12-07-2022 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, December 7, 2022
Regular Meeting Packet
Commission Members:
Judd Allan Hall County
Tony Randone Grand Island
Darrell Nelson Grand Island
Hector Rubio Grand Island
Leonard Rainforth Hall County
Nick Olson Doniphan
Tyler Doane Wood River
Robin Hendricksen Grand Island
Jaye Monter Cairo Vice Chairperson
Pat O’Neill Hall County Chairperson
Greg Robb Hall County
Leslie Ruge Alda Secretary
Regional Planning Director: Chad Nabity
Planning Technician:
Rashad Moxey
Administrative Assistant:
Norma Hernandez
6:00 PM
Grand Island Regular Meeting - 12/7/2022 Page 1 / 112
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 - 12/7/2022 Page 2 / 112
Hall County Regional Planning
Commission
Wednesday, December 7, 2022
Regular Meeting
Item A1
Agenda - December 7, 2022 Meeting
Staff Contact:
Grand Island Regular Meeting - 12/7/2022 Page 3 / 112
AGENDA AND NOTICE OF MEETING
Wednesday, December 7, 2022
6:00 p.m.
City Hall Council Chambers — Grand Island
1. Call to Order - This is a public meeting subject to the open meetings laws of the State of
Nebraska. The requirements for an open meeting are posted on the wall in this room
and anyone who would like to find out what those are is welcome to read through them.
The Planning Commission may vote to go into Closed Session on any Agenda Item as
allowed by State Law.
The Commission will discuss and may take action on any item listed on this agenda.
The order of items on the agenda may be reorganized by the Chair to facilitate the flow
of the meeting to better accommodate the public.
2. Minutes of the November 14, 2022.
3. Request Time to Speak.
4. Public Hearing – Redevelopment Plan Amendment-Grand Island Public hearing on an
amendment to the redevelopment plan for CRA Area 17 at 3553 Prairieview Street in
Prairie Commons Second Subdivision. (C-10-23GI)
5. Public Hearing – Proposed Rezoning –Grand Island Public Hearing regarding the
rezoning in located at 3553 Prairieview Street (Lots 1 and 3 of Prairie Commons Second
Subdivision) from CD Commercial Development Zone to Amended CD Commercial
Development Zone. (C-11-23GI)
1. Preliminary and Final Plat for Prairie Commons Fifth Subdivision (2 lots,
17.119 Acres)
6. Public Hearing – Comprehensive Plan Amendment – Grand Island Public hearing to
consider adoption of the Grand Island Affordable Housing Action Plan as an appendix the
2004 Grand Island Comprehensive Plan. (C-12-23GI)
7. Public Hearing – Proposed Rezoning –Grand Island Public Hearing regarding the
rezoning in located at 1510 E. 7th Street (Lot 2 of Sanchez Subdivision) from R2 Low
Density Residential to R3-SL Medium Density Small Lot Residential. (C-13-23GI)
Grand Island Regular Meeting - 12/7/2022 Page 4 / 112
Consent Agenda
8. Final Plat – Morales Subdivision– Grand Island ETJ: Located south of Airport Road
and west of Saint Paul Road in Hall County. (2 Lots, 5 Acres)
9. Final Plat – Rezac Subdivision– Grand Island ETJ: Located north of Stolley Park Road
and east of Stuhr Road in Hall County. (2 Lots, 16.162 Acres)
10. Comprehensive Plans
1. Payment of Claims
2. Update on Comp Plan Process
11. Directors Report
1. Meeting Dates and Locations for January, February, March and April
12. Next Meeting January 11, 2022.
13. 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 - 12/7/2022 Page 5 / 112
Staff Summary November 2022 Page 1
Staff Recommendation Summary
For Regional Planning Commission Meeting
December 7, 2022
4. Public Hearing – Redevelopment Plan – Grand Island. Public Hearing
Concerning a redevelopment plan amendment for CRA Area No. 17 to
allow for a Medical Office Building to replace the hotel that was proposed at
3553 Prairieview Street. Resolution 2023-06 (C-10-23GI) See Full
Recommendation (Hearing, Discussion, Action)
5. Public Hearing – Proposed Rezoning – Grand Island. Public Hearing
regarding the rezoning located at 3553 Prairieveiw Street from CD
Commercial Development Zone to Amended CD Commercial Development
Zone. The developer is changing their plan for this development and
wished to build a second medical office building at this location rather than
a hotel. This includes a preliminary and final plat for (C-11-23GI) See Full
Recommendation (Hearing, Discussion, Action)
6. Public Hearing – Comprehensive Plan Amendment-Grand Island.
Public Hearing Concerning an amendment to the Grand Island
Comprehensive Plan. LB 866 was adopted by the Unicameral and signed
by Governor Ricketts in 2019. The created the Municipal Density and
Missing Middle Housing Act N.R.S.S. 19-551 to 19-5506. As part of that
Act cities with a population of 50,000 or more are required to adopt an
Affordable Housing Action Plan prior to January 1, 2023. This plan was
prepared as part of the Comprehensive Plan update (C-12-23GI) See Full
Recommendation (Hearing, Discussion, Action)
7. Public Hearing – Proposed Rezoning – Grand Island. Public Hearing
regarding the rezoning located at 1510 E. 7th Street (Lot 2 of Sanchez
Subdivision) from R2 Low Density Residential to R3-SL Medium Density
Small Lot Residential (C-13-23GI). This would allow for a variety of
housing types to be developed on this site. Sewer and water are available
to the site and can be extended to serve additional housings. See Full
Recommendation (Hearing, Discussion, Action)
Consent Agenda
8. Final Plat – Morales Subdivision– Grand Island ETJ: Located south of
Airport Road and west of Saint Paul Road in Hall County. This property is
zoned LLR Large Lot residential and this will create a 3+ acre lot for a
second house on the property. (2 Lots, 5 Acres)
9. Rezac Subdivision– Grand Island ETJ: Located north of Stolley Park
Road and east of Stuhr Road in Hall County. This property is zoned TA
Grand Island Regular Meeting - 12/7/2022 Page 6 / 112
Staff Summary November 2022 Page 2
Transitional Agriculture. There are 2 houses on the property and this will
allow the owner to sell one of the existing homes. (2 Lots, 16.162 Acres)
10. Comprehensive Plan- Keith Marvin will be available to talk about
public outreach opportunities including the survey, MindMixer and
upcoming open house.
Next Regular Meeting January 11, 2023
Grand Island Regular Meeting - 12/7/2022 Page 7 / 112
Hall County Regional Planning
Commission
Wednesday, December 7, 2022
Regular Meeting
Item 1
Comprehensive Plans
Staff Contact:
Grand Island Regular Meeting - 12/7/2022 Page 8 / 112
PRESS RELEASE
For Immediate Release November 29, 2022
Contact Keith Marvin, AICP
kmarvin@marvinplanning.com
402.606.6405
News Media Encouraged to A end
Regional Planning Commission Mee ng December 7, 2022
Grand Island, Nebraska—Discussion of the community engagement process will be
featured at the Hall County Regional Planning Commission mee ng on December 7,
2022 at 6:00 p.m., in the City Council Chamber in Grand Island City Hall. The local news
media is encouraged to a end.
The Regional Planning Commission and Planning Director will discuss ideas and issues
seen during the ini al outreach process. Keith Marvin AICP of Marvin Planning
Consultants, Inc. will be present an update of the process. Part of the discussion will
center on the dire need to improve par cipa on on the community survey,
MindMixer, and in public mee ngs.
In addi on, there will be a discussion on the a future Town Hall mee ng being planned
on January 31, 2023 in the mee ng room of the Bosselman Corporate offices at 1607
S. Locust Avenue. Details of this mee ng to follow.
The a endance and support by the local media is seen as cri cal to the overall success
of this part of the Comprehensive Plan and ge ng the word out to the community.
The news media approximately 20 years ago was instrumental in the community
engagement success of the current Comprehensive Plan.
# # #
Marvin Planning Consultants, Inc.
382 North 4th Street
P.O. Box 410
David City, NE 68632
P: 402.367.5031
C: 402.606.6405
Grand Island Regular Meeting - 12/7/2022 Page 9 / 112
Invoice
Date
11/29/2022
Invoice #
1326
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
12/29/2022
Account #Project
Phone #
402.367.5031
E-mail
kmarvin@marvinplanning.com
Total
Balance Due
Payments/Credits
Description Qty Rate Amount
See attached pdf 33,814.83 33,814.83
Out-of-state sale, exempt from sales tax 0.00% 0.00
$33,814.83
$33,814.83
$0.00
Grand Island Regular Meeting - 12/7/2022 Page 10 / 112
Hall County Regional Planning
Commission
Wednesday, December 7, 2022
Regular Meeting
Item E1
Draft - Minutes - November 14, 2022 Meeting
Staff Contact:
Grand Island Regular Meeting - 12/7/2022 Page 11 / 112
THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
November 14, 2022
The meeting of the Regional Planning Commission was held Wednesday November, 14, 2022
at City Hall – Grand Island, Nebraska. Notice of this meeting appeared in the “Grand Island
Independent” on November 4, 2022.
Present: Leslie Ruge Nick Olson Robin Hendricksen
Pat O’Neill Leonard Rainforth Tony Randone
Hector Rubio Darrel Nelson Greg Robb
Jaye Monter Tyler Doane Judd Allan
Absent:
Other:
Staff: Chad Nabity and Norma Hernandez
Press: Brandon Summers
1.Call to order.
