ND No 23A-1 Black Mastic Unit 24 - ND No 24-1 12”x12” White w/ Gray Mottled VFT Unit 31 - ND No 31-1 B:ack Mastic Unit 39 - ND No 39-1 VSF Unit 40A - ND No 40A-1 12”x12” Tan w/ Brown Pitted VFT and Black Mastic Unit 41 - ND No 41-1 12”x12” VFT and Yellow Mastic Unit 42 - ND No 42-1 12”x12” Black VFT Unit 43 - ND No 43-1 Mudded Fitting (Roof Drain) Unit 48 - ND No 48-5 12”x12” VFT Unit 49 - ND No 49-1 VSF Unit 51 - ND No 51-1 12”x12” White w/ Black Streaked VFT Unit 52 - ND No 52-1 12”x12” VFT Unit 58 - ND No 58-1 Drywall & Joint Compound Best Buy ND No BB-1 Tan Vinyl Plank Flooring Best Buy ND No BB-2 12”x12” Blue/Gray Mottled VFT & Black Mastic Dillard’s 120,000 sf. Mastic – 5% Chrysotile No D-1 Drywall Dillard’s ND No D-2 12”x12” Tan w/ Blue Mottled VFT Dillard’s ND No D-3 Mudded Fitting Dillard’s ND No D-4 Transite Soffit Panels Sky Light Areas 3,000 sf. Assumed No ---- ND-Non-Detect SF.-Square Foot LF.-Lineal Feet CT-Ceiling Tile VFT-Vinyl Floor Tile VSF-Vinyl Sheet Flooring *The quantities listed above are based upon the inspector's field measurements and are provided as estimates only. Grand Island Council Session - 9/13/2022 Page 39 / 84 Grand Island Regular Meeting - 10/5/2022 Page 149 / 228 P.O. BOX 290 • ALDA • 6 8 8 10 PHONE: (3 0 8) 708-0604 • FAX: (3 0 8) 3 8 1 - 1 6 9 7 MIKE@ONEILLWR.COM Scope of Services A visual inspection and sampling survey was conducted in general accordance with EPA/NESHAP guidelines to determine the presence of suspect asbestos-containing building materials (ACBM) in demolition and renovation projects. Survey Methodology This asbestos survey was performed by a State of Nebraska licensed asbestos inspector. An initial building walk through was conducted to determine the presence of suspect materials, homogeneous materials, and functional spaces throughout the facility. Following the walk through, the inspector collects samples of selected materials identified as suspect ACBM. Sampling is limited to those materials which do not involve destruction of building elements, physical barriers, or the structural integrity of the item being tested. Confined spaces and areas with structural deficiencies are also not inspected unless noted. EPA guidelines were used to determine the sampling protocol. Sampling locations were chosen to be representative of the homogeneous sampling area. While an effort was made to collect samples randomly, samples were taken preferentially from areas which were the least visible to minimize disturbance of the material. Laboratory Methodology Bulk samples obtained from the facility were analyzed at an accredited laboratory listed on the National Voluntary Laboratory Accreditation Program (NVLAP) using Polarized Light Microscopy (PLM) or point count methodology (PC) as needed. Laboratory certifications and statements of qualifications can be provided as needed. Warranty HTC and its inspectors are trained and licensed to perform the services provided. All care is taken to provide a product of the highest quality in line with professional standards. All care is taken to examine the entirety of the facility or area requested in so far as it is safe to do so. The value of the warranty or any claims cannot exceed the value paid for this report or survey. Survey and Analysis Results For a detailed report on laboratory findings please refer to Appendix D. Quantities of materials sampled are estimated from field measurements. Owner, contractor, or other operators should field verify all quantities to ensure accuracy. Grand Island Council Session - 9/13/2022 Page 40 / 84 Grand Island Regular Meeting - 10/5/2022 Page 150 / 228 P.O. BOX 290 • ALDA • 6 8 8 10 PHONE: (3 0 8) 708-0604 • FAX: (3 0 8) 3 8 1 - 1 6 9 7 MIKE@ONEILLWR.COM Appendix A – Licensing: Grand Island Council Session - 9/13/2022 Page 41 / 84 Grand Island Regular Meeting - 10/5/2022 Page 151 / 228 NEB~A-S ~ Good Life. Great Mission. DEPT. OF HEALTH AND HUMAN SERVICES Public Health Licensure Unit Certification of Licensure Pete Ricketts, Governor This certificate serves as primary source verification of licensure in the State of Nebraska as of the close of the business day before 6/24/2021. Name: Type: Number: Status: Issued: Expiration: Education: Michael Aaron Smith Asbestos Management Planner 920 Active 01/29/2015 02/28/2023 None on record at this time Di sci pl i nary/Non-Disciplinary Information: No disciplinary/non-disciplinary actions taken against this license. If you have questions about this information, please contact the Licensure Unit at (402) 471-2115 or DHHS.LicensureUnit@nebraska.gov. Grand Island Council Session - 9/13/2022 Page 42 / 84 Grand Island Regular Meeting - 10/5/2022 Page 152 / 228 State of Nebraska Department of Health and Human Services Division of Public Health Michael Aaron Smith Asbestos Management Planner License #: 920 Status: Active Expiration: 02/28/2023 Grand Island Council Session - 9/13/2022 Page 43 / 84 Grand Island Regular Meeting - 10/5/2022 Page 153 / 228 P.O. BOX 290 • ALDA • 6 8 8 10 PHONE: (3 0 8) 708-0604 • FAX: (3 0 8) 3 8 1 - 1 6 9 7 MIKE@ONEILLWR.COM Appendix B – Regulatory Overview: Grand Island Council Session - 9/13/2022 Page 44 / 84 Grand Island Regular Meeting - 10/5/2022 Page 154 / 228 P.O. BOX 290 • ALDA • 6 8 8 10 PHONE: (3 0 8) 708-0604 • FAX: (3 0 8) 3 8 1 - 1 6 9 7 MIKE@ONEILLWR.COM There are several government agencies with regulations pertaining to asbestos, renovation, and demolition projects in Nebraska. The following items are summaries of their involvement. Environmental Protection Agency Asbestos Hazard Emergency Response Act (AHERA) – This act contains many regulations pertaining exclusively to schools and can be found in 40 Code of Federal Regulation (CFR), Part 763. National Emissions Standards for Hazardous Air Pollutants (NESHAP) – NESHAP regulations govern most of the asbestos related renovation and demolition projects. The full text can be found in 40 CFR. Part 61. - Requires an asbestos inspection prior to renovation and demolition projects. - Requires removal of materials prior to being disturbed by renovation or demolition activities. - Requires ten government working day notification prior to any renovation, demolition, or asbestos removal activities on projects greater than 160 square feet or 260 lineal feet. All demolition projects must be notified regardless of if asbestos is present. - Regulates the training requirements for asbestos professionals. - Regulates the identification, removal, transportation, and disposal of asbestos containing materials. Nebraska Department of Health & Human Services Asbestos Control Program This state agency is delegated certain responsibilities created by the EPA regulations. For more information visit the programs website located at https://dhhs.ne.gov/Pages/Asbestos.aspx. - Requires an asbestos inspection be performed by a licensed inspector prior to any renovation or demolition project. From the Program website: “Before you begin demolition or renovation of a project by anyone other than a homeowner (in that person’s residential property of 4 units or less), each residential or commercial property owner must have a thorough inspection for asbestos-containing materials. This inspection must be performed by a Nebraska-certified asbestos inspector.” - Requires a ten-day (14 calendar day) notification on projects greater than 160 square feet or 260 lineal feet. - Requires state licensed personnel do all asbestos work except that exempted by the residential exemption found in glossary. - Regulates work practices for all asbestos work. - Enforces State regulations and some EPA regulations. Nebraska Department of Environment and Energy (NDEE) NDEQ regulations require removal of asbestos prior to demolition or renovation. NDEE also regulates the disposal of asbestos wastes and construction and demolition (C & D) materials. - Requires use of personnel licensed in accordance with NDOH. - Requires inspection and removal of ACM in demolition and renovations projects. - Requires the same ten-day notification as above. - Requires all asbestos waste be disposed of in a licensed landfill permitted to accept asbestos. Grand Island Council Session - 9/13/2022 Page 45 / 84 Grand Island Regular Meeting - 10/5/2022 Page 155 / 228 P.O. BOX 290 • ALDA • 6 8 8 10 PHONE: (3 0 8) 708-0604 • FAX: (3 0 8) 3 8 1 - 1 6 9 7 MIKE@ONEILLWR.COM - Requires all C&D material be disposed of or recycled in a permitted facility. - Requires an inspection and removal of any ACM prior to a fire training exercise. Also requires disposal of ashes from said burn in a licensed landfill. Occupational Safety and Health Administration (OSHA) OSHA regulates asbestos as it pertains to the safety and health of all workers on site. Further information can be found in 29 cfr. 1926.1101. - Requires owners of facilities to perform a survey of asbestos containing materials and institute an operations and maintenance plan to keep materials in good condition. - Regulates work practices for removal and repair of ACM as it pertains to employee safety. - Requires air monitoring be performed in certain situations to protect safety of asbestos workers as well as any other workers that may be in the area or structure. - Requires medical monitoring, respiratory protection, and education of employees working with asbestos. - OSHA may regulate materials whose asbestos content does not meet the EPA definition of an asbestos containing material. Grand Island Council Session - 9/13/2022 Page 46 / 84 Grand Island Regular Meeting - 10/5/2022 Page 156 / 228 P.O. BOX 290 • ALDA • 6 8 8 10 PHONE: (3 0 8) 708-0604 • FAX: (3 0 8) 3 8 1 - 1 6 9 7 MIKE@ONEILLWR.COM Appendix C - Glossary of Terms: Grand Island Council Session - 9/13/2022 Page 47 / 84 Grand Island Regular Meeting - 10/5/2022 Page 157 / 228 P.O. BOX 290 • ALDA • 6 8 8 10 PHONE: (3 0 8) 708-0604 • FAX: (3 0 8) 3 8 1 - 1 6 9 7 MIKE@ONEILLWR.COM Approved Asbestos Waste Disposal Site - means a solid waste disposal area that is operated under a permit issued by the Nebraska Department of Environmental Quality and is authorized to receive asbestos containing solid wastes. See Appendix E. Asbestos – means asbestiform varieties of chrysotile, crocidolite, amosite, anthophyllite, tremolite and actinolite. Asbestos Containing Materials or ACM – means any material or product, which contains more than 1% asbestos. Asbestos Project – means an asbestos encapsulation project, an asbestos removal project, an asbestos enclosure project, an asbestos related demolition project or an asbestos related dismantling project, but shall not include any activities which affect three (3) square feet or less or three (3) linear feet or less of ACM on or in a structure or equipment or any appurtenances thereto, or (b) any activities physically performed by a homeowner, a member of the home owner's family or an unpaid volunteer on or in the home owner's residential property of four units or less. Bulk Sample – a solid quantity of a building material suspected of containing asbestos and that will be analyzed for the presence of asbestos. Demolition – means the wrecking, razing, or removal of any structure or load-supporting structural item of any structure, including any related material handling operations, and includes the intentional burning of any structure. Friable Asbestos – means asbestos in a form which can be crumbled, pulverized, or reduced to powder by hand pressure. Caution: Non-friable asbestos which becomes friable is classified as friable asbestos. Inspector – means an individual who is certified by the Department to identify and assess the condition of ACM. Inspectors shall perform their duties in accordance with the techniques, knowledge, training and responsibilities outlined in 008.04A8. Management Planner – means an individual who is certified by the Department to assess the hazard of materials containing asbestos, to determine the appropriate response actions and to write management plans. Non-friable ACM – any material containing more than one percent asbestos (as determined by Polarized Light Microscopy), that when dry, cannot be crumbled, pulverized, or reduced to powder by hand pressure, Nonfriable asbestos is further divided into categories I and II. Category I includes packings, gaskets, resilient floor covering, and asphalt roofing. Category II includes any material not in Category I. Project Designer – means an individual who is certified by the Department to formulate plans and write specifications for conducting asbestos projects. Grand Island Council Session - 9/13/2022 Page 48 / 84 Grand Island Regular Meeting - 10/5/2022 Page 158 / 228 P.O. BOX 290 • ALDA • 6 8 8 10 PHONE: (3 0 8) 708-0604 • FAX: (3 0 8) 3 8 1 - 1 6 9 7 MIKE@ONEILLWR.COM RACM – Regulated Asbestos-Containing Material (ACM) is: - Friable asbestos; - Category I non-friable ACM that has become friable due to destructive handling; - Category I non-friable ACM that will be or has been subjected to sanding, grinding, cutting, or abrading; or - Category II non-friable ACM that has a high probability of becoming or has become crumbled, pulverized, or reduced to powder by the forces expected to act on the material during demolition or renovation operations regulated by the Asbestos National Emission Standard for Hazardous Air Pollutants (NESHAP). Renovation – means the altering of a structure, one or more structural items, or one or more equipment items in any way, including