Chairman O’Neill called the meeting to order at 5:30 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 - 12/7/2022 Page 12 / 112
The order of items on the agenda may be reorganized by the Chair to facilitate the flow
of the meeting to better accommodate the public.
2. Minutes of the November 2, 2022 meeting.
A motion was made by Rubio and second by Rainforth to approve the minutes
of the November 2, 2022 meeting.
The motion carried with nine members voting in favor (Nelson, O’Neill, Ruge, Olson,
Monter, Rainforth, Rubio, Doane and Hendricksen) and three members abstaining
(Allan, Robb and Randone) and no members voting no.
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 Webb and U.S. Highway 281 north of 13th
Street Grand Island, Hall County, Nebraska. (C-07-23GI)
5. Public Hearing Redevelopment Plan – Grand Island – Public Hearing concerning a
redevelopment plan amendment for CRA Area No. 28 to allow for commercial and
residential redevelopment of the Conestoga Mall Property located at 3404 W.13th Street
Grand Island, Hall County, Nebraska. Resolution 2023-05 (C-08-23GI)
6.Public Hearing – Proposed Rezoning – Rezoning Grand Island - Public Hearing
regarding rezoning of Lots 1, 4 and 5 of Conestoga Eighth Subdivision, Grand Island, Hall
County, Nebraska. This property is located north of 13th Street between Webb Road and
U.S. Highway 281 and is the Conestoga Mall at 3404 W. 13th Street in the City of Grand
Island. The request would rezone property from CD Commercial Development Zone to
amended CD Commercial Development Zone and RD Residential Development Zone. (C-
09-23GI)
a.Preliminary and Final Plat – Conestoga Mall Ninth Subdivision – Grand
Island – Located at 3404 W. 13th Street between Webb Road and U.S. Highway
281 north of 13th Street in the City of Grand Island. (Preliminary Plat 15 lots, 2
Outlots, 15 lots 50.433 Acres, Final Plat 14 lots, 1 Outlot, 50.433 acres). This
property is under consideration for rezoning to CD Commercial Development
Zone and RD Residential Development Zone.
O’Neill opened the public hearings for agenda items number 4, 5 and 6.
Nabity stated the Woodsonia Hwy 281 LLC is proposing to purchase and redevelop
the Conestoga Mall property. The mall property is planned for Highway Commercial
development and across to the east (Webb Rd) it is designated medium density to
office use. Woodsonia Hwy 281 LLC is planning to develop around 300 apartments in
the northeast corner of the property. Staff is recommending amendments to the future
land use map that are consistent with the new plan presented for the new mall
property.
Grand Island Regular Meeting - 12/7/2022 Page 13 / 112
Nabity stated the redevelopment plan amendment for CRA Area 28 requests
$26,257,000 in tax increment financing over the course of 20 years. The area is
declared Extremely Blighted and Substandard making the area eligible for a 20 year
TIF. The redevelopment plan also includes a proposal for the designation of the
Project Site as an Enhanced Employment Area within the Extremely Blighted and
Substandard Area. The 1.50% Enhanced Employment Area/Occupation Tax -
$36,763,000 an add-on tax with in the EEA District boundaries including all
Conestoga Marketplace property. The Regional Planning Commission finds that the
redevelopment plan is consistent with the Comprehensive Plan of the City of Grand
Island recommends approval with the proposed changes.
Nabity then went over the redevelopment concept.
Andrew Snyder, Woodsonia Hwy 281 LLC, was available for questions.
O’Neill closed the public hearings for agenda items number 4, 5 and 6.
A motion was made by Randone and second by Ruge to approve the Comprehensive
Plan Amendment as summited finding that the changes are consistent with the
development in the area on the east side of Webb Road.
The motion was carried with eleven members voting in favor (Nelson, Allan, Ruge,
Olson, Robb, Monter, Rainforth, Rubio, Hendricksen, Randone and Doane) with no
members present voting no and one member abstaining (O’Neill).
A motion was made by Rainforth and second by Randone to approve the
Redevelopment Plan amendment for CRA Area No. 28 and resolution 2023-05 finding
that the proposed development is consistent with the comprehensive development plan
for the City.
The motion was carried with eleven members voting in favor (Nelson, Allan, Ruge,
Olson, Robb, Monter, Rainforth, Rubio, Hendricksen, Randone and Doane) with no
members present voting no and one member abstaining (O’Neill).
A motion was made by Hendricksen and second Rainforth to approve rezoning of Lots
1, 4 and 5 of Conestoga Eighth Subdivision and Preliminary and Final Plat for
Conestoga Mall Ninth Subdivision finding that the proposed development is consistent
with the comprehensive plan for the city.
The motion was carried with eleven members voting in favor (Nelson, Allan, Ruge,
Olson, Robb, Monter, Rainforth, Rubio, Hendricksen, Randone and Doane) with no
members present voting no and one member abstaining (O’Neill).
Grand Island Regular Meeting - 12/7/2022 Page 14 / 112
O’Neill adjourned the meeting at 5:54 p.m.
___________________________________________
Leslie Ruge, Secretary
By Norma Hernandez
Grand Island Regular Meeting - 12/7/2022 Page 15 / 112
Hall County Regional Planning
Commission
Wednesday, December 7, 2022
Regular Meeting
Item F1
Public Hearing - Redevelopment Plan Amendment -Grand Island -
CRA Area #17 at 3553 Pairieview Street
Staff Contact:
Grand Island Regular Meeting - 12/7/2022 Page 16 / 112
Agenda Item #4
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
November 17, 2022
SUBJECT:
Redevelopment plan amendment for property located in Blight and Substandard Area 17 for
the property located at 3553 Prairieview Street in Grand Island, Hall County, Nebraska. This
amendment changes the proposed use of this property from a hotel to a medical office
building. (C-10-23GI)
PROPOSAL:
Prataria Ventures LLC is requesting an amendment to the current redevelopment plan for this
property to change the proposed use of the property and TIF eligible project from a hotel to a
medical office building. The property is zoned CD Commercial Development Zone and an
amendment to that plan is also being considered. The future land use map calls for
development of this property as highway commercial.
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 by the Grand Island City Council.
This project is consistent with the proposed zoning and will be consistent with the future
land use plan for this area within the City of Grand Island with the proposed amendment.
This development will promote redevelopment of the area.
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 commercial uses at this location. TIF was originally approved for this
project for acquisition of the property, site grading, installation of streets and utilities and
planning activities. Those same categories of expenditure apply to this amended
application.
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 - 12/7/2022 Page 17 / 112
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 - 12/7/2022 Page 18 / 112
Redevelopment Plan Amendment
Grand Island CRA Area 17
June 2016 Amended November 2022
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area 17 within the city, pursuant to
the Nebraska Community Development Law (the “Act”) and provide for the
financing of a specific project in Area 17.
Executive Summary:
Project Description
THE REDEVELOPMENT OF PROPERTY LOCATED SOUTH OF HUSKER
HIGHWAY AND WEST OF U.S. HIGHWAY 281 (THE PROJECT SITE IS
CURRENTLY PLATTED AS EWOLDT SUBDIVISION WHICH PLAT WILL BE
VACATED AND A NEW PLAT RECORDED). THIS AMENDMENT APPLIES
SPECIFICALLY TO ACTIVITIES PLANNED FOR LOT 3 OF PRAIRIE COMMONS
SECOND SUBDIVISION AND A PORTION OF LOT 1 OF PRAIRIE COMMONS
SECOND SUBDIVISION TO BE REPLATTED. THE ORIGINAL PROJECT WILL
CONSISTED OF DEMOLITION OF EXISTING FARMS STRUCTURES, ALL SITE
WORK AND GRADING TO PROMOTE AND ENHANCE DRAINAGE ACROSS
THE SITE, INTALLATION OF ROADS, SEWER, WATER AND OTHER UTILITY
INFRASTRUCTURE TO SUPPORT DEVELOPMENT OF THE SITE. THE PROJECT
SHALL ALSO INCLUDE INFRASTRUCTURE IMPROVEMENTS AND
MODIFICATIONS WITHIN THE PUBLIC RIGHT-OF-WAY OF HUSKER
HIGHWAY (U.S. HIGHWAY 34) AND U.S. HIGHWAY 281 TO FACILITATE THE
TRAFFIC THE PROJECT WILL GENERATE. THE INTIAL PHASE OF THIS
DEVELOPMENT WILL CONSISTED OF THE CONSTRUCTION OF A 4 STORY 64
BED HOSPITAL AND, A 66,000 SQUARE FOOT MEDICAL OFFICE
BUILDINGAND A PLANNED AND A 103 BED HOTEL WITH 7000 SQUARE FEET
OF CONFERENCE/MEETING SPACE. THIS PHASE IS PROPOSING TO REPLACE
THE HOTEL AT THIS LOCATION WITH ANOTHER THREE STORY 66,000
SQUARE FOOT MEDICAL OFFICE BUILDING.
The use of Tax Increment Financing to aid in demolition, site clearance, and necessary
infrastructure and grading improvements to redevelop the southwest corner of Husker
Highway and U.S. Highway 281 currently platted as Ewoldt Sub in the City of Grand
Island was proposed in the original application and that work has been completed. The
use of Tax Increment Financing is an integral part of the development plan and necessary
to make this project economically feasible. The project will result in the development of
lots along this section of U.S. 281 toward U.S. Interstate 80. The proposed anchors for
the first phase of this development location include a private hospital, medical office
building and hotel with conference space. This plan amendment replaces the hotel with a
second medical office building. Subsequent phases of the remainder of the site include
housing, office space and retail development. The developer has indicated that this
Grand Island Regular Meeting - 12/7/2022 Page 19 / 112
development would not be considered nor financially feasible for at this location without
the use of TIF.
Prataria Ventures L.L.C., a wholly owned subsidiary of Chief Industries, Inc., owns the
subject property. Chief Industries was founded in 1954 and is headquartered in Grand
Island. The developer is responsible for and has provided evidence that they can secure
adequate debt financing to cover the costs associated with the site work and remodeling.
The Grand Island Community Redevelopment Authority (CRA) intends to pledge the ad
valorem taxes generated over the 15 year period beginning January 1, 2018 towards the
allowable costs.
TAX INCREMENT FINANCING TO PAY FOR THE REHABILITATION OF THE
PROPERTY WILL COME FROM THE FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
Legal Descriptions: All of Ewoldt Subdivision in Grand Island, Hall County, Nebraska
and the adjacent rights-of-way for Husker Highway/U.S. Highway 34, U.S. Highway 281
and Rae Road. This amendment applies specifically to Lots 1 and 3 of Prairie Commons
Second Subdivision.
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Existing Land Use and Subject Property 2016
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Existing Land Use and Subject Property 2022
Grand Island Regular Meeting - 12/7/2022 Page 22 / 112
This plan amendment provides for the issuance TIF Notes, the proceeds of which
will be granted to the Redeveloper. The tax increment will be captured for up to 15
tax years the payments for which become delinquent in years 2018 through 2032
inclusive or as otherwise dictated by the contract. The proposed development with
this amendment for a second medical office building anticipates a restructured bond
that would span the tax years 2023 to 2038.
The real property ad valorem taxes on the current valuation will continue to be paid
to the normal taxing entities. The incremental value for the first phase will be
created by the construction of a 64 bed private hospital, medical office building and
hotel/conference center a second medical office building. This area is planned for
commercial development with the Grand Island Comprehensive Plan and will has
been need to be rezoned to either a B2 General Commercial or CD Commercial
Development zone to accommodate the planned development. An amendment to the
CD Zone to allow the second medical office building has been proposed.
. In addition, the current subdivision will be vacated and a new subdivision created
to create the buildable lots of record for the first phase of redevelopment.
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,
Grand Island Regular Meeting - 12/7/2022 Page 23 / 112
premium, if any, and interest on such bonds, loans, notes, advances, or indebtedness.
Redevelopment Plan Amendment Complies with the Act:
The Community Development Law requires that a Redevelopment Plan and Project
consider and comply with a number of requirements. This Plan Amendment meets the
statutory qualifications as set forth below.
1. The Redevelopment Project Area has been declared blighted and substandard by
action of the Grand Island City Council on June 9, 2015.[§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. Conformance with 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 December 7, 2022 and passed
Resolution 2023-06 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 17 does not anticipate real property acquisition by the
developer. There is no proposed acquisition by the authority.
b. Demolition and Removal of Structures:
The project to be implemented with this plan provides for the demolition and removal of
the existing abandoned farm buildings on the property.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. This property is
in private ownership and is planned for commercial uses [§18-2103(b) and §18-2111]. A
site plan of the area after the proposed redevelopment is also attached. [§18-2111(5)]
Grand Island Regular Meeting - 12/7/2022 Page 24 / 112
City of Grand Island Future Land Use Map effective 2016
Grand Island Regular Meeting - 12/7/2022 Page 25 / 112
City of Grand Island Future Land Use Map effective 2022
Grand Island Regular Meeting - 12/7/2022 Page 26 / 112
Grand Island Regular Meeting - 12/7/2022 Page 27 / 112
Proposed Site Plan as developed.
Grand Island Regular Meeting - 12/7/2022 Page 28 / 112
d. Changes to zoning, street layouts and grades or building codes or ordinances or other
Planning changes.
The property is currently platted as Ewoldt Subdivision Lot 3 and Part of Lot 1 of Prairie
Commons Second Subdivision. The existing Ewoldt Subdivision and all easements on
the property will be vacated. The property will be replatted with a new a new street and
lot configuration. Necessary easements will be dedicated with the new subdivision plat.
The area is zoned TA Transitional Agriculture. It is anticipated that tThe area for the first
phase of redevelopment willas be rezoned to accommodate the development to a B2
General Commercial or CD Commercial Development Zone a further amendment will be
necessary to allow the second medical office building. These zoning districts at this
location are consistent with the Grand Island Comprehensive Development Plan. The
westerly portions of the property may be rezonedwas rezoned to an RO Residential
Office zone that allows apartments and office buildings and which would provide a
buffer between anticipated lakefront residential development to the west. Internal streets
will bewere platted to connect James Road on the north with the intersection of James
Road (Prairie Vview Road) and Rae Road on the south. All properties will behave been
graded to drain appropriately and streets werewill be designed based on final lot
elevations. Streets, utility infrastructure and grading were will be ccompleted for the
whole development during the first phase of this project. No changes are anticipated in
building codes or ordinances. However, the CRA intends to require enhancements to
building facades as part of a public space requirement of the redevelopment project. No
other planning changes contemplated. [§18-2103(b) and §18-2111]
e. Site Coverage and Intensity of Use
The developer is proposing to build on the site within the constraints allowed by the
proposed zoning districts. The CD zoning district allows for up to 50% of the CD zone
to be covered with buildings. The B2 zone would allow coverage of up to 100% of the
lot less required landscaping and the RO zoning district would allow up to 75% coverage.
Final zoning on the project site will have to be approved by the Grand Island City
Council prior to construction. [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Sewer and water are available to support this development. Sufficient capacity exists
within these systems to support this development at completion. Sewer, water will
bewere extended throughout the site. The developer wasill be responsible for
engineering and installation of all required utilities. Said utilities are expected to become
part of the city infrastructure and will be accepted into the city systems after construction
and inspection. Electric infrastructure will beas extended throughout the site according to
typical commercial installation requirements. Natural gas and communications
infrastructure will be installed according to the agreements formed with the private
companies that provide those services. The City of Grand Island will secure all necessary
easements for utility infrastructure with the platting and development processes. Public
Grand Island Regular Meeting - 12/7/2022 Page 29 / 112
façade easements will be acquired in all buildings constructed as part of the project. The
Redeveloper will be required to enhance the building exteriors and façades as provided in
the redevelopment contract as a part of the public space development in the project over
and above Commercial Development Zone building requirements. The façade
improvements are required to ensure long-term durability of the buildings to prevent the
recurrence of blighted conditions, with such façade improvements protected with a grant
of an easement to the City by the Redeveloper.
[§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. No individuals or businesses
will be relocated due to this development. [§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 has any interest in this property.
6. Section 18-2114 of the Act requires that the Authority consider:
a. Method and cost of acquisition and preparation for redevelopment and estimated
proceeds from disposal to redevelopers.
The developer owns this property. The developer has identified the following expenses
shown as exhibit B as potentially eligible for TIF based on the costs for the first phase
development and site preparation/grading, streets and utility infrastructure for the full 96
acre site at $28,910,839. Additional TIF may be generated and used for complete
development of the remainder of the site for site acquisition, planning, architecture, legal
and other eligible activities.
Grand Island Regular Meeting - 12/7/2022 Page 30 / 112
Grand Island Regular Meeting - 12/7/2022 Page 31 / 112
Updated cost numbers for MOB 2.0 specifically
Prairie Commons Medical Office Building #2.0
Legal: Prairie Commons Second Subdivision Lot 3
September 30, 2022
Estimated Project Costs
Acquisition Costs:
Land $1,700,000
Construction & Site Costs $27,650,000
Soft Costs:
Architectural/Engr./Testing $1,710,000
Financing Fees $210,000
Legal/Planning/Audit Fees $1,120,000
Contingency Reserves $710,000
Total $33,100,000
Estimated Value at Completion $27,650,000
Sources of Financing:
Developer Equity $7,200,000
Tax Increment Assistance $4,885,000
Commercial Bank Loan $21,015,000
Listing of TIF Eligible Expenses:
Site Preparation $100,000
Façade Upgrade $250,000
Site Utilities $200,000
Paving/Sidewalks/Hike-Bike Trail $675,000
Planning Activities (Arch./Engr./Designer fees) $2,710,000
Legal Fees $100,000
Land Purchase $1,700,000
Total TIF Eligible Expenses $5,735,000
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 $28,708,000 from the proceeds of the TIF
Indebtedness issued by the Authority. This indebtedness will be repaid from the Tax
Increment Revenues generated from the project. TIF revenues shall be made available to
repay the original debt and associated interest after January 1, 2017 through December
20318. The developer will use the TIF Note to secure debt financing in an amount not to
Grand Island Regular Meeting - 12/7/2022 Page 32 / 112
exceed $28,708,000 to be paid to the note holder during the term of the financing. TIF
Notes have been issued for the hospital and MOB 1 in the amount of $11,600,000 and
$2,500,000 respectively. The developer is requesting a note in the amount of $4,885,000
for the MOB 2.0 project contemplated in this plan amendment. The total TIF for the
project as proposed would be $18,985,000. A total of $9,723,000 less than originally
approved.