any asbestos project performed on a structure, structural item, or equipment item. Structure or Structural Item – means roofs, walls, ceilings, floors, structural supports, pipes, ducts, fittings and fixtures that have been installed as an integral part of any structure. Thermal System Insulation (TSI) – ACM applied to pipes, fittings, boilers, breeching, tanks, ducts or other structural components to prevent heat loss or gain. Grand Island Council Session - 9/13/2022 Page 49 / 84 Grand Island Regular Meeting - 10/5/2022 Page 159 / 228 P.O. BOX 290 • ALDA • 6 8 8 10 PHONE: (3 0 8) 708-0604 • FAX: (3 0 8) 3 8 1 - 1 6 9 7 MIKE@ONEILLWR.COM Appendix D – Laboratory Analytical Results Grand Island Council Session - 9/13/2022 Page 50 / 84 Grand Island Regular Meeting - 10/5/2022 Page 160 / 228 Date Received: 13-Jul-2022 14-Jul-2022Date Analyzed: 15-Jul-2022Date Reported: JH22138748Order #: 2973888Project #: EMLab ID 2973888 10900 Brittmoore Park Drive, Ste. G Houston TX 77041 Eurofins EMLab P&K - Houston Donnie Combs Bulk Asbestos Fiber Analysis by Polarized Light Microscopy (PLM) Appx E Sub E 40 CFR 763 / EPA 600/R-93/116 Sample Description Asbestos ConstituentsSample ID #Non-Asbestos Constituents Eurofins J3 Resources, Inc. 6110 W. 34th Street, Houston, Texas 77092 Phone: (713) 290-0221 - Fax: (713) 290-0248 J3Resources.com LAYER 1 Floor Tile, Beige, Homogeneous None DetectedSR-1 Non-Fibrous Material 100% LAYER 2Mastic, Yellow, Homogeneous None Detected Non-Fibrous Material 100% LAYER 1 Mastic, Yellow, Homogeneous None DetectedSR-2 Non-Fibrous Material 100% LAYER 2 Floor Tile, Beige, Homogeneous None Detected Non-Fibrous Material 100% LAYER 3 Mastic, Black, Homogeneous Chrysotile 5%Non-Fibrous Material 95% LAYER 1 Floor Tile, Off White, Homogeneous None DetectedSR-3 Non-Fibrous Material 100% LAYER 2 Mastic, Yellow, Homogeneous None Detected Non-Fibrous Material 100% LAYER 1 Mastic, Yellow, Homogeneous None DetectedSR-4 Non-Fibrous Material 100% LAYER 2 Floor Tile, White, Homogeneous None Detected Non-Fibrous Material 100% LAYER 3 Mastic, Black, Homogeneous Chrysotile 5%Non-Fibrous Material 95% LAYER 1 Floor Tile, Gray, Homogeneous None DetectedSR-5 Non-Fibrous Material 100% LAYER 2 Mastic, Yellow, Homogeneous None Detected Non-Fibrous Material 100% Results apply to the sample as received and relate only to the items tested. This report is for the exclusive use of the addressed client and shall not be reproduced except in full, without written approval by Eurofins J3 Resources, Inc. (EJ3). Samples are analyzed according to the methods listed above and are subject to the inherent limitations of PLM and interference of matrix components. Reporting limit for the above method is a function of the quantity of sample analyzed, matrix interference, sample preparation, fiber size, and distribution. Asbestos may be detected in concentrations of <1% by area if sufficient material is analyzed. All reported results have been determined by calibrated visual estimation (CVE) unless otherwise noted. According to the USEPA 1991 Clarification and the Texas Asbestos Health Protection Rule, a material containing asbestos of <10% by CVE (including <1% asbestos) can only be demonstrated as a non-asbestos containing building material (non-ACBM) if confirmed by point counting. EJ3 recommends TEM confirmation of soils, vermiculite and non-friable organically bound materials (NOB) reported as None Detected or < 1% Asbestos by PLM. All samples received in good condi- tion unless otherwise noted. This report shall not be used to claim product approval, certification, or endorsement by NVLAP, NIST, or any agency of the federal government. Scott Ward, Ph.D. Lab Director NVLAP Lab Code: 200525-0 TDSHS License: 30-0273 Page 1 of 5 Anh Phung Analyst Grand Island Council Session - 9/13/2022 Page 51 / 84 Grand Island Regular Meeting - 10/5/2022 Page 161 / 228 Date Received: 13-Jul-2022 14-Jul-2022Date Analyzed: 15-Jul-2022Date Reported: JH22138748Order #: 2973888Project #: EMLab ID 2973888 10900 Brittmoore Park Drive, Ste. G Houston TX 77041 Eurofins EMLab P&K - Houston Donnie Combs Bulk Asbestos Fiber Analysis by Polarized Light Microscopy (PLM) Appx E Sub E 40 CFR 763 / EPA 600/R-93/116 Sample Description Asbestos ConstituentsSample ID #Non-Asbestos Constituents Eurofins J3 Resources, Inc. 6110 W. 34th Street, Houston, Texas 77092 Phone: (713) 290-0221 - Fax: (713) 290-0248 J3Resources.com LAYER 1 Floor Tile, Lt. Gray, Homogeneous None DetectedSR-6 Non-Fibrous Material 100% LAYER 2Mastic, Yellow, Homogeneous None Detected Non-Fibrous Material 100% Cellulose Fiber Fibrous Glass Wallboard, Brown/ White, Homogeneous None DetectedSR-7 10% <1% Non-Fibrous Material 90% LAYER 1Mastic, Gray/ Clear, Homogeneous None DetectedSR-8 Non-Fibrous Material 100% LAYER 2 Floor Tile, Beige, Homogeneous None Detected Non-Fibrous Material 100% LAYER 3 Mastic, Black, Homogeneous Chrysotile 5%Non-Fibrous Material 95% LAYER 1 Joint Compound, White, Homogeneous None DetectedSR-9 Non-Fibrous Material 100% Cellulose Fiber Fibrous Glass LAYER 2 Wallboard, Brown/ White, Homogeneous None Detected 10% <1% Non-Fibrous Material 90% LAYER 1 Mastic, Gray/ Clear, Homogeneous None DetectedSR-10 Non-Fibrous Material 100% LAYER 2 Floor Tile, Off White, Homogeneous None Detected Non-Fibrous Material 100% LAYER 3 Mastic, Yellow, Homogeneous None Detected Non-Fibrous Material 100% Results apply to the sample as received and relate only to the items tested. This report is for the exclusive use of the addressed client and shall not be reproduced except in full, without written approval by Eurofins J3 Resources, Inc. (EJ3). Samples are analyzed according to the methods listed above and are subject to the inherent limitations of PLM and interference of matrix components. Reporting limit for the above method is a function of the quantity of sample analyzed, matrix interference, sample preparation, fiber size, and distribution. Asbestos may be detected in concentrations of <1% by area if sufficient material is analyzed. All reported results have been determined by calibrated visual estimation (CVE) unless otherwise noted. According to the USEPA 1991 Clarification and the Texas Asbestos Health Protection Rule, a material containing asbestos of <10% by CVE (including <1% asbestos) can only be demonstrated as a non-asbestos containing building material (non-ACBM) if confirmed by point counting. EJ3 recommends TEM confirmation of soils, vermiculite and non-friable organically bound materials (NOB) reported as None Detected or < 1% Asbestos by PLM. All samples received in good condi- tion unless otherwise noted. This report shall not be used to claim product approval, certification, or endorsement by NVLAP, NIST, or any agency of the federal government. Scott Ward, Ph.D. Lab Director NVLAP Lab Code: 200525-0 TDSHS License: 30-0273 Page 2 of 5 Anh Phung Analyst Grand Island Council Session - 9/13/2022 Page 52 / 84 Grand Island Regular Meeting - 10/5/2022 Page 162 / 228 Date Received: 13-Jul-2022 14-Jul-2022Date Analyzed: 15-Jul-2022Date Reported: JH22138748Order #: 2973888Project #: EMLab ID 2973888 10900 Brittmoore Park Drive, Ste. G Houston TX 77041 Eurofins EMLab P&K - Houston Donnie Combs Bulk Asbestos Fiber Analysis by Polarized Light Microscopy (PLM) Appx E Sub E 40 CFR 763 / EPA 600/R-93/116 Sample Description Asbestos ConstituentsSample ID #Non-Asbestos Constituents Eurofins J3 Resources, Inc. 6110 W. 34th Street, Houston, Texas 77092 Phone: (713) 290-0221 - Fax: (713) 290-0248 J3Resources.com LAYER 1 Floor Tile, Gray, Homogeneous None DetectedSR-11 Non-Fibrous Material 100% LAYER 2Mastic, Yellow, Homogeneous None Detected Non-Fibrous Material 100% Cellulose Fiber Mineral Wool Ceiling Tile, White/ Gray, Homogeneous None DetectedC-1 60% 20% Non-Fibrous Material 20% LAYER 1Joint Compound, Beige, Homogeneous ChrysotileC-2 2%Non-Fibrous Material 98% Cellulose Fiber Fibrous Glass LAYER 2 Wallboard, Brown/ White, Homogeneous None Detected 10% <1% Non-Fibrous Material 90% Ceiling Texture, White, Homogeneous None DetectedC-3 Non-Fibrous Material 100% Cellulose Fiber Mineral Wool Ceiling Tile, White/ Gray, Homogeneous None DetectedC-4 60% 20% Non-Fibrous Material 20% Ceiling Texture, White, Homogeneous None DetectedC-5 Non-Fibrous Material 100% Cellulose Fiber Mineral Wool Ceiling Tile, White/ Gray, Homogeneous None DetectedC-6 60% 20% Non-Fibrous Material 20% Results apply to the sample as received and relate only to the items tested. This report is for the exclusive use of the addressed client and shall not be reproduced except in full, without written approval by Eurofins J3 Resources, Inc. (EJ3). Samples are analyzed according to the methods listed above and are subject to the inherent limitations of PLM and interference of matrix components. Reporting limit for the above method is a function of the quantity of sample analyzed, matrix interference, sample preparation, fiber size, and distribution. Asbestos may be detected in concentrations of <1% by area if sufficient material is analyzed. All reported results have been determined by calibrated visual estimation (CVE) unless otherwise noted. According to the USEPA 1991 Clarification and the Texas Asbestos Health Protection Rule, a material containing asbestos of <10% by CVE (including <1% asbestos) can only be demonstrated as a non-asbestos containing building material (non-ACBM) if confirmed by point counting. EJ3 recommends TEM confirmation of soils, vermiculite and non-friable organically bound materials (NOB) reported as None Detected or < 1% Asbestos by PLM. All samples received in good condi- tion unless otherwise noted. This report shall not be used to claim product approval, certification, or endorsement by NVLAP, NIST, or any agency of the federal government. Scott Ward, Ph.D. Lab Director NVLAP Lab Code: 200525-0 TDSHS License: 30-0273 Page 3 of 5 Anh Phung Analyst Grand Island Council Session - 9/13/2022 Page 53 / 84 Grand Island Regular Meeting - 10/5/2022 Page 163 / 228 Date Received: 13-Jul-2022 14-Jul-2022Date Analyzed: 15-Jul-2022Date Reported: JH22138748Order #: 2973888Project #: EMLab ID 2973888 10900 Brittmoore Park Drive, Ste. G Houston TX 77041 Eurofins EMLab P&K - Houston Donnie Combs Bulk Asbestos Fiber Analysis by Polarized Light Microscopy (PLM) Appx E Sub E 40 CFR 763 / EPA 600/R-93/116 Sample Description Asbestos ConstituentsSample ID #Non-Asbestos Constituents Eurofins J3 Resources, Inc. 6110 W. 34th Street, Houston, Texas 77092 Phone: (713) 290-0221 - Fax: (713) 290-0248 J3Resources.com LAYER 1 Joint Compound, White, Homogeneous None DetectedC-7 Non-Fibrous Material 100% Cellulose FiberFibrous GlassLAYER 2Wallboard, Brown/ White, Homogeneous None Detected 10%<1% Non-Fibrous Material 90% Ceiling Texture, White, Homogeneous ChrysotileC-8 10%Non-Fibrous Material 90% Ceiling Texture, White, Homogeneous None DetectedC-9 Non-Fibrous Material 100% Cellulose Fiber Mineral Wool Ceiling Tile, White/ Gray, Homogeneous None DetectedC-10 70% 10% Non-Fibrous Material 20% Ceiling Texture, White, Homogeneous ChrysotileC-11 10%Non-Fibrous Material 90% Cellulose FiberLAYER 1 Wood Flooring, Brown, Homogeneous None DetectedC-12 100% Cellulose FiberLAYER 2 Mastic, Brown, Homogeneous No Black Mastic Present None Detected 2% Non-Fibrous Material 98% LAYER 1 Floor Tile, Tan, Homogeneous None Detected32-1 Non-Fibrous Material 100% LAYER 2 Mastic, Yellow, Homogeneous None Detected Non-Fibrous Material 100% Results apply to the sample as received and relate only to the items tested. This report is for the exclusive use of the addressed client and shall not be reproduced except in full, without written approval by Eurofins J3 Resources, Inc. (EJ3). Samples are analyzed according to the methods listed above and are subject to the inherent limitations of PLM and interference of matrix components. Reporting limit for the above method is a function of the quantity of sample analyzed, matrix interference, sample preparation, fiber size, and distribution. Asbestos may be detected in concentrations of <1% by area if sufficient material is analyzed. All reported results have been determined by calibrated visual estimation (CVE) unless otherwise noted. According to the USEPA 1991 Clarification and the Texas Asbestos Health Protection Rule, a material containing asbestos of <10% by CVE (including <1% asbestos) can only be demonstrated as a non-asbestos containing building material (non-ACBM) if confirmed by point counting. EJ3 recommends TEM confirmation of soils, vermiculite and non-friable organically bound materials (NOB) reported as None Detected or < 1% Asbestos by PLM. All samples received in good condi- tion unless otherwise noted. This report shall not be used to claim product approval, certification, or endorsement by NVLAP, NIST, or any agency of the federal government. Scott Ward, Ph.D. Lab Director NVLAP Lab Code: 200525-0 TDSHS License: 30-0273 Page 4 of 5 Anh Phung Analyst Grand Island Council Session - 9/13/2022 Page 54 / 84 Grand Island Regular Meeting - 10/5/2022 Page 164 / 228 Date Received: 13-Jul-2022 14-Jul-2022Date Analyzed: 15-Jul-2022Date Reported: JH22138748Order #: 2973888Project #: EMLab ID 2973888 10900 Brittmoore Park Drive, Ste. G Houston TX 77041 Eurofins EMLab P&K - Houston Donnie Combs Bulk Asbestos Fiber Analysis by Polarized Light Microscopy (PLM) Appx E Sub E 40 CFR 763 / EPA 600/R-93/116 Sample Description Asbestos ConstituentsSample ID #Non-Asbestos