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 blighted and substandard
conditions within the area.
8. Time Frame for Development
Development of this project is anticipated to be completed between September of 2016
and December of 2018. Excess valuation should be available for this project for 15 years
beginning with the 2017 tax year. The MOB 2.0 anticipated with the amendment would
be constructed in 2023 and open in and fully taxable in 2024. Additional projects may be
brought forward for separate consideration on parcels located outside of this initial phase.
9. Justification of Project
Demolition, extension of utilities, substantial site grading and installation of streets are
necessary to facilitate redevelopment of this site. The redevelopment of this property by
Prataria Ventures, LLC, will result in increased employment opportunities in the medical
Grand Island Regular Meeting - 12/7/2022 Page 33 / 112
sector within Grand Island as well as expanded medical choices. This is a first step in
extending development south along U.S. Highway 281 toward U.S. Interstate 80. The
Grand Island City Council has made it clear with previous decisions that they support
development toward the I-80/281 interchange.
10. Cost Benefit Analysis The CRA will engage consultants to prepare a cost benefit
analysis. The results of the original analysis will beare included as an appendix to this
plan amendmente original plan. The original analysis supported TIF in an amount of
$28,708,000. The total TIF proposed has been reduced to $18,985,000.
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
(MOB 2.0 Only)
The redevelopment project area currently has an estimated valuation of $621,000.
The proposed redevelopment will create additional valuation of $27,029,000 over the
course of the next two years. The project creates additional valuation that will support
taxing entities long after the project is paid off. The tax shift from this project will be
equal to the total of the bond principal of $4,885,000 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. 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 will provide additional medical facilities for residents of Grand Island and for
the surrounding area. New medical staff will be needs to support this development.
(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
New medical staff will be needed to support this development.
Grand Island Regular Meeting - 12/7/2022 Page 34 / 112
(e) Impacts on student populations of school districts within the City or Village:
This development will not have a direct impact on the Grand Island School system
since it does not include a housing component. New employees will need housing and
that may impact the schools depending on where people choose to live.
(f) Any other impacts determined by the authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
Grand Island is a regional medical provider and this development will help solidify and
enhance that position. The MOB 2.0 will support the new hospital and provide additional
competition within the medical market place in Grand Island.
Time Frame for Development
Development of this project is anticipated to be completed between September of 2016
and December of 2018. The base tax year should be calculated on the value of the
property as of January 1, 2017. Excess valuation should be available for this project for
15 years beginning in 2017 with taxes due in 2018. 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 $28,708,000 the
projected amount of increment based upon the anticipated value of the project and current
tax rate. The total TIF for the project as proposed would be $18,985,000. A total of
$9,723,000 less than originally approved.
Grand Island Regular Meeting - 12/7/2022 Page 35 / 112
LINC O LN, NEBRAS KA 5 85 0 II-2095
(102) 4/4 -£ 900 • I'A X (TO?) 174-5 3°/.\
w w w.c line w illia me. c o m
July 20, 2016
CrTNr. WH.LIAMS
W GHT JOHNSON Ocnf:«H IER, L. L.1°.
Re: Prairie Commons Redevelopment Project in Grand Island
Our File No.: 16346.10 1
Dear Chad and Mike:
Based upon our conversations, I prepared and attach:
1. The revised version of the Amendment to Redevelopment Plan to which
I have made some comments. Please let me know if these comments cause you any
concern; and
2. A revised Exhibit for the “Project TIF Eligible Expenses” to be
substituted for the version that was attached to the Application from Prataria
Ventures, LLC.
Please let me know if you have any questions.
Sincerely,
Enclosure
cc: Dave Ostdiek (via email)
Roger Bullington (via email)
4830-3993- 1957, v. 1
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Grand Island Regular Meeting - 12/7/2022 Page 36 / 112
COMM\JR QTY :ED£vELOPMENT AUTHOkITY
BAC KG RO U N D (NFO RMATI 0 N RE LATIVE TO
TAX I N C R E ME NT F I NAN CI N G R EQU EST
J U N E 8, 2016
PROJECT REDEVELOPER INFORMATION
Business Name: Prataria Ventures, LLC
A wholly owned limited liability company of Chief Industries, Inc.
Address: 3942 W Old Highway 30
Grand Island, NE 68803
Telephone Number: 308-389-7200
Contact: Roger Bullington, P. E.
308-389-7288
roger.bulIington@chiefind.com
P.O. Box 2078
Grand Island, NE 68802
Fax Number: 308-389-7352
Lot 3 Project Redeveloper Information
Business Name: Prairie Commons MOB 2.0, LLC
Address: 13340 California Street, Suite 108
Omaha, NE. 68154
Contacts: Jon Walker (913) 219-6910
Ralph Castner (308) 249-1697
Prairie Commons MOB 2.0, LLC will be assuming the redevelopment agreement and responsibilities to
develop a second medical office building of Phase One on the Prairie Commons Campus.
Brief Description of Applicant’s Business:
Prataria Ventures is the development business unit of Chief Industries. This entity provides
development services for projects. Prataria holds the real estate holding for potential real
estate and development investments, and is a premier real estate developer in the Midwest
providing innovative and progressive developments through public and private partnerships.
Our development portfolio includes projects for private and public/private institutions as well
as for our own use. Our projects range from small properties to expansive developments through-
out diverse communities from small towns to metropolitan communities.
Grand Island Regular Meeting - 12/7/2022 Page 37 / 112
Chief Industries, Inc. is a diverse company headquartered in Grand Island. Founded in 1954,
Chief has been a community leader in Grand Island and Central Nebraska and is a privately
owned entity.
Grand Island Regular Meeting - 12/7/2022 Page 38 / 112
Present Ownership Proposed Project Site:
Prataria Ventures, LLC
c/o Chief Industries, Inc.
P.O. Box 2078
Grand Island, NE 68802
Proposed Project: Building square footage, size of property, description of buildings -
materials, etc. Attach site plan, if available.
Building square footage: Total 319,865
Size of property: Phase 1, 35 Acres
Description of buildings:
Prataria owns a 96 acre parcel of land that includes a farm homestead, farmland and pasture land.
This is a generational development opportunity which sits at the front door of Grand Island. Prataria
proposes to develop this parcel in four separate phases. The first phase will be on 35 acres that will
include a hospital, medical office building and a hotel.
The hospital is approximately 172,000 square feet and will be designed for potential future expan-
sion horizontally and vertically. The initial 4 story bed tower will be comprised of 64 patient rooms
and will be designed for two additional floors for future growth. The structure is designed utilizing
conventional steel framing, with the exterior being a combination of precast panels, metal pan-
els, curtainwall and storefront glass features.
The Medical Office Building will be a three story structure totaling 66,000 square feet. It will also be
a conventional steel framed structure with the same exterior materials and features as the hospital.
Thus, creating a campus feel with complimentary architectural design features. It will be attached to
the hospital structure, allowing patient and visitors ease of accessing both facilities.
Due to the growth of the healthcare industry in Grand Island, there is a perceived need for additional
medical offices on the Prairie Common campus. These medical offices will need to be attached to the
Grand Island Regional Medical Center (GIRMC) and the original Prairie Commons MOB (#1.0). This will
be achieved by corridor links between the three buildings and creating a healing garden adjacent to the
buildings and corridors (corridors will consist of 3,885 square feet on GIRMC property). Due to this
campus healthcare emphasis, the hospitality component is planned to move to another phase of the
Prairie Commons development and to another parcel within the development. This Prairie Commons
MOB #2.0 is planned to be a Class A three-story structure encompassing a total of 66,000 sq. ft. The
design features will mimic those of GIRMC and PC MOB #1.0 so that the architectural integrity is intact.
Additional phases will be forthcoming.
If Property is to be Subdivided, Show Division Planned:
See conceptual plan submitted. Actual preliminary plat to be determined in near future.
See Exhibit A
Grand Island Regular Meeting - 12/7/2022 Page 39 / 112
Name, Address, Phone & Fax Numbers of Architect, Engineer and General Contractor:
Architect
Name: Davis Design
Phone: 402-476-9700
Address: 1221 N Street,
Suite 600
Lincoln, NE 68508
Engineer
Name: Olsson Associates
Phone: 308-384-8750
Address: 201 E. 2nd Street
Grand Island, NE 68801
General Contractor
Name: Chief Construction
Phone: 308-389-7222
Address: 3935 Westgate
Road
Grand Island, NE 68803
Estimated Real Estate Taxes on Project Site Upon Completion of the Project:
(Please Show Calculations)
Please See Exhibit B
Project Construction Schedule:
Construction Start Date
Phase 1(Lot 3) :January 2023
Construction Completion Date
Phase 1(Lot 3): Spring 2024
This will be a phased project with phase one comprised of a healthcare/hospitality component and
the site/utility work necessary for the development project. Three additional phases are planned
and the times and sequencing of each respective phase will be dependent on market conditions.
These phases may include a substantial retail component, multi-family/senior housing and an office
component.
Grand Island Regular Meeting - 12/7/2022 Page 40 / 112
XII. Please Attach Construction Pro Forma
Due to confidential nature of the projects, construction proforma available for discussion.
XIII. Please Attach Annual Income & Expense Pro Forma
(With Appropriate Schedules)
Due to confidential nature of the projects, proforma available for discussion.
PROJECT REDEVELOPER INFORMATION
Describe Amount and Purpose for Which Tax Increment Financing is Requested:
Tax Increment Financing is being requested in the amount of $4,885,000. for the development of Lot 3 of
Phase One of the Prairie Commons Development. The TIF funds will enable the healthcare component of
campus to continue to grow and allow for specialty clinics to expand to the campus and to the community
of Grand Island. The TIF financing component will allow this project on Lot 3 to move forward and will
assist in the funding gap for the developers to continue on the path of high quality and aesthetic designs to
attract clients and practitioners to our community. In addition to significant investments in the structures,
this will also provide extensive investments into personal property and thus provide a large increase in
personal property taxes. This new medical office building will also provided for expanded employment
opportunities, healthcare alternatives, and quality of life features.
Statement Identifying Financial Gap and necessity for use of Tax Increment Financing for
Proposed Project:
The proposed site work and construction costs will result in an overall improvement to the
area and allow for additional medical goods and services, employment opportunities, medical
office space and a hospitality/conference area. Tax increment financing is an integral and es-
sential component to the project completion which is contingent upon receipt of the expected
tax increment assistance. Feasibility is dependent upon TIF funds that will enable the creation
of adequate economics to make the necessary site improvements, utility extensions and new
construction costs at a competitive rate in the area.
Municipal and Corporate References (if applicable). Please identify all other Municipalities,
and other Corporations the Applicant has been involved with, or has completed develop-
ments in, within the last five (5) years, providing contact person, telephone and fax num-
bers for each:
Grand Island Regular Meeting - 12/7/2022 Page 41 / 112
Prairie Commons Development
Current site of the Grand Island Regional Medical Center and the Prairie Commons Medical Office
Building
Contact:
David Ostdiek
Chief Industries
Phone: 308-389-7246
Fax: 308-389-7352
Green Line Redevelopment
Current site of the Chief Construction Campus and Christensen Concrete.
Contact:
David Ostdiek
Chief Industries
Phone: 308-389-7246
Fax: 308-389-7352
Aurora Co-Op Redevelopment
Current site of Goodwill Industries Warehouse and Chief Fabrication.
Contact: Contact:
David Ostdiek Chad Nabity
Chief Industries Regional Planning Department
Phone: 308-389-7246 Phone: 308-385-5444 ext. 210
Fax: 308-389-7352
Lincoln West Haymarket Phase 1 & Phase 2
Includes Canopy Lofts, The Railyard, The Hobson Place and the Hyatt hotel.
Contact:
Hallie Salem
Lincoln NE Urban Development
Contact:
David Landis
Lincoln NE Urban Development
Contact:
Mayor Chris Beutler
Mayor of Lincoln, NE
Department Department Phone: 402-441-7511
Phone: 402-441-7864 Phone: 402-441-7864 Fax: 402-441-7120
Fax: 402-441-8711 Fax: 402-441-8711
Please Attach Applicant’s Corporate/Business Annual Financial Statements for the Last
Three Years.
To be provided.
Grand Island Regular Meeting - 12/7/2022 Page 42 / 112
Exhibit A
Grand Island Regular Meeting - 12/7/2022 Page 43 / 112
Grand Island Regular Meeting - 12/7/2022 Page 44 / 112
Prairie Commons Medical Office Building #2.0
Legal: Prairie Commons Second Subdivision Lot 3
September 30, 2022
Estimated Project Costs
Acquisition Costs:
Land $1,700,000
Construction & Site Costs $27,650,000
Soft Costs:
Architectural/Engr./Testing $1,710,000
Financing Fees $210,000
Legal/Planning/Audit Fees $1,120,000
Contingency Reserves $710,000
Total $33,100,000
Estimated Value at Completion $27,650,000
Sources of Financing:
Developer Equity $7,200,000
Tax Increment Assistance $4,885,000
Commercial Bank Loan $21,015,000
Listing of TIF Eligible Expenses:
Site Preparation $100,000
Façade Upgrade $250,000
Site Utilities $200,000
Paving/Sidewalks/Hike-Bike Trail $675,000
Planning Activities (Arch./Engr./Designer fees) $2,710,000
Legal Fees $100,000
Land Purchase $1,700,000
Total TIF Eligible Expenses $5,735,000
Grand Island Regular Meeting - 12/7/2022 Page 45 / 112
STAIRS A
134 SF
MECHANICAL
536 SF
LOBBY/
WAITING
969 SF
STAIRS B
134 SF
VESTIBULE
222 SF
SUITE 101
TENANT SPACE
17,058 SQFT
EMERGENCY
ELECTRICAL
158 SF
JAN.
100 SF
WOMEN'S
RR
144 SF MEN'S RR
144 SF
ELEVATOR
128 SF
ELECT.
157 SF
COMM
140 SF
CORRIDOR
439 SF
ELEVATOR
CONTROL
124 SF
LINK HEALING GARDEN
EXISITNG MOBEXISTING HOSPITAL
15 East Main, Suite 201Vermillion SD 57069Phone 605-624-1081Vermillion1221 N Street, Suite 600Lincoln NE 68508Phone 402-476-9700Fax 402-476-9722LincolnPrairie Commons MOB, LLCMedical Office Building TwoDD-101-109/08/22Floor Plans - Option 1
1/32" = 1'-0"
1 01 - FIRST LEVEL - OPTION-1
TYPE 2B -FULLY SPRINKLED
B -BUSINESS
NOT AMBULATORY CARE FACILITY
SHAFT ENCLOSURE 1 HR (IBC 2015, SECTION 713.4)
INTERIOR EXIT STAIRWAYS ENCLOSURE 1 HR (IBC 2015, SECTION 1023.2)
22,064 SQFT GROSS LEVEL 3
22,064 SQFT GROSS LEVEL 2
21,907 SQFT GROSS LEVEL 1
3,885 GROSS LINK
Grand Island Regular Meeting - 12/7/2022 Page 46 / 112
STAIRS A
134 SF
CORRIDOR
637 SF
LOBBY
667 SF
CORRIDOR
341 SF
STAIRS B
134 SF
SUITE 201
TENANT SPACE
12,833 SQFT
SUITE 202
TENANT SPACE
5,433 SQFT
WOMEN'S
RR
144 SF
MEN'S RR
144 SF
ELEVATOR
128 SF
ELECT.
157 SF 15 East Main, Suite 201Vermillion SD 57069Phone 605-624-1081Vermillion1221 N Street, Suite 600Lincoln NE 68508Phone 402-476-9700Fax 402-476-9722LincolnPrairie Commons MOB, LLCMedical Office Building TwoDD-101-209/19/22SECECOND LEVEL1/32" = 1'-0"
1 02 - SECOND - OPTION -1
THIRD LEVEL SIMILAR
TYPE 2B -FULLY SPRINKLED
B -BUSINESS
NOT AMBULATORY CARE FACILITY
SHAFT ENCLOSURE 1 HR (IBC 2015, SECTION 713.4)
INTERIOR EXIT STAIRWAYS ENCLOSURE 1 HR (IBC 2015, SECTION 1023.2)
22,064 SQFT GROSS LEVEL 3
22,064 SQFT GROSS LEVEL 2
21,907 SQFT GROSS LEVEL 1
3,885 GROSS LINK
Grand Island Regular Meeting - 12/7/2022 Page 47 / 112
15 East Main, Suite 201Vermillion SD 57069Phone 605-624-1081Vermillion1221 N Street, Suite 600Lincoln NE 68508Phone 402-476-9700Fax 402-476-9722LincolnPrairie Commons MOB, LLCMedical Office Building TwoDD-10209/19/22Exterior Elevations1/16" = 1'-0"
1 EXTERIOR ELEVATION - NORTH
1/16" = 1'-0"
2 EXTERIOR ELEVATION - SOUTH
Grand Island Regular Meeting - 12/7/2022 Page 48 / 112
15 East Main, Suite 201Vermillion SD 57069Phone 605-624-1081Vermillion1221 N Street, Suite 600Lincoln NE 68508Phone 402-476-9700Fax 402-476-9722LincolnPrairie Commons MOB, LLCMedical Office Building TwoDD-10309/20/22Exterior Elvations1/16" = 1'-0"
1 EXTERIOR ELEVATION - EAST
1/16" = 1'-0"
2 EXTERIOR ELEVATION - WEST
Grand Island Regular Meeting - 12/7/2022 Page 49 / 112
15 East Main, Suite 201Vermillion SD 57069Phone 605-624-1081Vermillion1221 N Street, Suite 600Lincoln NE 68508Phone 402-476-9700Fax 402-476-9722LincolnPrairie Commons MOB, LLCMedical Office Building TwoDD-10509/30/22LINK - Exterior Elevations
1/16" = 1'-0"
1 .LINK - NORTH
1/16" = 1'-0"
2 .LINK - SOUTH
1/16" = 1'-0"
3 .LINK - WEST
1/16" = 1'-0"
4 .LINK EAST
Grand Island Regular Meeting - 12/7/2022 Page 50 / 112
Grand Island Regular Meeting - 12/7/2022 Page 51 / 112
Grand Island Regular Meeting - 12/7/2022 Page 52 / 112
Resolution Number 2023-06
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 17 requested by Prataria Ventures 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 December 7, 2022,
and
WHEREAS, the chair or president of Hall County Board, Grand Island School Board, Central
Platte Natural Resources District, Educational Service Unit #10 and Central Community College were
notified by certified mail of said hearing, and
WHEREAS, the Commission advertised the time, date and location public hearing in the Grand
Island Independent on Saturday November 19 and 26, 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: December 7, 2022
HALL COUNTY REGIONAL PLANNING COMMISSION
ATTEST: By: ___________________________________
Chair
By: ___________________________________
Secretary
Grand Island Regular Meeting - 12/7/2022 Page 53 / 112
Hall County Regional Planning
Commission
Wednesday, December 7, 2022
Regular Meeting
Item F2
Public Hearing - Proposed Rezoning - Grand Island - Regarding
rezoning located at 3553 Prairieview Street
Staff Contact:
Grand Island Regular Meeting - 12/7/2022 Page 54 / 112
Agenda Item 5
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
November 30, 2022
SUBJECT:Zoning Change (C-11-23GI)
PROPOSAL: To rezone a lots 1 and 3 of Prairie Commons Second Subdivision from CD
Commercial Development Zone to Amended CD Commercial Development Zone. This property is
located between Prairieview Street and U.S. Highway 281 south of Husker Highway. The proposed
change would amend the approved development plan to allow a second medical office building and
remove the proposed hotel on Lot 3. It would also move property lines between the Lot 1, the
Hospital and the vacant lot that was originally planned for the hotel. The location of the proposed
zoning changes is attached.