Constituents Eurofins J3 Resources, Inc. 6110 W. 34th Street, Houston, Texas 77092 Phone: (713) 290-0221 - Fax: (713) 290-0248 J3Resources.com LAYER 1 Floor Tile, Tan, Homogeneous None Detected8A-1 Non-Fibrous Material 100% LAYER 2Mastic, Yellow, Homogeneous None Detected Non-Fibrous Material 100% Results apply to the sample as received and relate only to the items tested. This report is for the exclusive use of the addressed client and shall not be reproduced except in full, without written approval by Eurofins J3 Resources, Inc. (EJ3). Samples are analyzed according to the methods listed above and are subject to the inherent limitations of PLM and interference of matrix components. Reporting limit for the above method is a function of the quantity of sample analyzed, matrix interference, sample preparation, fiber size, and distribution. Asbestos may be detected in concentrations of <1% by area if sufficient material is analyzed. All reported results have been determined by calibrated visual estimation (CVE) unless otherwise noted. According to the USEPA 1991 Clarification and the Texas Asbestos Health Protection Rule, a material containing asbestos of <10% by CVE (including <1% asbestos) can only be demonstrated as a non-asbestos containing building material (non-ACBM) if confirmed by point counting. EJ3 recommends TEM confirmation of soils, vermiculite and non-friable organically bound materials (NOB) reported as None Detected or < 1% Asbestos by PLM. All samples received in good condi- tion unless otherwise noted. This report shall not be used to claim product approval, certification, or endorsement by NVLAP, NIST, or any agency of the federal government. Scott Ward, Ph.D. Lab Director NVLAP Lab Code: 200525-0 TDSHS License: 30-0273 Page 5 of 5 Anh Phung Analyst Grand Island Council Session - 9/13/2022 Page 55 / 84 Grand Island Regular Meeting - 10/5/2022 Page 165 / 228 Date Received: 20-Jul-2022 20-Jul-2022Date Analyzed: 22-Jul-2022Date Reported: JH22138951Order #: 2973888Project #: EPA 600/M4-82-020; 600/R-93/116 - Point Count Method PC-JH22138748-EMLab ID 2973888 10900 Brittmoore Park Drive, Ste. G Houston TX 77041 Eurofins EMLab P&K - Houston Donnie Combs Bulk Asbestos Fiber Analysis by Polarized Light Microscopy (PLM) Sample Description Asbestos ConstituentsSample ID #Non-Asbestos Constituents Eurofins J3 Resources, Inc. 6110 W. 34th Street, Houston, Texas 77092 Phone: (713) 290-0221 - Fax: (713) 290-0248 J3Resources.com Joint Compound, Beige, Homogeneous Original PLM Result: Chrysotile 2% ChrysotileC-2 LAYER 1 0.50%Non-Fibrous Material 99.50% 400 pt. POINT COUNT Results apply to the sample as received and relate only to the items tested. This report is for the exclusive use of the addressed client and shall not be reproduced except in full, without written approval by Eurofins J3 Resources, Inc. (EJ3). Samples are analyzed according to the methods listed above and are subject to the inherent limitations of PLM and interference of matrix components. Reporting limit for the above method is a function of the quantity of sample analyzed, matrix interference, sample preparation, fiber size, and distribution. Asbestos may be detected in concentrations of <1% by area if sufficient material is analyzed. EJ3 recommends TEM confirmation of soils, vermiculite and non-friable organically bound materials (NOB) reported as None Detected or < 1% Asbestos by PLM. All samples received in good condition unless otherwise noted. This report shall not be used to claim product approval, certification, or endorsement by NVLAP, NIST, or any agency of the federal government. Scott Ward, Ph.D. Lab Director NVLAP Lab Code: 200525-0 TDSHS License: 30-0273 Page 1 of 1 Taylor Smylie Analyst Grand Island Council Session - 9/13/2022 Page 56 / 84 Grand Island Regular Meeting - 10/5/2022 Page 166 / 228 Eurofins EMLab P&K 1815 West Diehl Road, Suite 800, Naperville, IL 60563 (866) 871-1984 Fax (856) 334-1040 www.emlab.com Client: Heartland Testing & Consulting C/O: Mike Smith Re: Conestoga Mall; NESHAP Date of Sampling: 07-11-2022 Date of Receipt: 07-13-2022 Date of Report: 07-18-2022 ASBESTOS PLM REPORT Total Samples Submitted:29 Total Samples Analyzed:29 Total Samples with Layer Asbestos Content > 1%:4 Location: 5-1, 12"x12" Gray Mottled w/ Brown Streaked VFT Lab ID-Version‡: 14304823-1 Sample Layers Asbestos Content Gray Floor Tile ND Yellow Mastic ND Sample Composite Homogeneity: Moderate Location: 5-2, Black Baseboard Lab ID-Version‡: 14304824-1 Sample Layers Asbestos Content Black Baseboard ND Yellow Mastic ND Sample Composite Homogeneity: Moderate Location: 5-3, Mudded Fitting Lab ID-Version‡: 14304825-1 Sample Layers Asbestos Content Gray Semi-Fibrous Material ND Composite Non-Asbestos Content: 15% Glass Fibers 5% Cellulose Sample Composite Homogeneity: Good Location: Y-1, 12"x12" Tan Mottled VFT w/ Yellow Mastic Lab ID-Version‡: 14304826-1 Sample Layers Asbestos Content Tan Floor Tile ND Yellow Mastic ND Sample Composite Homogeneity: Moderate EMLab ID: 2974469, Page 2 of 9Eurofins EPK Built Environment Testing, LLC The test report shall not be reproduced except in full, without written approval of the laboratory. The report must not be used by the client to claim product certification, approval, or endorsement by any agency of the federal government. Eurofins EMLab P&K reserves the right to dispose of all samples after a period of thirty (30) days, according to all state and federal guidelines, unless otherwise specified. Inhomogeneous samples are separated into homogeneous subsamples and analyzed individually. ND means no fibers were detected. When detected, the minimum detection and reporting limit is less than 1% unless point counting is performed. Floor tile samples may contain large amounts of interference material and it is recommended that the sample be analyzed by gravimetric point count analysis to lower the detection limit and to aid in asbestos identification. ‡ A "Version" indicated by -"x" after the Lab ID# with a value greater than 1 indicates a sample with amended data. The revision number is reflected by the value of "x". Grand Island Council Session - 9/13/2022 Page 57 / 84 Grand Island Regular Meeting - 10/5/2022 Page 167 / 228 Eurofins EMLab P&K 1815 West Diehl Road, Suite 800, Naperville, IL 60563 (866) 871-1984 Fax (856) 334-1040 www.emlab.com Client: Heartland Testing & Consulting C/O: Mike Smith Re: Conestoga Mall; NESHAP Date of Sampling: 07-11-2022 Date of Receipt: 07-13-2022 Date of Report: 07-18-2022 ASBESTOS PLM REPORT Location: Y-2, 12"x12" Gray VFT Lab ID-Version‡: 14304827-1 Sample Layers Asbestos Content Gray Floor Tile ND Yellow Mastic ND Sample Composite Homogeneity: Moderate EMLab ID: 2974469, Page 3 of 9Eurofins EPK Built Environment Testing, LLC The test report shall not be reproduced except in full, without written approval of the laboratory. The report must not be used by the client to claim product certification, approval, or endorsement by any agency of the federal government. Eurofins EMLab P&K reserves the right to dispose of all samples after a period of thirty (30) days, according to all state and federal guidelines, unless otherwise specified. Inhomogeneous samples are separated into homogeneous subsamples and analyzed individually. ND means no fibers were detected. When detected, the minimum detection and reporting limit is less than 1% unless point counting is performed. Floor tile samples may contain large amounts of interference material and it is recommended that the sample be analyzed by gravimetric point count analysis to lower the detection limit and to aid in asbestos identification. ‡ A "Version" indicated by -"x" after the Lab ID# with a value greater than 1 indicates a sample with amended data. The revision number is reflected by the value of "x". Grand Island Council Session - 9/13/2022 Page 58 / 84 Grand Island Regular Meeting - 10/5/2022 Page 168 / 228 Eurofins EMLab P&K 1815 West Diehl Road, Suite 800, Naperville, IL 60563 (866) 871-1984 Fax (856) 334-1040 www.emlab.com Client: Heartland Testing & Consulting C/O: Mike Smith Re: Conestoga Mall; NESHAP Date of Sampling: 07-11-2022 Date of Receipt: 07-13-2022 Date of Report: 07-18-2022 ASBESTOS PLM REPORT Location: Y-3, 12"x12"White w/ Blue/Gray Streaked VFT w/ Yellow Mastic Lab ID-Version‡: 14304828-1 Sample Layers Asbestos Content White Floor Tile ND Yellow Mastic ND Sample Composite Homogeneity: Moderate Location: Y-4, 12"x12" Black VFT w/ Black Mastic Lab ID-Version‡: 14304829-1 Sample Layers Asbestos Content Black Floor Tile ND Black Mastic 5% Chrysotile Sample Composite Homogeneity: Moderate Location: Y-5, 12"x12" White w/ Brown Streaked VFT Lab ID-Version‡: 14304830-1 Sample Layers Asbestos Content White Floor Tile ND Black Mastic ND Sample Composite Homogeneity: Moderate Location: Y-6, 12"x12" VFT w/ 1/2" Square Pattern Lab ID-Version‡: 14304831-1 Sample Layers Asbestos Content Gray Floor Tile ND Sample Composite Homogeneity: Good EMLab ID: 2974469, Page 4 of 9Eurofins EPK Built Environment Testing, LLC The test report shall not be reproduced except in full, without written approval of the laboratory. The report must not be used by the client to claim product certification, approval, or endorsement by any agency of the federal government. Eurofins EMLab P&K reserves the right to dispose of all samples after a period of thirty (30) days, according to all state and federal guidelines, unless otherwise specified. Inhomogeneous samples are separated into homogeneous subsamples and analyzed individually. ND means no fibers were detected. When detected, the minimum detection and reporting limit is less than 1% unless point counting is performed. Floor tile samples may contain large amounts of interference material and it is recommended that the sample be analyzed by gravimetric point count analysis to lower the detection limit and to aid in asbestos identification. ‡ A "Version" indicated by -"x" after the Lab ID# with a value greater than 1 indicates a sample with amended data. The revision number is reflected by the value of "x". Grand Island Council Session - 9/13/2022 Page 59 / 84 Grand Island Regular Meeting - 10/5/2022 Page 169 / 228 Eurofins EMLab P&K 1815 West Diehl Road, Suite 800, Naperville, IL 60563 (866) 871-1984 Fax (856) 334-1040 www.emlab.com Client: Heartland Testing & Consulting C/O: Mike Smith Re: Conestoga Mall; NESHAP Date of Sampling: 07-11-2022 Date of Receipt: 07-13-2022 Date of Report: 07-18-2022 ASBESTOS PLM REPORT Location: Y-7, Drywall & Joint Compound (COMPOSITE SAMPLE)Lab ID-Version‡: 14304832-1 Sample Layers Asbestos Content White Drywall with Brown Paper ND White Joint Compound ND Composite Non-Asbestos Content: 10% Cellulose Sample Composite Homogeneity: Moderate Location: Y-8, Brown Baseboard w/ Brown Adhesive Lab ID-Version‡: 14304833-1 Sample Layers Asbestos Content Brown Baseboard ND Brown Mastic ND Sample Composite Homogeneity: Moderate Location: Y-9, Mudded Pipe Hager Fitting Lab ID-Version‡: 14304834-1 Sample Layers Asbestos Content Gray Semi-Fibrous Material ND Composite Non-Asbestos Content: 15% Glass Fibers 5% Cellulose Sample Composite Homogeneity: Good Location: 11-1, Gray Pebble Pattern VSF Lab ID-Version‡: 14304835-1 Sample Layers Asbestos Content Gray Sheet Flooring with Fibrous Backing ND Composite Non-Asbestos Content: 15% Cellulose Sample Composite Homogeneity: Good EMLab ID: 2974469, Page 5 of 9Eurofins EPK Built Environment Testing, LLC The test report shall not be reproduced except in full, without written approval of the laboratory. The report must not be used by the client to claim product certification, approval, or endorsement by any agency of the federal government. Eurofins EMLab P&K reserves the right to dispose of all samples after a period of thirty (30) days, according to all state and federal guidelines, unless otherwise specified. Inhomogeneous samples are separated into homogeneous subsamples and analyzed individually. ND means no fibers were detected. When detected, the minimum detection and reporting limit is less than 1% unless point counting is performed. Floor tile samples may contain large amounts of interference material and it is recommended that the sample be analyzed by gravimetric point count analysis to lower the detection limit and to aid in asbestos identification. ‡ A "Version" indicated by -"x" after the Lab ID# with a value greater than 1 indicates a sample with amended data. The revision number is reflected by the value of "x". Grand Island Council Session - 9/13/2022 Page 60 / 84 Grand Island Regular Meeting - 10/5/2022 Page 170 / 228 Eurofins EMLab P&K 1815 West Diehl Road, Suite 800, Naperville, IL 60563 (866) 871-1984 Fax (856) 334-1040 www.emlab.com Client: Heartland Testing & Consulting C/O: Mike Smith Re: Conestoga Mall; NESHAP Date of Sampling: 07-11-2022 Date of Receipt: 07-13-2022 Date of Report: 07-18-2022 ASBESTOS PLM REPORT Location: 11-2, 12"x12" White w/ Gray Streaked VFT w/ Yellow Mastic Lab ID-Version‡: 14304836-1 Sample Layers Asbestos Content White Floor Tile ND Yellow Mastic ND Sample Composite Homogeneity: Moderate Location: 48-1, Tan VSF Lab ID-Version‡: 14304837-1 Sample Layers Asbestos Content Tan Sheet Flooring with Fibrous Backing 20% Chrysotile Composite Non-Asbestos Content: 10% Cellulose Sample Composite Homogeneity: Good Location: 48-2, Tan Designed VSF Lab ID-Version‡: 14304838-1 Sample Layers Asbestos Content Yellow Mastic ND Tan Sheet Flooring with Fibrous Backing 20% Chrysotile Composite Non-Asbestos Content: 10% Cellulose Sample Composite Homogeneity: Moderate Location: 48-3, Drywall & Joint Compound Lab ID-Version‡: 14304839-1 Sample Layers Asbestos Content White Drywall with Brown Paper ND Composite Non-Asbestos Content: 10% Cellulose Sample Composite Homogeneity: Good EMLab ID: 2974469, Page 6 of 9Eurofins EPK Built Environment Testing, LLC The test report shall not be reproduced except in full, without written approval of the laboratory. The report must not be used by the client to claim product certification, approval, or endorsement by any agency of the federal government. Eurofins EMLab P&K reserves the right to dispose of all samples after a period of thirty (30) days, according to all state and federal guidelines, unless otherwise specified. Inhomogeneous samples are separated into homogeneous subsamples and analyzed individually. ND means no fibers were detected. When detected, the minimum detection and reporting limit is less than 1% unless point counting is performed. Floor tile samples may contain large amounts of interference material and it is recommended that the sample be analyzed by gravimetric point count analysis to lower the detection limit and to aid in asbestos identification. ‡ A "Version" indicated by -"x" after the Lab ID# with a value greater than 1 indicates a sample with amended data. The revision number is reflected by the value of "x". Grand Island Council Session - 9/13/2022 Page 61 / 84 Grand Island Regular Meeting - 10/5/2022 Page 171 / 228 Eurofins EMLab P&K 1815 West Diehl Road, Suite 800, Naperville, IL 60563 (866) 871-1984 Fax (856) 334-1040 www.emlab.com Client: Heartland Testing & Consulting C/O: Mike Smith Re: Conestoga Mall; NESHAP Date of Sampling: 07-11-2022 Date of Receipt: 07-13-2022 Date of Report: 07-18-2022 ASBESTOS PLM REPORT Location: 48-4, Wall Texture Lab ID-Version‡: 14304840-1 Sample Layers Asbestos Content White Texture ND Sample Composite Homogeneity: Good Location: Maint-1, 12"x12" White w/ Black Streaked VFT w/ Tan-Yellow Mastic Lab ID-Version‡: 14304841-1 Sample Layers Asbestos Content White Floor Tile ND Yellow Mastic ND Sample Composite Homogeneity: Moderate Location: JC-1, 12"x12" Tan w/ Brown Streaked VFT w/ Black Mastic Lab ID-Version‡: 14304842-1 Sample Layers Asbestos Content Tan Floor Tile ND Black Mastic ND Sample Composite Homogeneity: Moderate Location: JC-2, 12"x12" Brown VFT w/ Brown Mastic Lab ID-Version‡: 14304843-1 Sample Layers Asbestos Content Brown Floor Tile ND Brown Mastic ND Sample Composite Homogeneity: Moderate EMLab ID: 2974469, Page 7 of 9Eurofins EPK Built Environment Testing, LLC The test report shall not be reproduced except in full, without written approval of the laboratory. The report must not be used by the client to claim product certification, approval, or endorsement by any agency of the federal government. Eurofins EMLab P&K reserves the right to dispose of all samples after a period of thirty (30) days, according to all state and federal guidelines, unless otherwise specified. Inhomogeneous samples are separated into homogeneous subsamples and analyzed individually. ND means no fibers were detected. When detected, the minimum detection and reporting limit is less than 1% unless point counting is performed. Floor tile samples may contain large amounts of interference material and it is recommended that the sample be analyzed by gravimetric point count analysis to lower the detection limit and to aid in asbestos identification. ‡ A "Version" indicated by -"x" after the Lab ID# with a value greater than 1 indicates a sample with amended data. The revision number is reflected by the value of "x". Grand Island Council Session - 9/13/2022 Page 62 / 84 Grand Island Regular Meeting - 10/5/2022 Page 172 / 228 Eurofins EMLab P&K 1815 West Diehl Road, Suite 800, Naperville, IL 60563 (866) 871-1984 Fax (856) 334-1040 www.emlab.com Client: Heartland Testing & Consulting C/O: Mike Smith Re: Conestoga Mall; NESHAP Date of Sampling: 07-11-2022 Date of Receipt: 07-13-2022 Date of Report: 07-18-2022 ASBESTOS PLM REPORT Location: JC-3, 12"x12" Black w/ White Streaked VFT Lab ID-Version‡: 14304844-1 Sample Layers Asbestos Content Black Floor Tile ND Sample Composite Homogeneity: Good Location: JC-4, 12"x12" Tan Mottled VFT w/ Yellow Mastic Lab ID-Version‡: 14304845-1 Sample Layers Asbestos Content Tan Floor Tile ND Black Mastic 5% Chrysotile Sample Composite Homogeneity: Moderate Location: JC-5, 12"x12" Beige Mottled VFT w/ Yellow Mastic Lab ID-Version‡: 14304846-1 Sample Layers Asbestos Content Beige Floor Tile ND Sample Composite Homogeneity: Good Location: JC-6, Off-White w/ Tan Mottled VFT w/ Yellow Mastic Lab ID-Version‡: 14304847-1 Sample Layers Asbestos Content Off-White Floor Tile ND Yellow Mastic ND Sample Composite Homogeneity: Moderate EMLab ID: 2974469, Page 8 of 9Eurofins EPK Built Environment Testing, LLC The test report shall not be reproduced except in full, without written approval of the laboratory. The report must not be used by the client to claim product certification, approval, or endorsement by any agency of the federal government. Eurofins EMLab P&K reserves the right to dispose of all samples after a period of thirty (30) days, according to all state and federal guidelines, unless otherwise specified. Inhomogeneous samples are separated into homogeneous subsamples and analyzed individually. ND means no fibers were detected. When detected, the minimum detection and reporting limit is less than 1% unless point counting is performed. Floor tile samples may contain large amounts of interference material and it is recommended that the sample be analyzed by gravimetric point count analysis to lower the detection limit and to aid in asbestos identification. ‡ A "Version" indicated by -"x" after the Lab ID# with a value greater than 1 indicates a sample with amended data. The revision number is reflected by the value of "x". Grand Island Council Session - 9/13/2022 Page 63 / 84 Grand Island Regular Meeting - 10/5/2022 Page 173 / 228 Eurofins EMLab P&K 1815 West Diehl Road, Suite 800, Naperville, IL 60563 (866) 871-1984 Fax (856) 334-1040 www.emlab.com Client: Heartland Testing & Consulting C/O: Mike Smith Re: Conestoga Mall; NESHAP Date of Sampling: 07-11-2022 Date of Receipt: 07-13-2022 Date of Report: 07-18-2022 ASBESTOS PLM REPORT Location: JC-7, 2x4 CT w/ Pineholes and Holes Lab ID-Version‡: 14304848-1 Sample Layers Asbestos Content Beige Ceiling Tile with White Surface ND Composite Non-Asbestos Content: 40% Cellulose 40% Glass Fibers Sample Composite Homogeneity: Good Location: 16-1, 12"x12" Cream w/ Brown Streaked VFT w/ Black Mastic Lab ID-Version‡: 14304849-1 Sample Layers Asbestos Content Cream Floor Tile ND Black Mastic ND Sample Composite Homogeneity: Moderate Location: 22-1, Tan/Olive/Blue Mottled VFT Lab ID-Version‡: 14304850-1 Sample Layers Asbestos Content Tan Floor Tile ND Sample Composite Homogeneity: Good Location: PR-1, 12"x12" VFT (Under Carpet in Restroom)Lab ID-Version‡: 14304851-1 Sample Layers Asbestos Content Yellow Mastic ND Cream Floor Tile ND Black Mastic ND Sample Composite Homogeneity: Poor EMLab ID: 2974469, Page 9 of 9Eurofins EPK Built Environment Testing, LLC The test report shall not be reproduced except in full, without written approval of the laboratory. The report must not be used by the client to claim product certification, approval, or endorsement by any agency of the federal government. Eurofins EMLab P&K reserves the right to dispose of all samples after a period of thirty (30) days, according to all state and federal guidelines, unless otherwise specified. Inhomogeneous samples are separated into homogeneous subsamples and analyzed individually. ND means no fibers were detected. When detected, the minimum detection and reporting limit is less than 1% unless point counting is performed. Floor tile samples may contain large amounts of interference material and it is recommended that the sample be analyzed by gravimetric point count analysis to lower the detection limit and to aid in asbestos identification. ‡ A "Version" indicated by -"x" after the Lab ID# with a value greater than 1 indicates a sample with amended data. The revision number is reflected by the value of "x". Grand Island Council Session - 9/13/2022 Page 64 / 84 Grand Island Regular Meeting - 10/5/2022 Page 174 / 228 Eurofins EMLab P&K 1815 West Diehl Road, Suite 800, Naperville, IL 60563 (866) 871-1984 Fax (856) 334-1040 www.emlab.com Client: Heartland Testing & Consulting C/O: Mike Smith Re: Conestoga Mall; NESHAP Date of Sampling: 07-12-2022 Date of Receipt: 07-14-2022 Date of Report: 07-19-2022 ASBESTOS PLM REPORT Total Samples Submitted:12 Total Samples Analyzed:12 Total Samples with Layer Asbestos Content > 1%:1 Location: CR-1, 2x2 CT w/ Deep Design Lab ID-Version‡: 14309731-1 Sample Layers Asbestos Content Gray Ceiling Tile with White Surface ND Composite Non-Asbestos Content: 60% Glass Fibers 20% Cellulose Sample Composite Homogeneity: Good Location: SO-1, 12x12 White w/ Black Streaked VFT and Yellow Mastic Lab ID-Version‡: 14309732-1 Sample Layers Asbestos Content White Floor Tile ND Yellow Mastic ND Sample Composite Homogeneity: Moderate Location: 8A-2, Yellow Carpet Mastic Lab ID-Version‡: 14309733-1 Sample Layers Asbestos Content Yellow Mastic ND Sample Composite Homogeneity: Good Location: 57-1, 12x12 Cream w/ Beige Streaked VFT w/ Black Mastic Lab ID-Version‡: 14309734-1 Sample Layers Asbestos Content Cream Floor Tile ND Black Mastic ND Sample Composite Homogeneity: Moderate EMLab ID: 2975278, Page 2 of 4Eurofins EPK Built Environment Testing, LLC The test report shall not be reproduced except in full, without written approval of the laboratory. The report must not be used by the client to claim product certification, approval, or endorsement by any agency of the federal government. Eurofins EMLab P&K reserves the right to dispose of all samples after a period of thirty (30) days, according to all state and federal guidelines, unless otherwise specified. Inhomogeneous samples are separated into homogeneous subsamples and analyzed individually. ND means no fibers were detected. When detected, the minimum detection and reporting limit is less than 1% unless point counting is performed. Floor tile samples may contain large amounts of interference material and it is recommended that the sample be analyzed by gravimetric point count analysis to lower the detection limit and to aid in asbestos identification. ‡ A "Version" indicated by -"x" after the Lab ID# with a value greater than 1 indicates a sample with amended data. The revision number is reflected by the value of "x". Grand Island Council Session - 9/13/2022 Page 65 / 84 Grand Island Regular Meeting - 10/5/2022 Page 175 / 228 Eurofins EMLab P&K 1815 West Diehl Road, Suite 800, Naperville, IL 60563 (866) 871-1984 Fax (856) 334-1040 www.emlab.com Client: Heartland Testing & Consulting C/O: Mike Smith Re: Conestoga Mall; NESHAP Date of Sampling: 07-12-2022 Date of Receipt: 07-14-2022 Date of Report: 07-19-2022 ASBESTOS PLM REPORT Location: 64-1, Tan Square Design VSF Lab ID-Version‡: 14309735-1 Sample Layers Asbestos Content Tan Sheet Flooring with Fibrous Backing ND Composite Non-Asbestos Content: 20% Cellulose Sample Composite Homogeneity: Good Location: SRR-1, Black Flashing Tar Lab ID-Version‡: 14309736-1 Sample Layers Asbestos Content Black Roof Flashing ND Sample Composite Homogeneity: Good Location: SRR-2, Black Flashing Tar Lab ID-Version‡: 14309737-1 Sample Layers Asbestos Content Gray/Black Roof Flashing 3% Chrysotile Sample Composite Homogeneity: Good Location: SRR-3, Black Flashing Tar Lab ID-Version‡: 14309738-1 Sample Layers Asbestos Content Black Roof Flashing ND Sample Composite Homogeneity: Good EMLab ID: 2975278, Page 3 of 4Eurofins EPK Built Environment Testing, LLC The test report shall not be reproduced except in full, without written approval of the laboratory. The report must not be used by the client to claim product certification, approval, or endorsement by any agency of the federal government. Eurofins EMLab P&K reserves the right to dispose of all samples after a period of thirty (30) days, according to all state and federal guidelines, unless otherwise specified. Inhomogeneous samples are separated into homogeneous subsamples and analyzed individually. ND means no fibers were detected. When detected, the minimum detection and reporting limit is less than 1% unless point counting is performed. Floor tile samples may contain large amounts of interference material and it is recommended that the sample be analyzed by gravimetric point count analysis to lower the detection limit and to aid in asbestos identification. ‡ A "Version" indicated by -"x" after the Lab ID# with a value greater than 1 indicates a sample with amended data. The revision number is reflected by the value of "x". Grand Island Council Session - 9/13/2022 Page 66 / 84 Grand Island Regular Meeting - 10/5/2022 Page 176 / 228 Eurofins EMLab P&K 1815 West Diehl Road, Suite 800, Naperville, IL 60563 (866) 871-1984 Fax (856) 334-1040 www.emlab.com Client: Heartland Testing & Consulting C/O: Mike Smith Re: Conestoga Mall; NESHAP Date of Sampling: 07-12-2022 Date of Receipt: 07-14-2022 Date of Report: 07-19-2022 ASBESTOS PLM REPORT Location: JCR-1, Black Roof Tar Lab ID-Version‡: 14309739-1 Sample Layers