OVERVIEW:
Site Analysis
Current zoning designation: CD Commercial Development Zone
Permitted and conditional uses: CD The current development plan shows the hospital, medical
office building and a hotel.
Comprehensive Plan Designation: Highway Commercial
Requested Zoning Designation: Amended CD Commercial Development Zone the plan as
proposed would allow for construction of a second medical
office building in place of the hotel that was planned on lot 3.
Existing land uses. Hospital and vacant property
Adjacent Properties Analysis
Current zoning designations: North: B2- General Business
East: B1-Light Business
West RO- Residential Office
South: B2-General Business
Permitted and conditional uses: RO Residential uses with no density limitations, office uses,
personal services and prescription related retail. B2
Commercial and retail uses including those with outside
storage of merchandise, office uses and residential uses up to
a density of 43 units per acre. B1 Commercial and retail uses
except those with outside storage of merchandise, office uses
and residential uses up to a density of 43 units per acre.
Comprehensive Plan Designation: North: Highway Commercial
East: Highway Commercial and Parks and Recreation
West: Low to Medium Density Residential
South: Highway Commercial and Low to Medium Density
Residential
Existing land uses: North: Gas’N Shop, Strip Commercial, Vacant Property,
Apartments
East: Medical Office Building, Stuhr Museum
West: Office Uses
South: Single Family Residential (Ponderosa Estates), Vacant
Property
Grand Island Regular Meeting - 12/7/2022 Page 55 / 112
EVALUATION:
Positive Implications:
Consistent with the City’s Comprehensive Land Use Plan: The subject property is designated
for commercial development.
Accessible to Existing Municipal Infrastructure: Water and sewer services are available to
service the area. Sanitary sewer and water are along the north and east sides of the property.
Adjacent street is classified as an arterial: Husker Highway is an arterial street. It is expected
that this street will carry significant traffic.
Development Accommodates Expressway Designation by NDOR: The Nebraska Department of
Roads has classified U.S. Highway 281 as an expressway. As part of that designation they limit
the development of access to U.S. Highway 281 to one every ½ mile. This proposed plan
shows one access onto U.S. Highway 281 at the approve location.
Monetary Benefit to Applicant: Would allow the applicant to develop and sell this property.
Negative Implications:
None foreseen
Other
Several years into this project the developers are seeking changes due to changes in the market.
The original plan called for development of a hotel at this location but that has not been feasible
within the current market conditions. The proposed changes would allow of a more marketable
project.
RECOMMENDATION:
That the Regional Planning Commission recommend that the Grand Island City Council change
the zoning on this site from CD Commercial Development Zone to an Amended CD
Commercial Development Zone as shown on the attached map along with the Preliminary and
Final Plats for Prairie Commons Fifth Subdivision as proposed.
___________________ Chad Nabity AICP, Planning Director
Grand Island Regular Meeting - 12/7/2022 Page 56 / 112
Grand Island Regular Meeting - 12/7/2022 Page 57 / 112
Grand Island Regular Meeting - 12/7/2022 Page 58 / 112
SHEET REVISIONSNO.REV.DATEREVISIONS DESCRIPTIONproject no.:
approved by:
checked by:
drawn by:
drawing no.:
QA/QC by:
date:www.olsson.comTEL 308.384.8750201 East 2nd StreetGrand Island, NE 68801REVISION TO EXHIBIT AGRAND ISLAND, NEBRASKA20221PRAIRIE COMMONS SUBDIVISIONDEVELOPMENT PLANAET
JP
022-04562
09.30.2022
1 of
LOT 3
PRAIRIE COMMONS
SECOND SUBDIVISION
PROPOSED MEDICAL
OFFICE BUILDING
PROPOSED PARKING
LOT STALLS = 61
PROPOSED PARKING
LOT STALLS = 239
PRAIRIEVIEW ST
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PRAIR
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IEW
ST
LOT 1
PRAIRIE COMMONS
SECOND SUBDIVISION
LOT 2
PRAIRIE COMMONS
SECOND SUBDIVISION
EXISTING HOSPITAL
Grand Island Regular Meeting - 12/7/2022 Page 59 / 112
LOT 2
149290.53 S.F.
3.427 AC.
LOT 1
596429.43 S.F.
13.692 AC.
459.86'
(
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CH=57.75'(M)
R=75.00'(M,P,P1)
Δ=041°23'43"
L=54.19'(M) 54.21'(P,P1)
CB=S69°47'31"W
CH=53.02'(M) 53.03'(P,P1)
N89°31'12"W
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DR=955.00'(M,P1)Δ=009°57'48"L=166.07'
(M,P1)CB=N14°32'39"WCH=165.86'(M,P1)N70°28'19"E 693.38'(M,P1)R=155.00'(M,P1)Δ=090°00'00"L=243.47'(M,P1)CB=S64°31'41"ECH=219.20'(M,P1)S19°31'41"E
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FAX 308.384.8752
TEL 308.384.8750
201 East 2nd Street
Grand Island, NE 68801
PROPOSED EASEMENT LINE
SET CORNER (5/8"x24" REBAR W/CAP)
MEASURED DISTANCEM
PROPOSED SUBDIVISION LINE
PROPOSED PROPERTY LINE
FOUND CORNER (5/8" REBAR)
PRAIRIE COMMONS SUBDIVISION DISTANCEP
EXISTING PROPERTY LINE
EXISTING EASEMENT LINE
PRAIRIE COMMONS 2ND SUBDIVISION DISTANCEP1Grand IslandRegular Meeting - 12/7/2022Page 60 / 112
A REPLAT OF ALL OF LOT 1 AND LOT 3, PRAIRIE COMMONS SECOND SUBDIVISION, IN THE CITY OF GRAND
ISLAND, HALL COUNTY, NEBRASKA. SAID TRACT CONTAINS A CALCULATED AREA OF 745711.64 SQUARE
FEET OR 17.119 ACRES MORE OR LESS.
I HEREBY CERTIFY THAT ON ______________________, 2018, I COMPLETED AN ACCURATE SURVEY, UNDER
MY PERSONAL SUPERVISION, OF A REPLAT OF ALL OF LOT 1 AND LOT 3, PRAIRIE COMMONS SECOND
SUBDIVISION, IN THE CITY OF GRAND ISLAND, HALL COUNTY, NEBRASKA, AS SHOWN ON THE
ACCOMPANYING PLAT THEREOF; THAT IRON MARKERS, EXCEPT WHERE INDICATED, WERE FOUND AT ALL
CORNERS; THAT THE DIMENSIONS ARE AS SHOWN ON THE PLAT; AND THAT SAID SURVEY WAS MADE WITH
REFERENCE TO KNOWN AND RECORDED MONUMENTS.
_______________________________________________________
JAI JASON ANDRIST, REGISTERED LAND SURVEYOR NUMBER, LS-630
KNOW ALL MEN BY THESE PRESENTS, THAT PRATARIA VENTURES, LLC, A NEBRASKA LIMITED LIABILITY COMPANY, AND GI
HOSPITAL REAL ESTATE, LLC, A NEBRASKA LIMITED LIABILITY COMPANY, BEING THE OWNERS OF THE LAND DESCRIBED HEREON,
HAVE CAUSED SAME TO BE SURVEYED, SUBDIVIDED, PLATTED AND DESIGNATED AS "
" A REPLAT OF ALL OF LOT 1 AND LOT 3, PRAIRIE COMMONS SECOND SUBDIVISION, IN THE CITY OF GRAND
ISLAND, HALL COUNTY, NEBRASKA, AS SHOWN ON THE ACCOMPANYING PLAT THEREOF AND DO HEREBY DEDICATE THE ROAD
RIGHT OF WAY, AS SHOWN THEREON TO THE PUBLIC FOR THEIR USE FOREVER: AND HEREBY DEDICATE THE EASEMENTS, AS
SHOWN THEREON TO THE PUBLIC FOR THEIR USE FOREVER FOR THE LOCATION, CONSTRUCTION AND MAINTENANCE FOR
PUBLIC SERVICE UTILITIES, TOGETHER WITH THE RIGHTS OF INGRESS AND EGRESS THERETO, AND HEREBY PROHIBITING, UNLESS
OTHERWISE NOTED, THE PLANTING OF TREES, BUSHES AND SHRUBS, OR PLACING OTHER OBSTRUCTIONS UPON, OVER, ALONG
OR UNDERNEATH THE SURFACE OF SUCH EASEMENT, DRAINAGE EASEMENTS SHALL NOT PROHIBIT LIGHTS, SIGNS OR
LANDSCAPING; AND THAT THE FOREGOING ADDITION AS MORE PARTICULARLY DESCRIBED IN THE DESCRIPTION HEREON AS
APPEARS ON THIS PLAT IS MADE WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED
OWNERS AND PROPRIETORS.