Asbestos Content Black Roofing Tar ND Sample Composite Homogeneity: Good Location: JCR-2, Black Asphalt Roll w/ Black Tar Lab ID-Version‡: 14309740-1 Sample Layers Asbestos Content Black Roofing Material with Grey Pebbles ND Black Tar ND Sample Composite Homogeneity: Moderate Location: JCR-3, Black Roof Tar Lab ID-Version‡: 14309741-1 Sample Layers Asbestos Content Black Roofing Tar ND Sample Composite Homogeneity: Good Location: JCR-4, Black Asphalt Roll w/ Black Tar Lab ID-Version‡: 14309742-1 Sample Layers Asbestos Content Black Roofing Material with Grey Pebbles ND Black Tar ND Sample Composite Homogeneity: Moderate EMLab ID: 2975278, Page 4 of 4Eurofins EPK Built Environment Testing, LLC The test report shall not be reproduced except in full, without written approval of the laboratory. The report must not be used by the client to claim product certification, approval, or endorsement by any agency of the federal government. Eurofins EMLab P&K reserves the right to dispose of all samples after a period of thirty (30) days, according to all state and federal guidelines, unless otherwise specified. Inhomogeneous samples are separated into homogeneous subsamples and analyzed individually. ND means no fibers were detected. When detected, the minimum detection and reporting limit is less than 1% unless point counting is performed. Floor tile samples may contain large amounts of interference material and it is recommended that the sample be analyzed by gravimetric point count analysis to lower the detection limit and to aid in asbestos identification. ‡ A "Version" indicated by -"x" after the Lab ID# with a value greater than 1 indicates a sample with amended data. The revision number is reflected by the value of "x". Grand Island Council Session - 9/13/2022 Page 67 / 84 Grand Island Regular Meeting - 10/5/2022 Page 177 / 228 Date Received: 26-Jul-2022 27-Jul-2022Date Analyzed: 27-Jul-2022Date Reported: JP221037792Order #: 2982869Project #: EMLab ID 2982869 10900 Brittmoore Park Drive, Ste. G Houston TX 77041 Eurofins EMLab P&K - Houston Donnie Combs Bulk Asbestos Fiber Analysis by Polarized Light Microscopy (PLM) Appx E Sub E 40 CFR 763 / EPA 600/R-93/116 Sample Description Asbestos ConstituentsSample ID #Non-Asbestos Constituents Eurofins J3 Resources, Inc. 3113 Red Bluff Road, Pasadena, TX 77503 Phone: (713) 290-0223 - Fax: (713) 290-0248 J3Resources.com Fibrous GlassLAYER 1 Sheet Flooring, Beige, Homogeneous None Detected8B-1 4% Non-Fibrous Material 96% LAYER 2 Mastic, Yellow, Homogeneous None Detected Non-Fibrous Material 100% LAYER 3 Float, Gray, Homogeneous None Detected Non-Fibrous Material 100% LAYER 4 Mastic, Black, Homogeneous Chrysotile 4%Non-Fibrous Material 96% LAYER 1 Floor Tile, White, Homogeneous None Detected8B-2 Non-Fibrous Material 100% LAYER 2 Mastic, Yellow, Homogeneous None Detected Non-Fibrous Material 100% Cellulose FiberMastic, Black, Homogeneous None Detected17-1 5% Non-Fibrous Material 95% LAYER 1 Floor Tile, Tan/ Mottled, Homogeneous None Detected20-1 Non-Fibrous Material 100% LAYER 2 Mastic, Yellow, Homogeneous None Detected Non-Fibrous Material 100% Floor Tile, White/Brown/ Mottled, Homogeneous None Detected23A-1 Non-Fibrous Material 100% Cellulose FiberMastic, Black, Homogeneous None Detected24-1 5% Non-Fibrous Material 95% Floor Tile, White/ Gray/ Mottled, Homogeneous None Detected31-1 Non-Fibrous Material 100% Results apply to the sample as received and relate only to the items tested. This report is for the exclusive use of the addressed client and shall not be reproduced except in full, without written approval by Eurofins J3 Resources, Inc. (EJ3). Samples are analyzed according to the methods listed above and are subject to the inherent limitations of PLM and interference of matrix components. Reporting limit for the above method is a function of the quantity of sample analyzed, matrix interference, sample preparation, fiber size, and distribution. Asbestos may be detected in concentrations of <1% by area if sufficient material is analyzed. All reported results have been determined by calibrated visual estimation (CVE) unless otherwise noted. According to the USEPA 1991 Clarification and the Texas Asbestos Health Protection Rule, a material containing asbestos of <10% by CVE (including <1% asbestos) can only be demonstrated as a non-asbestos containing building material (non-ACBM) if confirmed by point counting. EJ3 recommends TEM confirmation of soils, vermiculite and non-friable organically bound materials (NOB) reported as None Detected or < 1% Asbestos by PLM. All samples received in good condi- tion unless otherwise noted. This report shall not be used to claim product approval, certification, or endorsement by NVLAP, NIST, or any agency of the federal government. Duane Salinas Analyst Lab DirectorScott Ward, Ph.D. NVLAP Lab Code: 600120-0 AIHA-LAP, LLC Lab ID: 157714 TDSHS License: 30-0457 Page 1 of 4 Grand Island Council Session - 9/13/2022 Page 68 / 84 Grand Island Regular Meeting - 10/5/2022 Page 178 / 228 Date Received: 26-Jul-2022 27-Jul-2022Date Analyzed: 27-Jul-2022Date Reported: JP221037792Order #: 2982869Project #: EMLab ID 2982869 10900 Brittmoore Park Drive, Ste. G Houston TX 77041 Eurofins EMLab P&K - Houston Donnie Combs Bulk Asbestos Fiber Analysis by Polarized Light Microscopy (PLM) Appx E Sub E 40 CFR 763 / EPA 600/R-93/116 Sample Description Asbestos ConstituentsSample ID #Non-Asbestos Constituents Eurofins J3 Resources, Inc. 3113 Red Bluff Road, Pasadena, TX 77503 Phone: (713) 290-0223 - Fax: (713) 290-0248 J3Resources.com Mastic, Black, Homogeneous None Detected39-1 Non-Fibrous Material 100% LAYER 1Sheet Flooring, White, Homogeneous None Detected40A-1 Non-Fibrous Material 100% LAYER 2 Mastic, Yellow, Homogeneous None Detected Non-Fibrous Material 100% LAYER 1 Floor Tile, Tan/Brown/Pitted, Homogeneous Chrysotile41-1 3%Non-Fibrous Material 97% LAYER 2 Mastic, Black, Homogeneous Chrysotile 5%Non-Fibrous Material 95% LAYER 1 Floor Tile, White/Gray Streaks, Homogeneous None Detected42-1 Non-Fibrous Material 100% LAYER 2 Mastic, Yellow, Homogeneous None Detected Non-Fibrous Material 100% Floor Tile, Black, Homogeneous None Detected43-1 Non-Fibrous Material 100% Fibrous GlassMud Insulation, Gray, Homogeneous None Detected48-5 25% Non-Fibrous Material 75% LAYER 1 Floor Tile, White, Homogeneous None Detected49-1 Non-Fibrous Material 100% LAYER 2 Mastic, Yellow, Homogeneous None Detected Non-Fibrous Material 100% Results apply to the sample as received and relate only to the items tested. This report is for the exclusive use of the addressed client and shall not be reproduced except in full, without written approval by Eurofins J3 Resources, Inc. (EJ3). Samples are analyzed according to the methods listed above and are subject to the inherent limitations of PLM and interference of matrix components. Reporting limit for the above method is a function of the quantity of sample analyzed, matrix interference, sample preparation, fiber size, and distribution. Asbestos may be detected in concentrations of <1% by area if sufficient material is analyzed. All reported results have been determined by calibrated visual estimation (CVE) unless otherwise noted. According to the USEPA 1991 Clarification and the Texas Asbestos Health Protection Rule, a material containing asbestos of <10% by CVE (including <1% asbestos) can only be demonstrated as a non-asbestos containing building material (non-ACBM) if confirmed by point counting. EJ3 recommends TEM confirmation of soils, vermiculite and non-friable organically bound materials (NOB) reported as None Detected or < 1% Asbestos by PLM. All samples received in good condi- tion unless otherwise noted. This report shall not be used to claim product approval, certification, or endorsement by NVLAP, NIST, or any agency of the federal government. Duane Salinas Analyst Lab DirectorScott Ward, Ph.D. NVLAP Lab Code: 600120-0 AIHA-LAP, LLC Lab ID: 157714 TDSHS License: 30-0457 Page 2 of 4 Grand Island Council Session - 9/13/2022 Page 69 / 84 Grand Island Regular Meeting - 10/5/2022 Page 179 / 228 Date Received: 26-Jul-2022 27-Jul-2022Date Analyzed: 27-Jul-2022Date Reported: JP221037792Order #: 2982869Project #: EMLab ID 2982869 10900 Brittmoore Park Drive, Ste. G Houston TX 77041 Eurofins EMLab P&K - Houston Donnie Combs Bulk Asbestos Fiber Analysis by Polarized Light Microscopy (PLM) Appx E Sub E 40 CFR 763 / EPA 600/R-93/116 Sample Description Asbestos ConstituentsSample ID #Non-Asbestos Constituents Eurofins J3 Resources, Inc. 3113 Red Bluff Road, Pasadena, TX 77503 Phone: (713) 290-0223 - Fax: (713) 290-0248 J3Resources.com Cellulose Fiber Fibrous Glass Sheet Flooring, Beige, Homogeneous None Detected51-1 20% 2% Non-Fibrous Material 78% LAYER 1 Floor Tile, White/Black Streaks, Homogeneous None Detected52-1 Non-Fibrous Material 100% LAYER 2 Mastic, Yellow, Homogeneous None Detected Non-Fibrous Material 100% LAYER 1 Floor Tile, Tan, Homogeneous None Detected58-1 Non-Fibrous Material 100% LAYER 2 Mastic, Yellow, Homogeneous None Detected Non-Fibrous Material 100% LAYER 1 Floor Tile, White/Brown Streaks, Homogeneous ChrysotileY-10 3%Non-Fibrous Material 97% Cellulose FiberLAYER 2 Mastic, Black, Homogeneous None Detected 2% Non-Fibrous Material 98% LAYER 1 Floor Tile, Blue/ Green, Homogeneous None DetectedY-11 Non-Fibrous Material 100% LAYER 2Mastic, Yellow, Homogeneous None Detected Non-Fibrous Material 100% Floor Tile, White/Blue Streaks, Homogeneous None DetectedY-12 Non-Fibrous Material 100% Mastic, Black/ Yellow, Homogeneous ChrysotileJC-8 2%Non-Fibrous Material 98% Results apply to the sample as received and relate only to the items tested. This report is for the exclusive use of the addressed client and shall not be reproduced except in full, without written approval by Eurofins J3 Resources, Inc. (EJ3). Samples are analyzed according to the methods listed above and are subject to the inherent limitations of PLM and interference of matrix components. Reporting limit for the above method is a function of the quantity of sample analyzed, matrix interference, sample preparation, fiber size, and distribution. Asbestos may be detected in concentrations of <1% by area if sufficient material is analyzed. All reported results have been determined by calibrated visual estimation (CVE) unless otherwise noted. According to the USEPA 1991 Clarification and the Texas Asbestos Health Protection Rule, a material containing asbestos of <10% by CVE (including <1% asbestos) can only be demonstrated as a non-asbestos containing building material (non-ACBM) if confirmed by point counting. EJ3 recommends TEM confirmation of soils, vermiculite and non-friable organically bound materials (NOB) reported as None Detected or < 1% Asbestos by PLM. All samples received in good condi- tion unless otherwise noted. This report shall not be used to claim product approval, certification, or endorsement by NVLAP, NIST, or any agency of the federal government. Duane Salinas Analyst Lab DirectorScott Ward, Ph.D. NVLAP Lab Code: 600120-0 AIHA-LAP, LLC Lab ID: 157714 TDSHS License: 30-0457 Page 3 of 4 Grand Island Council Session - 9/13/2022 Page 70 / 84 Grand Island Regular Meeting - 10/5/2022 Page 180 / 228 Date Received: 26-Jul-2022 27-Jul-2022Date Analyzed: 27-Jul-2022Date Reported: JP221037792Order #: 2982869Project #: EMLab ID 2982869 10900 Brittmoore Park Drive, Ste. G Houston TX 77041 Eurofins EMLab P&K - Houston Donnie Combs Bulk Asbestos Fiber Analysis by Polarized Light Microscopy (PLM) Appx E Sub E 40 CFR 763 / EPA 600/R-93/116 Sample Description Asbestos ConstituentsSample ID #Non-Asbestos Constituents Eurofins J3 Resources, Inc. 3113 Red Bluff Road, Pasadena, TX 77503 Phone: (713) 290-0223 - Fax: (713) 290-0248 J3Resources.com LAYER 1 Floor Tile, White/Black Streaks, Homogeneous None DetectedJC-9 Non-Fibrous Material 100% LAYER 2 Mastic, Black, Homogeneous Chrysotile 4%Non-Fibrous Material 96% Duct Sealant, Silver/ Black, Homogeneous ChrysotileJC-10 6%Non-Fibrous Material 94% Results apply to the sample as received and relate only to the items tested. This report is for the exclusive use of the addressed client and shall not be reproduced except in full, without written approval by Eurofins J3 Resources, Inc. (EJ3). Samples are analyzed according to the methods listed above and are subject to the inherent limitations of PLM and interference of matrix components. Reporting limit for the above method is a function of the quantity of sample analyzed, matrix interference, sample preparation, fiber size, and distribution. Asbestos may be detected in concentrations of <1% by area if sufficient material is analyzed. All reported results have been determined by calibrated visual estimation (CVE) unless otherwise noted. According to the USEPA 1991 Clarification and the Texas Asbestos Health Protection Rule, a material containing asbestos of <10% by CVE (including <1% asbestos) can only be demonstrated as a non-asbestos containing building material (non-ACBM) if confirmed by point counting. EJ3 recommends TEM confirmation of soils, vermiculite and non-friable organically bound materials (NOB) reported as None Detected or < 1% Asbestos by PLM. All samples received in good condi- tion unless otherwise noted. This report shall not be used to claim product approval, certification, or endorsement by NVLAP, NIST, or any agency of the federal government. Duane Salinas Analyst Lab DirectorScott Ward, Ph.D. NVLAP Lab Code: 600120-0 AIHA-LAP, LLC Lab ID: 157714 TDSHS License: 30-0457 Page 4 of 4 Grand Island Council Session - 9/13/2022 Page 71 / 84 Grand Island Regular Meeting - 10/5/2022 Page 181 / 228 Eurofins EMLab P&K 1815 West Diehl Road, Suite 800, Naperville, IL 60563 (866) 871-1984 Fax (856) 334-1040 www.emlab.com Client: Heartland Testing & Consulting C/O: Mike Smith Re: Conestoga Mall; NESHAP Date of Sampling: 07-27-2022 Date of Receipt: 07-28-2022 Date of Report: 08-02-2022 ASBESTOS PLM REPORT Total Samples Submitted:6 Total Samples Analyzed:6 Total Samples with Layer Asbestos Content > 1%:1 Location: BB-1, Drywall and Joint Compound Lab ID-Version‡: 14372398-1 Sample Layers Asbestos Content White Drywall with Brown Paper ND White Joint Compound with Paint ND Composite Non-Asbestos Content: 10% Cellulose Sample Composite Homogeneity: Moderate Location: BB-2, Tan Vinyl Plank Flooring Lab ID-Version‡: 14372399-1 Sample Layers Asbestos Content Tan Sheet Flooring ND Sample Composite Homogeneity: Good Location: D-1, 12"x12" Tan w/ Lt. Blue/Gray Mottled VFT & Black Mastic Lab ID-Version‡: 14372400-1 Sample Layers Asbestos Content Tan Floor Tile ND Black Mastic 5% Chrysotile Sample Composite Homogeneity: Good EMLab ID: 2987259, Page 2 of 3Eurofins EPK Built Environment Testing, LLC The test report shall not be reproduced except in full, without written approval of the laboratory. The report must not be used by the client to claim product certification, approval, or endorsement by any agency of the federal government. Eurofins EMLab P&K reserves the right to dispose of all samples after a period of thirty (30) days, according to all state and federal guidelines, unless otherwise specified. Inhomogeneous samples are separated into homogeneous subsamples and analyzed individually. ND means no fibers were detected. When detected, the minimum detection and reporting limit is less than 1% unless point counting is performed. Floor tile samples may contain large amounts of interference material and it is recommended that the sample be analyzed by gravimetric point count analysis to lower the detection limit and to aid in asbestos identification. ‡ A "Version" indicated by -"x" after the Lab ID# with a value greater than 1 indicates a sample with amended data. The revision number is reflected by the value of "x". Grand Island Council Session - 9/13/2022 Page 72 / 84 Grand Island Regular Meeting - 10/5/2022 Page 182 / 228 Eurofins EMLab P&K 1815 West Diehl Road, Suite 800, Naperville, IL 60563 (866) 871-1984 Fax (856) 334-1040 www.emlab.com Client: Heartland Testing & Consulting C/O: Mike Smith Re: Conestoga Mall; NESHAP Date of Sampling: 07-27-2022 Date of Receipt: 07-28-2022 Date of Report: 08-02-2022 ASBESTOS PLM REPORT Location: D-2, Drywall Lab ID-Version‡: 14372401-1 Sample Layers Asbestos Content White Drywall with Brown Paper ND Composite Non-Asbestos Content: 10% Cellulose Sample Composite Homogeneity: Good Location: D-3, 12"x12" Beige/Tan Mottled VFT Lab ID-Version‡: 14372402-1 Sample Layers Asbestos Content Beige Floor Tile ND Sample Composite Homogeneity: Good Location: D-4, Mudded Fitting Lab ID-Version‡: 14372403-1 Sample Layers Asbestos Content White Semi-Fibrous Material ND Composite Non-Asbestos Content: 15% Glass Fibers Sample Composite Homogeneity: Good EMLab ID: 2987259, Page 3 of 3Eurofins EPK Built Environment Testing, LLC The test report shall not be reproduced except in full, without written approval of the laboratory. The report must not be used by the client to claim product certification, approval, or endorsement by any agency of the federal government. Eurofins EMLab P&K reserves the right to dispose of all samples after a period of thirty (30) days, according to all state and federal guidelines, unless otherwise specified. Inhomogeneous samples are separated into homogeneous subsamples and analyzed individually. ND means no fibers were detected. When detected, the minimum detection and reporting limit is less than 1% unless point counting is performed. Floor tile samples may contain large amounts of interference material and it is recommended that the sample be analyzed by gravimetric point count analysis to lower the detection limit and to aid in asbestos identification. ‡ A "Version" indicated by -"x" after the Lab ID# with a value greater than 1 indicates a sample with amended data. The revision number is reflected by the value of "x". Grand Island Council Session - 9/13/2022 Page 73 / 84 Grand Island Regular Meeting - 10/5/2022 Page 183 / 228 P.O. BOX 290 • ALDA • 6 8 8 10 PHONE: (3 0 8) 708-0604 • FAX: (3 0 8) 3 8 1 - 1 6 9 7 MIKE@ONEILLWR.COM Appendix E – Asbestos Sample Photographs Grand Island Council Session - 9/13/2022 Page 74 / 84 Grand Island Regular Meeting - 10/5/2022 Page 184 / 228 P.O. BOX 290 • ALDA • 6 8 8 10 PHONE: (3 0 8) 708-0604 • FAX: (3 0 8) 3 8 1 - 1 6 9 7 MIKE@ONEILLWR.COM Photo 1: View of Sample SR-1 & SR-2. Photo 2: View of Sample SR-3 & SR-4. Grand Island Council Session - 9/13/2022 Page 75 / 84 Grand Island Regular Meeting - 10/5/2022 Page 185 / 228 P.O. BOX 290 • ALDA • 6 8 8 10 PHONE: (3 0 8) 708-0604 • FAX: (3 0 8) 3 8 1 - 1 6 9 7 MIKE@ONEILLWR.COM Photo 3: View of Sample SR-8. Photo 4: View of sample C-2. Grand Island Council Session - 9/13/2022 Page 76 / 84 Grand Island Regular Meeting - 10/5/2022 Page 186 / 228 P.O. BOX 290 • ALDA • 6 8 8 10 PHONE: (3 0 8) 708-0604 • FAX: (3 0 8) 3 8 1 - 1 6 9 7 MIKE@ONEILLWR.COM Photo 5: View of Sample C-8 & C-11. Photo 6: View of Sample Y-4 & Y-10. Grand Island Council Session - 9/13/2022 Page 77 / 84 Grand Island Regular Meeting - 10/5/2022 Page 187 / 228 P.O. BOX 290 • ALDA • 6 8 8 10 PHONE: (3 0 8) 708-0604 • FAX: (3 0 8) 3 8 1 - 1 6 9 7 MIKE@ONEILLWR.COM Photo 7: View of Sample 41-1. Photo 8: View of Sample 48-1. Grand Island Council Session - 9/13/2022 Page 78 / 84 Grand Island Regular Meeting - 10/5/2022 Page 188 / 228 P.O. BOX 290 • ALDA • 6 8 8 10 PHONE: (3 0 8) 708-0604 • FAX: (3 0 8) 3 8 1 - 1 6 9 7 MIKE@ONEILLWR.COM Photo 9: View of Sample 48-2. Photo 10: View of Sample JC-4. Grand Island Council Session - 9/13/2022 Page 79 / 84 Grand Island Regular Meeting - 10/5/2022 Page 189 / 228 P.O. BOX 290 • ALDA • 6 8 8 10 PHONE: (3 0 8) 708-0604 • FAX: (3 0 8) 3 8 1 - 1 6 9 7 MIKE@ONEILLWR.COM Photo 11: View of Sample JC-10. Photo 12: View of Sample SRR-2, material appears to be a patch material. Grand Island Council Session - 9/13/2022 Page 80 / 84 Grand Island Regular Meeting - 10/5/2022 Page 190 / 228 P.O. BOX 290 • ALDA • 6 8 8 10 PHONE: (3 0 8) 708-0604 • FAX: (3 0 8) 3 8 1 - 1 6 9 7 MIKE@ONEILLWR.COM Photo 13: View of sample D-1. Photo 14: View of Assumed transite soffit. Grand Island Council Session - 9/13/2022 Page 81 / 84 Grand Island Regular Meeting - 10/5/2022 Page 191 / 228 P.O. BOX 290 • ALDA • 6 8 8 10 PHONE: (3 0 8) 708-0604 • FAX: (3 0 8) 3 8 1 - 1 6 9 7 MIKE@ONEILLWR.COM Appendix F – Facility Diagrams Grand Island Council Session - 9/13/2022 Page 82 / 84 Grand Island Regular Meeting - 10/5/2022 Page 192 / 228 Grand Island Council Session - 9/13/2022 Page 83 / 84 Grand Island Regular Meeting - 10/5/2022 Page 193 / 228 Grand IslandCouncil Session - 9/13/2022Page 84 / 84Grand IslandRegular Meeting - 10/5/2022Page 194 / 228 Resolution Number 2023-03 HALL COUNTY REGIONAL PLANNING COMMISSION A RESOLUTION RECOMMENDING APPROVAL OF A BLIGHT AND SUBSTANDARD STUDY BY THE CITY OF GRAND ISLAND, NEBRASKA; AND APPROVAL OF RELATED ACTIONS WHEREAS, the Grand Island City Council at its September 13, 2022 meeting, referred the Blight and Substandard Study commissioned by Woodsonia Acquisitions 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 the Nebraska Community Development Law, Chapter 18, Article 21, Reissue Revised Statutes of Nebraska, as amended (the “Act”); and WHEREAS, the Commission has reviewed said Blight and Substandard Study and confirmed the following findings: This property as presented in the study meets the requirements to be declared substandard, This property as presented in the study meets the requirements to be declared blighted, The factors are necessary to declare the property blighted and substandard are sufficiently distributed to impact development across the entire site, That development of this property to its full potential is in the best interest of the City of Grand Island and the entire region, That there are projects ready to develop at this site if they can meet the financial goals of the developers, NOW, THEREFORE, BE IT RESOLVED BY THE HALL COUNTY REGIONAL PLANNING COMMISSION AS FOLLOWS: Section 1. The Commission hereby recommends approval of the Blight and Substandard Study. 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: October 5, 2023. HALL COUNTY REGIONAL PLANNING COMMISSION ATTEST: By: ___________________________________ Chair By: ___________________________________ Secretary Grand Island Regular Meeting - 10/5/2022 Page 195 / 228 Hall County Regional Planning Commission Wednesday, October 5, 2022 Regular Meeting Item F5 Public Hearing - Extremely Blighted Study - Grand Island - Public Hearing concerning a study to identify those areas of Grand Island that can qualify as Extremely Blighted Staff Contact: Grand Island Regular Meeting - 10/5/2022 Page 196 / 228 1 Agenda Item # 8 PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION: September 20, 2022 SUBJECT:CRA Extremely Blighted Study C-05-23GI PROPOSAL: Attached is a copy of an Extremely Blighted Study prepared as prepared for Woodsonia Acquisitions LLC by Kurt Elder, AICP working with Marvin Planning Consultants. This study identifies those areas of Grand Island that could qualify as Extremely Blighted as defined by N.R.S.S 18-2103 (13). Extremely blighted area means a substandard and blighted area in which: (a) The average rate of unemployment in the area during the period covered by the most recent federal decennial census or American Community Survey 5-Year Estimate is at least two hundred percent of the average rate of unemployment in the state during the same period; and (b) the average poverty rate in the area exceeds twenty percent for the total federal census tract or tracts or federal census block group or block groups in the area; The study as prepared and submitted identifies properties that can be considered Extremely Blighted. This only includes property that is located within the municipal limits of Grand Island. The Planning Commission recommendation must be forwarded to the Grand Island City Council within 30 days of making the recommendation. Mr. Elder is a planner with the City of Lincoln Community Development Division and worked closely with the University of Nebraska at Omaha’s Center for Public Affairs and Senator Justin Wayne’s office to develop this methodology for designating areas as Extremely Blighted. The City of Lincoln has used this methodology to designate portions of Lincoln as Extremely Blighted. OVERVIEW Designating an area as Extremely Blighted provides two potential benefits to redevelopment in the area and any residents in the area along with a benefit to the City. 1.The term of TIF bonds in Extremely Blighted areas is may be extended from 15 years to 20 years. This will provide additional capital to the project making it more likely to succeed and to be built out in a shorter time frame. Grand Island Regular Meeting - 10/5/2022 Page 197 / 228 2 2.Provide an income tax credit of up to $5000 to first time home buyers that purchase qualifying homes in areas that have been declared Extremely Blight as their primary residence prior to January 1, 2026. N.R.S.S. 77-2715.07 3.Remove those areas that are declared Extremely Blighted from the 35% cap on area that can be declared Blighted and Substandard N.R.S.S. 18-2103 (3) Blighted Area of the Community The City of Grand Island, as a City of the First Class, is permitted to designate an area of up to 35% of the municipal limits as blighted and substandard. As of September 6, 2022, 24.78% of the City has been declared blighted and substandard. Area 28 would add 78.45 acres to the total of blighted and substandard property and would, if approved, add 0.40% to the total area declared blighted and substandard bringing the total to 25.19%. Any area that is declared extremely blighted is not counted against the 35% maximum area that can be declared blighted and substandard. If all of the areas identified in this study as qualifying as Extremely Blight are declared as such the possible 25.19% would be reduced to about 19% Recommend Questions for Planning Commission Does this property meet the statutory requirements to be considered Extremely Blighted and substandard? (See the prior statutory references.) Is public intervention appropriate and/or necessary for the redevelopment of the area? What is the policy of the City toward increasing development and redevelopment in this area of the City? Findings of fact must be based on the study and testimony presented including all written material and staff reports. The recommendation must be based on the declaration, not based on any proposed uses of the site. All of the testimony, a copy of the study and this memo along with any other information presented at the hearing should be entered into the record of the hearing. If the Regional Planning Commission concludes that the area in question meets the definition of Extremely Blighted and supports such conclusion with findings of fact they should move to recommend approval of