IN WITNESS WHEREOF, I HAVE AFFIXED MY SIGNATURE HERETO, AT
_______________________, NEBRASKA, _______________________, NEBRASKA,
_________THIS ____ DAY OF ____________, 20___ __________THIS ____ DAY OF ____________, 20___
_______________________________ _________________________________
DAVID OSTDIEK, MANAGER TOM WERNER, MANAGING MEMBER
PRATARIA VENTURES, LLC GI HOSPITAL REAL ESTATE, LLC,
A NEBRASKA LIMITED LIABILITY COMPANY A NEBRASKA LIMITED LIABILITY COMPANY
ON THIS ____ DAY OF ___________, 20___, BEFORE ME, A
NOTARY PUBLIC WITHIN AND FOR SAID COUNTY, PERSONALLY
APPEARED DAVID OSTDIEK, MANAGER, PRATARIA VENTURES,
LLC, A NEBRASKA LIMITED LIABILITY COMPANY, TO ME
PERSONALLY KNOWN TO BE THE IDENTICAL PERSON WHOSE
SIGNATURE IS AFFIXED HERETO AND ACKNOWLEDGED THE
EXECUTION THEREOF TO BE HIS VOLUNTARY ACT AND DEED. IN
WITNESS WHEREOF, I HAVE HEREUNTO SUBSCRIBED MY NAME
AND AFFIXED MY OFFICIAL SEAL AT ___________________ ,
NEBRASKA, ON THE DATE LAST ABOVE WRITTEN.
MY COMMISSION EXPIRES ___________
_____________________________
NOTARY PUBLIC
SUBMITTED TO AND APPROVED BY THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, CITIES OF
GRAND ISLAND, WOOD RIVER, AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN, NEBRASKA.
_______________________________ __________
CHAIRPERSON DATE
APPROVED AND ACCEPTED BY THE CITY OF GRAND ISLAND, NEBRASKA
THIS ____ DAY OF ______ , 20___
_______________________________
MAYOR
_______________________________
CITY CLERK ON THIS ____ DAY OF ___________, 20___, BEFORE ME, A
NOTARY PUBLIC WITHIN AND FOR SAID COUNTY, PERSONALLY
APPEARED TOM WERNER, MANAGING MEMBER, GI HOSPITAL
REAL ESTATE, LLC, A NEBRASKA LIMITED LIABILITY COMPANY, TO
ME PERSONALLY KNOWN TO BE THE IDENTICAL PERSON WHOSE
SIGNATURE IS AFFIXED HERETO AND ACKNOWLEDGED THE
EXECUTION THEREOF TO BE HIS VOLUNTARY ACT AND DEED. IN
WITNESS WHEREOF, I HAVE HEREUNTO SUBSCRIBED MY NAME
AND AFFIXED MY OFFICIAL SEAL AT ___________________ ,
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
OWNERS: PRATARIA VENTURES, LLC &
GI HOSPITAL REAL ESTATE, LLC
SUBDIVIDER: PRATARIA VENTURES, LLC &
GI HOSPITAL REAL ESTATE, LLC
SURVEYOR: OLSSON
ENGINEER: OLSSON
NUMBER OF LOTS: 2
Grand Island Regular Meeting - 12/7/2022 Page 61 / 112
Hall County Regional Planning
Commission
Wednesday, December 7, 2022
Regular Meeting
Item F3
Public Hearing - Comprehensive Plan Amendment -Grand Island -
Grand Island Affordable Housing Action Plan as appendix the
2004 Grand Island Comprehensive Plan
Staff Contact:
Grand Island Regular Meeting - 12/7/2022 Page 62 / 112
Agenda Item #6
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
November 30, 2022
SUBJECT:Adopting the Affordable Housing Action Plan as an appendix to the
Grand Island Comprehensive Development Plan (C-12-23GI)
PROPOSAL: As part of the new Comprehensive Plan, Marvin Planning Consultants
and their associates were contracted to complete and write an Affordable Housing
Action Plan prior to November 15, 2022 for adoption by the City Council prior to
December 31, 2022. The attached plan has been completed and is ready for review and
potential adoption.
OVERVIEW
LB 866 was adopted by the Unicameral and signed by Governor Ricketts in 2019. The
created the Municipal Density and Missing Middle Housing Act N.R.S.S. 19-551 to 19-
5506. As part of that Act cities with a population of 50,000 or more are required to adopt
an Affordable Housing Action Plan prior to January 1, 2023.
The Regional Planning Commission contracted for this study as part of the updated
Comprehensive Plan for the City of Grand Island.
Staff is recommending that this plan be adopted as an appendix to the 2004
Comprehensive Development Plan. An updated version of this plan will be available for
adoption with the full comprehensive plan update.
The Urban Affairs Committee has requested a copy of the adopted plan and City Staff
will forward a copy upon adoption.
Grand Island Regular Meeting - 12/7/2022 Page 63 / 112
EVALUATION:
The plan as submitted meets the requirements of the Act and if adopted will bring the
City into compliance with the Act. The plan has a number of goals, strategies and
recommendations for developing more housing and more affordable housing in
particular. These goals and strategies will be further refined in the updated
comprehensive plan.
RECOMMENDATION:
That the Regional Planning Commission recommend that the Grand Island City
Council adopt the Affordable Housing Action Plan as submitted as an appendix to
the 2004 Comprehensive Plan for the City of Grand Island.
___________________ Chad Nabity AICP, Planning Director
Grand Island Regular Meeting - 12/7/2022 Page 64 / 112
GRAND ISLAND
AFFORDABLE
HOUSING PLAN
November 2022
Grand Island Regular Meeting - 12/7/2022 Page 65 / 112
City
Roger Steele- Mayor
City Council
Vaughn Minton - Ward 1
Michelle Fitzke - Ward 1
Maggie Mendoza - Ward 2
Mark Stelk - Ward 2
Jason Conley - Ward 3
Bethany Guzinski - Ward 3
Mitchell Nickerson - Ward 4
Mike Paulick - Ward 4
Chuck Hasse - Ward 5
Justin Scott - Ward 5
Planning consultants:
Plan Participants
PAGE: iGRAND ISLAND AFFORDABLE HOUSING PLAN
Grand Island Regular Meeting - 12/7/2022 Page 66 / 112
PAGE: ii
Table of Contents
O verview 1
Stakeholder Engagement 3
housing conditions 5
Housing Market Assessment 15
Housing Challenges, Goals and Strategies 21
Grand Island Regular Meeting - 12/7/2022 Page 67 / 112
PAGE: 1GRAND ISLAND AFFORDABLE HOUSING PLAN
Overview
This plan is designed as a supplement and
update to the 2020 Community Housing Study
with Strategies for Affordable Housing adopted in
2019, to address the requirements of LB 866 - the
Municipal Density and Missing Middle Housing
Act (Nebraska Statute 19-5501 to 19-5506), This
plan will be updated during the development of
the city’s Comprehensive Plan.
The Missing Middle Act requires cities with
populations of 50,000 or more adopt an affordable
housing action plan. The statute requires each
plan, at a minimum, to contain the following:
1. Goals for the construction of new affordable
housing units, including multi-family housing
and middle housing, with specific types and
numbers of units, geographic locations,
and specific actions to encourage the
development of affordable housing, middle
housing, and workforce housing;
2. Goals for a percentage of areas in the city
zoned for residential use which permit the
construction of multi-family housing and
middle housing;
3. Plans for the use of federal, state, and local
incentives to encourage affordable housing,
middle housing, and workforce housing,
including the Affordable Housing Trust
Fund, the Local Option Municipal Economic
Development Act, tax-increment financing,
federal community development block grants,
density bonuses, and other nonmonetary
regulatory relief; and
4. Updates to the city’s zoning codes,
ordinances, and regulations to incentivize
affordable housing.
Terminology Within The Plan
There are a number of abbreviations and
terminology used throughout this plan and the
Missing Middle Act.
Abbreviations
ADA - Americans With Disability Act
ADU - Accessory Dwelling Unit
AMI - Area Median Income (see table below)
CDBG - Community Development Block
Grant
HUD - U.S. Department of Housing and
Urban Development
SID - Sanitary Improvement District
TIF - Tax Increment Financing
Terminology and Definitions
For purposes of the Municipal Density and Missing
Middle Housing Act:
• Accessory Dwelling Unit (ADU) means an
interior, attached, or detached residential
structure that is used in connection with,
or that is an accessory to, a single-family
dwelling and is located on the same lot or
parcel as such single-family dwelling;
• Affordable Housing means residential
dwelling units affordable to a household
earning not more than eighty percent (80%)
HUD 2020
Income Limits
Persons In Family
1 2 3 4 5 6 7 8
30% AMI $15,050 $17,240 $21,720 $26,200 $30,680 $35,160 $39,640 $44,120
50% AMI $25,100 $28,650 $32,250 $35,800 $38,700 $41,550 $44,400 $47,300
80% AMI $40,150 $45,850 $51,600 $57,300 $61,900 $66,500 $71,100 $75,650
Grand Island Regular Meeting - 12/7/2022 Page 68 / 112
PAGE: 2INTRODUCTION AND METHODOLGy
of the income limit as set forth by the United
States Department of Housing and Urban
Development under its Income Limits
Documentation System, as such limits existed
on January 1, 2020, for the county in which
the units are located and for a particular
household size;
• Cost Burdened Households are those that
pay more than 30% of their income for housing
expenses.