the declaration as blighted and substandard based on the facts presented and identified at this meeting. If the Regional Planning Commission concludes that the area in question does not meet the definition of Extremely Blighted and supports such conclusions with findings of fact, they should move to recommend denial of the declaration as blighted and substandard based on the facts identified. ___________________ Chad Nabity AICP, Planning Director Grand Island Regular Meeting - 10/5/2022 Page 198 / 228 EXTREMELY BLIGHTED DETERMINATION STUDY CITY OF GRAND ISLAND, NEBRASKA AUGUST 2022 A study to determine if areas already declared Blighted and Substandard meet the Legislative requirements to be declared extremely blighted for purposes of receiving potential funding, extended TIF periods and tax credits. Prepared by Marvin Planning Consultants, Inc and Kurt Elder, AICP AUGUST 2022 Grand Island Regular Meeting - 10/5/2022 Page 199 / 228 BLIGHT and EXTREMELY BLIGHTED AREA STUDY REF: Statute 18-2101 to 18-2154 and section of the act, aka Community Development Law REASONS FOR COMPLETING AN EXTREMELY BLIGHTED STUDY Section 2: (1) For any city that (a) intends to carry out a redevelopment project which will involve the construction of workforce housing in an extremely blighted area as authorized under subdivision (28)(g) of section 18-2103, (b) intends to declare an area as an extremely blighted area for purposes of funding decisions under subdivision (1)(b) of section 58-708, or (c) intends to declare an area as an extremely blighted area in order for individuals purchasing residences in such area to qualify for the income tax credit authorized in subsection (7) of section 77-2715.07, the governing body of such city shall first declare, by resolution adopted after the public hearings required under this section, such area to be an extremely blighted area. LEGISLATIVE DIRECTION Section 2: (2) Prior to making such declaration, the governing body of the city shall conduct or cause to be conducted a study or an analysis on whether the area is extremely blighted and shall submit the question of whether such area is extremely blighted to the planning commission or board of the city for its review and recommendation. (…) The planning commission or board shall submit its written recommendations to the governing body of the city within thirty days after the public hearing. PROCESS Brief: For an area to be designated as extremely blighted and substandard two finding, through three facets, need to be meet. These facets are defined in Nebraska statute. (i.e. 18-2103 – Terms, …) However, for brevity they are simplified into two broad components (a) areas that have been found blighted and substandard through city council action, and (b) have been found to be contain extremely blighted components. This study primarily determines which areas meet the statutory definition of extremely blighted An approved blighted and substandard area is also extremely blighted if (i) the average rate of unemployment in the area during the period covered by the most recent federal decennial census or American Community Survey 5-Year Estimate is at least two hundred percent of the average rate of unemployment in the state during the same period; and (ii) the average poverty rate in the area exceeds twenty percent for the total federal census tract or tracts or federal census block group or block groups in the area Because Grand Island’s approved blight areas do not conform to defined census geographies. This study honors the intention of the statute and completes an independent analysis of poverty and unemployment components. Census areas that are qualified in each study form the basis for determining extreme blight. To be clear if ‘Geography A’ was qualified in both studies then any declared blight in ‘Geography A’ could be nominated as extremely blighted. Lastly, if a census geography or portion of is in the City of Grand Island corporate limits it was considered in the development of the separate components. DATA TABLES Council Approved Blight - The Community development law requires that an Extremely Blighted and Substandard area be an approved blighted area. The City of Grand Island keeps a list of approved blight areas in their offices and online at https://www.grand- island.com/departments/regional-planning/community-redevelopment-authority-cra/blight- Grand Island Regular Meeting - 10/5/2022 Page 200 / 228 study-areas. Also, attached is ‘Proposed Blight Area’ and ‘Proposed Extreme Blight Area’ which details a blighted area. Both blight and extreme blight can share common public hearings. Extremely Blighted Components - Part (i) is a state comparison. The 2020 Nebraska Unemployment rate according to the US Census American Community Survey (five-year average) was 3.37%. Therefore, the average rate of our selected area would require an unemployment rate of at least 6.74% Marvin Planning Consultants, Inc. and Kurt Elder (The Team) developed an area with an average unemployment greater than of 7.52%. An area average is determined by using the sum of estimated factors and NOT the average of each piece. Attached is ’Unemployment Area’, which details our proposed unemployment area. Part (ii) is a local area finding. Grand Island’s 2020 poverty rate was 11.83% but in line with state statute, we developed an area with greater than 20% poverty. An area average is determined by using the sum of estimated factors and NOT the average of each piece. Attached is ‘Poverty Review’, which details our proposed poverty area. All data was 2020 US Census American Community 5-year Survey data. We choose to utilize only block-group level information from the census to minimize independent margins of error. Furthermore, our data methodology and averaging process/interpetation received support from UNO’s David Drozd Research Coordinator at the UNO Center for Public Affairs and notified Sen. Justin Wayne (i.e., Nebraska Legislature, Chair of the Urban Affairs Committee) office to confirm his support. His legislative assistant relayed support. ANALYSIS The Team overlaid these three facets/area reviews (i.e., approved blight, 20%+ poverty, 200%+ of the Nebraska’s unemployment rate, and delineated areas where the three intersected. This proposed extremely blighted area is attached as ‘Proposed Extreme Blight Area’. Study completed, compiled, and submitted by The Team ATTACHMENTS ‘Existing Blight Area’ ‘Proposed Blight Area’ ‘Proposed Blight Area - Detail’ ‘Employment Review’ ‘Poverty Review’ ‘Proposed Extreme Blight Area’ Grand Island Regular Meeting - 10/5/2022 Page 201 / 228 Grand Island Regular Meeting - 10/5/2022 Page 202 / 228 Grand Island Regular Meeting - 10/5/2022 Page 203 / 228 Grand Island Regular Meeting - 10/5/2022 Page 204 / 228 Grand Island Regular Meeting - 10/5/2022 Page 205 / 228 Grand Island Regular Meeting - 10/5/2022 Page 206 / 228 Grand Island Regular Meeting - 10/5/2022 Page 207 / 228 Grand Island Regular Meeting - 10/5/2022 Page 208 / 228 Resolution Number 2023-03 HALL COUNTY REGIONAL PLANNING COMMISSION A RESOLUTION RECOMMENDING APPROVAL OF AN EXTREMELY BLIGHTED TO THE CITY OF GRAND ISLAND, NEBRASKA; AND APPROVAL OF RELATED ACTIONS WHEREAS, the Grand Island City Council at its August September 12, 2022 meeting, referred a study identifying areas within the City of Grand Island that can be declared Extremely Blighted, commissioned by Woodsonia Acquisitions, 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 the Nebraska Community Development Law, Chapter 18, Article 21, Reissue Revised Statutes of Nebraska, as amended (the “Act”); and WHEREAS, the Commission held a public hearing regarding said Study at their meeting on October 5, 2022, and: WHEREAS, the Commission has reviewed said Study and confirmed the following findings: This property as presented in the study meets the requirements to be declared extremely blighted including: o Identified properties have been declared blighted and substandard or will be prior to adoption of this study, o Identified properties have an average rate of unemployment rate of at least two hundred percent of the average rate of unemployment base on U.S. Census data o Identified properties have an average poverty rate of more at least 20% based on U.S. Census data That development of this property to its full potential is in the best interest of the City of Grand Island and the entire region, NOW, THEREFORE, BE IT RESOLVED BY THE HALL COUNTY REGIONAL PLANNING COMMISSION AS FOLLOWS: Section 1. The Commission hereby recommends approval of the Study. 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: October 5, 2022 HALL COUNTY REGIONAL PLANNING COMMISSION ATTEST: By: ___________________________________ Chair By: ___________________________________ Secretary Grand Island Regular Meeting - 10/5/2022 Page 209 / 228 Hall County Regional Planning Commission Wednesday, October 5, 2022 Regular Meeting Item J1 Final Plat - Holtz 2nd Subdivision - Hall County - Located west of 190th Road and north of Wood River Road in Hall County. Staff Contact: Grand Island Regular Meeting - 10/5/2022 Page 210 / 228 September 22, 2022 Dear Members of the Board: RE: Final Plat – Subdivision List. For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is herewith submitted a list of Subdivision Plats, for properties located in Hall County, Nebraska as attached. You are hereby notified that the Regional Planning Commission will consider the following Subdivision Plat at the next meeting that will be held at 6:00 p.m. on October 5, 2022 in the City Council Chambers located in Grand Island's City Hall. Sincerely, Chad Nabity, AICP Planning Director CC: City Clerk City Attorney City Public Works City Utilities City Building Director County Assessor/Register of Deeds Manager of Postal Operations This letter was sent to the following School Districts 2, 19, 82, 83, 100, 126. Grand Island Regular Meeting - 10/5/2022 Page 211 / 228 Name Acres Lots Legal Description Holtz 2nd Subdivion 2.137 1 A tract of land comprising a part of the West Half of the Southeast Quarter (W 1/2,SE1/4), Section Eighteen (18), Township Ten (10) North, Range Twelve (12) West of the sixth P.M., Hall County, Nebraska. Liberty Campus Subdivision 44.76 7 A parcel of land located in the Southeast Quarter and the Southwest Quarter of Section 5, Township 11 North, range 9 West of the Sixth p.m., Hall County, Nebraska Northwest Gateway Second Subdivision 2.291 4 A replat of all of lots 13, 14, and 15, Northwest Gateway Subdivision, in the City of Grand Island, Hall County, Nebraska Woodland Park 19th Subdivision 6.979 2 A tract of land consisting of part lot 15, block 2, Woodland Park Twelfth Subdivision and part of the Southwest Quarter of the Southeast Quarter (SW1/4, SE1/4), all in Section Two (2), Township Eleven (11) North, Range Ten (10) WEST of the 6TH P.M., City of Grand Island, Hall County, Nebraska Grand Island Regular Meeting - 10/5/2022 Page 212 / 228 WOOD RIVER RD W Holtz 2ndSubdivision ® Scale: NONEFor Illustration Purposes PROPOSED SUBDIVISIONAERIAL MAP Grand Island Regular Meeting - 10/5/2022 Page 213 / 228 Grand Island Regular Meeting - 10/5/2022 Page 214 / 228 Grand IslandRegular Meeting - 10/5/2022Page 215 / 228 Hall County Regional Planning Commission Wednesday, October 5, 2022 Regular Meeting Item J2 Final Plat - Northwest Gateway Second Subdivision - Grand Island: Located at the north end of Colorado Avenue. Staff Contact: Grand Island Regular Meeting - 10/5/2022 Page 216 / 228 Independence AveId a h o A v e Nevada Ave Utah Ave Nevada Ave Colorado AveNebraska Highway 2 W Montana Ave Nebraska Highway 2 W NorthwestGateway SecondSubdivision ® PROPOSED SUBDIVISIONAERIAL MAP 1 inch = 200 feet¯ Grand Island Regular Meeting - 10/5/2022 Page 217 / 228 S89°56'18"W 148.94'(M) 149.03'(P2)LOT 2ROSS-THEASMEYERSUB(NOT A PART)LOT 1HW SUB(NOT A PART)LOT 3ROSS-THEASMEYERSUB(NOT A PART)LOT 4ROSS-THEASMEYERSUB(NOT A PART)LOT 5ROSS-THEASMEYERSUB(NOT A PART)LOT 6ROSS-THEASMEYERSUB(NOT A PART)LOT 7ROSS-THEASMEYERSUB(NOT A PART)LOT 8ROSS-THEASMEYERSUB(NOT A PART)LOT 8ROSS HEIGHTSSECOND SUB(NOT A PART)LOT 9ROSS HEIGHTSSECOND SUB(NOT A PART)LOT 12NORTHWESTGATEWAYSUB(NOT A PART)LOT 11NORTHWESTGATEWAYSUB(NOT A PART)LOT 10NORTHWESTGATEWAYSUB(NOT A PART)LOT 9NORTHWESTGATEWAYSUB(NOT A PART)LOT 8NORTHWESTGATEWAYSUB(NOT A PART)LOT 7NORTHWESTGATEWAYSUB(NOT A PART)60.0'(P1,P2)59.95'(M)N89°57'15"WN00°36'45"W 309.31'(M,P2)N89°57'14"W149.98'(M,P2) 150.0'(P)S89°58'09"W 208.90'(M) 208.75'(P)S00°38'03"E 589.93'(M,P2)COLORADO AVENUERIGHT-OF-WAYLOT 420000.02 S.F.0.459 AC.20000.02 S.F.0.459 AC.LOT 320000.02 S.F.0.459 AC.LOT 264' R.O.W.MONTANA AVENUE39776.62 S.F.0.913 AC.LOT 1N00°02'45"E 4.73'(M,P2)R=45.00'(M,P2)Δ=158°05'35"L=124.17'M,P2)CB=N11°33'58"WCH=88.36'M,P2)N00°36'45"W 48.06'(M)N89°22'34"E 165.62'(M)S00°38'03"E 141.01'(M)S89°23'15"W20.00'(M)N00°36'45"W 229.68'(M)N89°22'34"E 208.76'(M)S00°38'03"E 81.61'(M)S89°22'34"W 188.79'(M)S00°36'45"E 148.07'(M)S89°23'15"W23.21'(M)S00°38'03"E 100.02'(M) COLORADO AVENUE 60' R.O.W. N00°36'45"W 79.63'(M)N00°37'26"W55.91'(M,P2)N89°22'34"E 338.70'(M,P2)N00°38'03"W 130.00'(M,P2)N89°22'34"E20.00'(M,P2)S00°38'03"E 267.30'(M)10' DRAINAGEEASEMENT TO BEDEDICATED WITHTHIS PLATN00°36'45"W 90.80'(M,P2)S89°23'15"W43.21'(M,P2)30' ACCESSEASEMENT TO BEDEDICATED WITHTHIS PLATNOT TO SCALESEC. 2, T11N, R10WOWNERS: FAMOS CONSTRUCTION, INC.SUBDIVIDER: FAMOS CONSTRUCTION, INC.SURVEYOR: OLSSONENGINEER: OLSSONNUMBER OF LOTS: 4EXISTING PROPERTY LINESET CORNER (5/8"x24" REBAR W/CAP)SUBDIVISION LINENEW PROPERTY LINEFOUND CORNER (AS NOTED) FAX 308.384.8752TEL 308.384.8750201 East 2nd StreetGrand Island, NE 68801A REPLAT OF ALL OF LOTS 13, 14, AND 15, NORTHWEST GATEWAY SUBDIVISION, IN THE CITY OFGRAND ISLAND, HALL COUNTY, NEBRASKA. SAID TRACT CONTAINS A CALCULATED AREA OF99776.67 SQUARE FEET OR 2.291 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 LOTS13, 14, AND 15, NORTHWEST GATEWAY SUBDIVISION, IN THE CITY OF GRAND ISLAND, HALL COUNTY,NEBRASKA, AS SHOWN ON THE ACCOMPANYING PLAT THEREOF; THAT IRON MARKERS, EXCEPTWHERE INDICATED, WERE FOUND AT ALL CORNERS; THAT THE DIMENSIONS ARE AS SHOWN ON THEPLAT; AND THAT SAID SURVEY WAS MADE WITH REFERENCE TO KNOWN AND RECORDEDMONUMENTS.___________________________________________________JESSE E. HURT, REGISTERED LAND SURVEYOR NUMBER, LS-674KNOW ALL MEN BY THESE PRESENTS, THAT FAMOS CONSTRUCTION, INC., BEING THE OWNERS OFTHE LAND DESCRIBED HEREON, HAVE CAUSED SAME TO BE SURVEYED, SUBDIVIDED, PLATTED ANDDESIGNATED AS "" A REPLAT OF ALL OFLOTS 13, 14, AND 15, NORTHWEST GATEWAY SUBDIVISION, IN THE CITY OF GRAND ISLAND, HALLCOUNTY, NEBRASKA, AS SHOWN ON THE ACCOMPANYING PLAT THEREOF AND HEREBY DEDICATETHE EASEMENTS, AS SHOWN THEREON TO THE PUBLIC FOR THEIR USE FOREVER FOR THE LOCATION,CONSTRUCTION AND MAINTENANCE FOR PUBLIC SERVICE UTILITIES, TOGETHER WITH THE RIGHTSOF INGRESS AND EGRESS HERETO, AND HEREBY PROHIBITING THE PLANTING OF TREES, BUSHES ANDSHRUBS, OR PLACING OTHER OBSTRUCTIONS UPON, OVER, ALONG OR UNDERNEATH THE SURFACEOF SUCH EASEMENTS; AND THAT THE FOREGOING SUBDIVISION AS MORE PARTICULARLY DESCRIBEDIN THE DESCRIPTION HEREON AS APPEARS ON THIS PLAT IS MADE WITH THE FREE CONSENT AND INACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNERS AND PROPRIETORS.IN WITNESS WHEREOF, I HAVE AFFIXED MY SIGNATURE HERETO, AT ________________, NEBRASKA,THIS ____ DAY OF ____________, 2022._______________________________AMOS ANSON, PRESIDENTFAMOS CONSTRUCTION, INC.ON THIS ____ DAY OF ___________, 2022, BEFORE ME, A NOTARY PUBLIC WITHIN AND FOR SAIDCOUNTY, PERSONALLY APPEARED AMOS ANSON, PRESIDENT, FAMOS CONSTRUCTION, INC., TO MEPERSONALLY KNOWN TO BE THE IDENTICAL PERSON WHOSE SIGNATURE IS AFFIXED HERETO ANDACKNOWLEDGED THE EXECUTION THEREOF TO BE THEIR VOLUNTARY ACT AND DEED. IN WITNESSWHEREOF, I HAVE HEREUNTO SUBSCRIBED MY NAME AND AFFIXED MY OFFICIAL SEAL AT____________________ , NEBRASKA, ON THE DATE LAST ABOVE WRITTEN.MY COMMISSION EXPIRES ________________________________________NOTARY PUBLICMMEASURED DISTANCEPHW SUBP1 ROSS HEIGHTS SECOND SUBP2 NORTHWEST GATEWAY SUBNEW DRAINAGE EASEMENTEASEMENT LINE (AS NOTED)SUBMITTED TO AND APPROVED BY THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, CITIESOF GRAND ISLAND, WOOD RIVER, AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN, NEBRASKA._______________________________ __________CHAIRPERSON DATEAPPROVED AND ACCEPTED BY THE CITY OF GRAND ISLAND, NEBRASKATHIS ____ DAY OF ______ , 2022._______________________________MAYOR_______________________________CITY CLERKNEW ACCESS EASEMENTGrand IslandRegular Meeting - 10/5/2022Page 218 / 228 Grand IslandRegular Meeting - 10/5/2022Page 219 / 228 Hall County Regional Planning Commission Wednesday, October 5, 2022 Regular Meeting Item J3 Final Plat - Woodland Park 19th Subdivision - Grand Island: Located east Independence Avenue and south of Pennsylvania Avenue. Staff Contact: Grand Island Regular Meeting - 10/5/2022 Page 220 / 228 I ndepen d e n c e Av ePennsylvania Ave New York Ave New Jersey CirNew York Ave Pennsylvania Ave Capital Ave W Mason Ave WoodlandPark 19thSubdivision ® PROPOSED SUBDIVISIONAERIAL MAP 1 inch = 200 feet¯ Grand Island Regular Meeting - 10/5/2022 Page 221 / 228 PENNSYLVANIA AVENUE INDEPENDENCE AVENUEPENNSYLVANIA AVE. CAPITAL AVENUE LOT 1 LOT 2 N89°25'23"W 47.26'(M)N89°25'23"W 24.14'(M) 24.42'(P) N00°44'46"W 29.46'(M) N00°44'16"W 33.01'(M) 33.00'(D) 60.00'(M,D) S89°31'15"E S00°17'45"W 204.91'(M)S00°25'30"W 171.26'(M)171.22'(P1) 172.0'(R)119.32'(P)120.19'(M)N00°44'46"W 75.15'(M,P) S88°51'36"E S00°41'22"W148.87'(M) 148.88'(P)S89°25'19"E 700.94'(M) N00°44'16"W 113.25'(M) 10934.75 S.F. 0.251 AC. 263830.88 S.F. 6.057 AC. N89°31'15"W 681.80'(M) N89°31'15"W 2616.16'(M) 2613.60'(G)N00°44'16"W 2619.82'(M)R=330.00'(M,D) Δ=025°23'05" L=146.21'(M) CB=N13°26'47"W CH=145.01'(M) 145.02'(D)R=287.86'(M,D)Δ=024°49'55"L=124.76'(M)CB=N13°51'06"WCH=123.78'(M)123.72' (D) EAST R.O.W. LINE PER INST NO 200010611 FILED DEC 7 2000 EXISTING 15' SIDEWALK EASEMENT INST NO 200605843 FILED JUN 30 2006 EXISTING 9' UTILITY EASEMENT DOC NO 85006254 FILED DEC 18 1985 EXISTING 10' UTILITY EASEMENT EXISTING 5' UTILITY EASEMENT EXISTING 5' UTILITY EASEMENT EXISTING 10' UTILITY/DRAINAGE EASEMENT EXISTING 20' DRAINAGE/TRAIL EASEMENT WEST LINE, W1/2, SE1/4 SECTION 2-T11N-R10W N89°31'15"W 1.00'(M,R) EXISTING 10' UTILITY/DRAINAGE EASEMENT EXISTING 20' DRAINAGE/TRAIL EASEMENT EXISTING 10' UTILITY EASEMENT N89°31'15"W 740.00'(M,R) 1'(M,R)164.91'(M)40'(M)60' R.O.W.R=330.00'Δ=024°10'08"L=139.20'CB=N14°03'16"WCH=138.17'NORTHWEST CORNER, SOUTHEAST 1/4, SEC. 2-T11N-R10W FOUND 1/2” IRON PIPE SOUTHWEST CORNER OF ROSS HEIGHTS SUBDIVISION E 2.15’ TO CENTERLINE OF SANITARY SEWER MANHOLE SSW 21.19’ TO CHISELED “X” IN NORTHWEST CORNER CONCRETE PAD OF JUNCTION BOX W 61.43’ TO RED HEAD NAIL IN POWER POLE SOUTHWEST CORNER, SOUTHEAST 1/4, SEC. 2-T11N-R10W FOUND SURVEY SPIKE WITH ID WASHER AT GRADE IN CENTERLINE OF CAPITAL AVENUE NE 32.04’ TO CENTER TELECOMUNICATION MANHOLE ESE 31.90’ TO CENTER OF SANITARY SEWER MANHOLE WSW 30.07’ TO CENTER OF SANITARY SEWER MANHOLE NE 65.53’ TO RED HEAD NAIL IN POWER POLE SOUTHEAST CORNER, SOUTHEAST 1/4, SEC. 2-T11N-R10W FOUND 2” ALUMINUM CAP AT GRADE INSIDE QUADRANT OF LANDSCAPE AREA FOR ROUND-A-BOUT NW 62.53’ TO MAG NAIL WITH WASHER IN POWER POLE NE 48.23’ TO SPIKE IN POWER POLE SE 114.96’ TO RED HEAD NAIL IN POWER POLE SW 46.09’ TO TOP OPERATION NUT OF FIRE HYDRANT ROW LINE SECTION LINE MEASURED DISTANCEM PROPERTY LINE FAX 308.384.8752 TEL 308.384.8750 201 East 2nd Street Grand Island, NE 68801 EXISTING EASEMENT NEW SUBDIVISION LINE NEW PROPERTY LINE RECORDED DISTANCER DEEDED DISTANCED PLATTED DISTANCEP SOUTHWEST CORNER SOUTHEAST 1/4 SECTION 2-T11N-R10W SOUTHEAST CORNER SOUTHEAST 1/4 SECTION 2-T11N-R10W NORTHWEST CORNER SOUTHEAST 1/4 SECTION 2-T11N-R10W OWNERS: McKAYLA NELSON FIRST UNITED METHODIST CHURCH SUBDIVIDER: McKAYLA NELSON SURVEYOR: OLSSON ENGINEER: OLSSON NUMBER OF LOTS: 2 SEE DETAIL THIS SHEET 1" = 1' SW COR SE 1/4 SECTION CORNER SET CORNER (5/8"x24" REBAR W/CAP) FOUND CORNER (5/8" REBAR OR AS NOTED) CALCULATED CORNER GLO DISTANCEG POB POB Grand Island Regular Meeting - 10/5/2022 Page 222 / 228 A TRACT OF LAND CONSISTING OF PART LOT 15, BLOCK 2, WOODLAND PARK TWELFTH SUBDIVISION AND PART OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER (SW1/4, SE1/4), ALL IN SECTION TWO (2), TOWNSHIP ELEVEN (11) NORTH, RANGE TEN (10) WEST OF THE 6TH P.M., CITY OF GRAND ISLAND, HALL COUNTY, NEBRASKA, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT A POINT 1.00 FOOT WEST OF THE SOUTHWEST CORNER OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER (SW1/4, SE1/4) OF SECTION 2-T11N-R10W, SAID POINT BEING THE POINT OF BEGINNING; THENCE N00°44'16"W, ALONG THE EAST RIGHT-OF-WAY LINE OF INDEPENDENCE AVENUE AND BEING PARALLEL WITH THE WEST LINE OF THE SOUTHEAST 1/4, A DISTANCE 33.01 FEET TO A POINT BEING THE INTERSECTION OF THE EAST RIGHT-OF-WAY LINE OF INDEPENDENCE AVENUE AND THE NORTH RIGHT-OF-WAY LINE OF CAPITAL AVENUE; THENCE S89°31'15'E, ALONG SAID NORTH RIGHT-OF-WAY LINE OF CAPITAL AVENUE, A DISTANCE OF 60.00 FEET TO A POINT OF CURVATURE; THENCE AROUND A CURVE, ALONG THE EASTERLY RIGHT-OF-WAY LINE OF SAID INDEPENDENCE AVENUE AND IN A COUNTER CLOCK-WISE DIRECTION, HAVING A DELTA ANGLE OF 25°23'05", A RADIUS OF 330.00 FEET, A CHORD BEARING N13°26'47"W AND A CHORD DISTANCE OF 145.01 FEET TO A POINT OF REVERSE CURVATURE; THENCE AROUND A CURVE, ALONG SAID EASTERLY RIGHT-OF-WAY LINE OF INDEPENDENCE AVENUE AND IN A CLOCK-WISE DIRECTION, HAVING A DELTA ANGLE OF 24°49'55", A RADIUS OF 287.86 FEET, A CHORD BEARING N13°51'06"W AND A CHORD DISTANCE OF 123.78 FEET; THENCE N00°44'16"W, ALONG SAID EAST RIGHT-OF-WAY LINE OF INDEPENDENCE AVENUE, A DISTANCE OF 113.25 FEET; THENCE S89°25'19"E, ALONG THE SOUTH LINE OF BLOCK 3, WOODLAND PARK FIFTH SUBDIVISION AND THE SOUTH LINE OF BLOCK 3, WOODLAND PARK EIGHTH SUBDIVISION, A DISTANCE OF 700.94 FEET TO A POINT BEING THE SOUTHEAST CORNER OF LOT 4, BLOCK 3, WOODLAND PARK EIGHTH SUBDIVISION; THENCE N00°44'46"W, ALONG THE EAST LINE OF SAID LOT 4, BLOCK 3, A DISTANCE OF 120.19 FEET TO THE NORTHEAST CORNER OF SAID LOT 4, BLOCK 3 AND ALSO BEING ON THE SOUTH RIGHT-OF-WAY LINE OF PENNSYLVANIA AVENUE; THENCE S88°51'36"E, ALONG SAID SOUTH RIGHT-OF-WAY LINE, A DISTANCE OF 75.15 FEET TO THE NORTHWEST CORNER OF LOT 14, BLOCK 2, WOODLAND PARK TWELFTH SUBDIVISION; THENCE S00°41'22"W, ALONG THE WEST LINE OF SAID LOT 14, BLOCK 2, A DISTANCE OF 148.87 FEET TO THE SOUTHWEST CORNER OF SAID LOT 14, BLOCK 2; THENCE N89°25'23"W, ALONG THE NORTH LINE OF LOT 1, BEREAN BIBLE CHURCH SUBDIVISION, A DISTANCE OF 24.14 FEET TO THE NORTHWEST CORNER OF SAID LOT 1; THENCE S00°25'30"W, ALONG THE WEST LINE OF SAID LOT 1, A DISTANCE OF 171.26 FEET TO THE SOUTHWEST CORNER OF SAID LOT 1; THENCE S00°17'45"W A DISTANCE OF 204.91 TO A POINT ON THE SOUTH LINE OF SAID SW1/4, SE1/4; THENCE N89°31'15"W, ALONG SAID SOUTH LINE, A DISTANCE OF 740.00 FEET TO THE SOUTHWEST CORNER, SW1/4, SE1/4; THENCE CONTINUING N89°31'15"W A DISTANCE OF 1.00 FOOT TO THE POINT OF BEGINNING. SAID TRACT CONTAINS A CALCULATED AREA OF 304000.25 SQUARE FEET OR 6.979 ACRES MORE OR LESS OF WHICH 0.671 ACRES IS 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 LOT 15, BLOCK 2, WOODLAND PARK TWELFTH SUBDIVISION AND PART OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER (SW1/4, SE1/4), ALL IN SECTION TWO (2), TOWNSHIP ELEVEN (11) NORTH, RANGE TEN (10) WEST OF THE 6TH P.M., 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 McKAYLA NELSON, A SINGLE PERSON AND FIRST UNITED METHODIST CHURCH, BEING THE OWNERS OF THE LAND DESCRIBED HEREON, HAVE CAUSED SAME TO BE SURVEYED, SUBDIVIDED, PLATTED AND DESIGNATED AS "" IN PART LOT 15, BLOCK 2, WOODLAND PARK TWELFTH SUBDIVISION AND PART OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER (SW1/4, SE1/4), ALL IN SECTION TWO (2), TOWNSHIP ELEVEN (11) NORTH, RANGE TEN (10) WEST OF THE 6TH P.M., 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 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 HERE TO, AT ________________, NEBRASKA, THIS ____ DAY OF ____________, 2022. _______________________________ _________________________________ McKAYLA NELSON FLOYD SORENSEN, TRUSTEE CHAIRMAN FIRST UNITED METHODIST CHURCH ON THIS ____ DAY OF ___________, 2022, BEFORE ME, A NOTARY PUBLIC WITHIN AND FOR SAID COUNTY, PERSONALLY APPEARED McKAYLA NELSON, A SINGLE PERSON, TO BE PERSONALLY KNOWN TO BE THE IDENTICAL PERSON WHOSE SIGNATURE IS AFFIXED HERETO AND ACKNOWLEDGED THE EXECUTION THEREOF TO BE HER 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 FAX 308.384.8752 TEL 308.384.8750 201 East 2nd Street Grand Island, NE 68801 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 ON THIS ____ DAY OF ___________, 2022, BEFORE ME, A NOTARY PUBLIC WITHIN AND FOR SAID COUNTY, PERSONALLY APPEARED FLOYD SORENSEN, TRUSTEE CHAIRMAN, FIRST UNITED METHODIST CHURCH, TO BE PERSONALLY KNOWN TO BE THE IDENTICAL PERSON WHOSE SIGNATURES ARE 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 OWNERS: McKAYLA NELSON FIRST UNITED METHODIST CHURCH SUBDIVIDER: McKAYLA NELSON SURVEYOR: OLSSON ENGINEER: OLSSON NUMBER OF LOTS: 2 Grand Island Regular Meeting - 10/5/2022 Page 223 / 228 Grand IslandRegular Meeting - 10/5/2022Page 224 / 228 Hall County Regional Planning Commission Wednesday, October 5, 2022 Regular Meeting Item S1 Marvin Planning Invoice Staff Contact: Grand Island Regular Meeting - 10/5/2022 Page 225 / 228 Invoice Date 9/29/2022 Invoice # 1298 Bill To Hall Couny Regioanl Planning Commission Chad Nabity PO Box 1968 Grand Island, NE 68802-1968 Marvin Planning Consultants, Inc 382 N. 4th Street PO Box 410 David City, NE 68632 P.O. No.Terms Net 30 Due Date 10/29/2022 Account #Project Phone # 402.367.5031 E-mail kmarvin@marvinplanning.com Total Balance Due Payments/Credits Description Qty Rate Amount See attached pdf 4,025.00 4,025.00 Out-of-state sale, exempt from sales tax 0.00% 0.00 $4,025.00 $4,025.00 $0.00 Grand Island Regular Meeting - 10/5/2022 Page 226 / 228 Project HCRPC Comprehensive Plan Contracted Amount % Complete Amount Complete Amount left Cummulative Amount Due 37,300.00$ 81%30,328.92$ 6,971.08$ 30,328.92$ 45,700.00$ 18%8,000.00$ 37,700.00$ 38,328.92$ 33,500.00$ 1%275.00$ 33,225.00$ 38,603.92$ 49,500.00$ 0%-$ 49,500.00$ 38,603.92$ 9,000.00$ 0%-$ 9,000.00$ 38,603.92$ 30,000.00$ 0%-$ 30,000.00$ 38,603.92$ Housing 15,000.00$ 0%-$ 15,000.00$ 220,000.00$ 38,603.92$ 181,396.08$ 38,603.92$ Total Contract 220,000.00$ 38,603.92$ % Complete to date 17.5% 34,578.92$ 181,396.08$ 4,025.00$ % due 1.8% Actually Complete Phase Amount due Previously billed Amount Remaining on Contract Total Amount Complete Project Kick-off and Organization Envision HCRPC HCRPC Tomorrow Implementation Plan HCRPC Zoning HCRPC Profile Grand Island Regular Meeting - 10/5/2022 Page 227 / 228 Grand Island Regular Meeting - 10/5/2022 Page 228 / 228