• Cottage Cluster means a grouping of no
fewer than four (4) detached housing units per
acre with a footprint of less than nine hundred
(900) square feet each and that includes a
common courtyard;
• Density Bonus means a density increase
over the otherwise maximum allowable
residential density under a city’s zoning codes,
ordinances, and regulations;
• Middle Housing means:
a. Duplexes
b. Triplexes
c. Quadplexes
d. Cottage clusters
e. Townhouses
• Townhouse means a dwelling unit
constructed in a row of two or more attached
units where each dwelling unit is located on
an individual lot or parcel and shares at least
one common wall with an adjacent unit; and
• Workforce Housing means:
a. Housing that meets the needs of working
families;
b. Owner-occupied housing units that have
an after-construction appraised value
of at least one hundred twenty-five
thousand dollars but not more than two
hundred seventy-five thousand dollars to
construct;
c. Owner-occupied housing units for which
the cost to substantially rehabilitate
exceeds fifty percent of a unit’s assessed
value;
d. Upper-story housing for occupation by a
homeowner;
e. Housing that does not receive federal
or state low-income housing tax credits,
community development block grants,
HOME funds or funds from the Affordable
Housing Trust Fund.
Grand Island Regular Meeting - 12/7/2022 Page 69 / 112
PAGE: 3GRAND ISLAND AFFORDABLE HOUSING PLAN
Stakeholder Engagement
Understanding how the public, developers and
other stakeholders perceive the challenges and
needs of Grand Island’s housing market is a key
component in developing achievable goals and
strategies that are embraced by the community
and lead to successful outcomes.
During the initial development of the Affordable
Housing Action Plan, two weeks of stakeholder
interviews were conducted, which included
housing developers, builders, local officials,
Realtors, property investors and residents. This
plan will be updated as the city’s comprehensive
plan is developed and additional stakeholder
input is gathered.
The general themes and comments from the
initial engagement process are summarized
below.
Finding Quality, Affordable
Housing is Challenging and
Affects Quality of Life
• The housing market in Grand Island is
considered tight, which means there are very
few vacancies which can accelerate sales or
rental costs beyond normal inflationary rates.
• Many developers and builders indicated the
costs to construct housing (materials, labor,
etc.) make building affordable housing a
challenge without public subsidies.
• young adults are concerned they will never be
able to afford to purchase a home.
Grand Island Regular Meeting - 12/7/2022 Page 70 / 112
PAGE: 4COMMUNITy ENGAGEMENT
A Variety of Housing Types are
Needed
• Stakeholders felt there is strong demand for
higher-density and “missing middle” housing
in Grand Island;
• There is strong demand across the entire
housing spectrum including rental and
ownership.
• Accessible housing is a challenge to find, and
assisting those residents wanting to age in
place should be a priority.
Active market Engagement is
Critical To Solve the Housing
Challenges
• Developers felt most housing projects are not
feasible without public financing such as TIF.
• As interest rates rise, single-family production
may stall due to increased borrowing costs
and lessening affordability; allowing builders
to respond with alternative housing types such
as townhomes, duplex, and triplex products
will be necessary over the next 5 to 10 years.
• Stakeholders indicated some surrounding
communities are actively acquiring land and
building housing to support Grand Island’s
workforce, which results in the city losing
residents to those communities.
• Stakeholders felt Grand Island should be
more proactive and less reactive in supporting
housing construction.
Housing is an Economic
Development and Workforce Issue
• Housing is a major issue affecting talent
recruitment and the ability of firms to expand.
• Businesses leaders expressed concern about
future workforce availability, and housing
shortages may cause some businesses to
relocate.
Developing Housing in Grand
Island can be a Challenge
• Stakeholders are concerned about the lack of
land for sale, or the high costs of such land.
• Participants encouraged Grand Island to
proactively acquire land for development,
which other communities have done to
facilitate housing development.
• Excessive public infrastructure and
development requirements, such as overly
wide streets, add to the cost of housing.
• Some felt that Grand Island puts up small road
blocks to development or other activities.
• Participants felt the local lending environment
in Grand Island can be challenging, especially
working with local lenders.
Grand Island Regular Meeting - 12/7/2022 Page 71 / 112
PAGE: 5GRAND ISLAND AFFORDABLE HOUSING PLAN
housing conditions
This section examines the existing and projected
housing market conditions for Grand Island,
with a focus on affordable and missing middle
housing, at risk households and how Grand Island
compares to the larger State of Nebraska.
Data used in this study comes from a variety of
sources including the U.S. Census Bureau, U.S.
Department of Housing and Urban Development,
Hall County Assessor, third-party vendors, and
qualitative data from focus group participants.
Ultimately the demand analysis is based on
several factors, including:
• Estimated vacancy rates
• Projected population and household change
from third-party providers.
• Current structural conditions (structures
needing to be replaced or improved)
• Estimated pent up demand
Population and Household Trends
Overall, Grand Island has seen robust growth
over the past two decades, both in population
and households. As table 3.1 illustrates, Grand
Island grew 13% between 2000 and 2010 and 9.5%
between 2010 and 2020.
The ESRI current estimate and five-year projection
anticipate a 1.2% increase in population and 1.1%
increase in households between 2020 and 2022,
and a slight decrease over the next five years.
While these projections anticipate a growth rate
significantly less than historical averages, we do
not anticipate Grand Island losing population
based on current building permit activity.
However, significant changes to the economic
base of Grand Island and the Tri-Cities over the
next five years will likely have an impact on the
Grand Island Regular Meeting - 12/7/2022 Page 72 / 112
PAGE: 6ExISTING CONDITIONS
Table 1. Grand Island Population and Households
Population % Change Households % Change
2000 42,940 16,426
2010 48,520 13.0%18,326 11.6%
2020 53,131 9.5% 19,981 9.0%
2022* 53,772 1.2% 20,209 1.1%
2027* 53,608 -0.3% 20,126 -0.4%
Source: U.S. Census, *ESRI estimates
population and household growth, and ultimately
housing demand.
Current Vacancy Rates
A housing market is considered healthy when
the effective vacancy rates are between 5%
to 7%. This ensures an adequate product for
new housing moving into a community and for
existing residents to move into housing that better
supports their household needs. A constrained
housing market leads to price escalation, potential
difficulties in attracting workers to a region,
exasperating a tight labor market and hampering
economic growth. The lack of available housing
may also cause frustration from existing residents
who may not find the desired product for their
current lifestyle and may choose to leave the
community in search of housing that fits their
needs.
Conversely, a housing market with high vacancy
rates can be problematic for a community. High
vacancy rates may place downward pressure on
for-sale and rental housing. While lower-cost
housing is advantageous for renters and home
buyers, it can result in less operating income for
rental housing and less ability to borrow against a
home’s equity, leading to deferred maintenance
and improvements.
The 2020 ACS estimates Grand Island’s overall
vacancy rate is 5.6%. However, the effective
vacancy rate is 1.5%. The effective vacancy rate
excludes non-full-time housing units such as
seasonal units, migrant housing and “other vacant
units.” The estimated for-sale vacancy rate is
0.98%, and the estimated rental vacancy rate is
2.37%. As a comparison, the Q3 2022 average for-
sale vacancy rate was 0.9% and the rental vacancy
rate for the Midwest states was 7.1%.
Housing Age and Condition
While the housing stock in Grand Island
continues to age, the share of older units is less
than the state overall. However, as each year
passes the housing stock ages, and if new units
are not placed in service or existing units are
not maintained or renovated, neighborhoods
can deteriorate, leading to disinvestment and
dissatisfaction.
As Table 2 illustrates, the number of housing units
by year of construction. Over half of the structures
constructed in Grand Island were built before
1973, which is similar to the overall state. Just
under 15% of the housing in Grand Island has been
constructed in the past two decades.
Despite an aging housing stock, Grand Island
housing appears to be well maintained. As Table
4 illustrates, approximately 8.1% of the residential
structures are considered below average by data
provided by the Hall County Assessor’s Office.
However, this accounts for over 1,200 structures
throughout the city. If properties are allowed to
fail into disrepair either because the owner does
Grand Island Regular Meeting - 12/7/2022 Page 73 / 112
PAGE: 7GRAND ISLAND AFFORDABLE HOUSING PLAN
not have the resources to maintain the structure
or simply through neglect, properties can become
highly dilapidated. At some point, if there is no
intervention, it may cost more to rehabilitate the
structure than is economically feasible and in
many of those cases, these properties become
abandoned.
Housing Type
A diverse variety of housing types within a
community enables residents to more easily
find housing that fits the current needs of their
household. Grand Island has a more diverse
housing stock compared to the overall State of
Nebraska. As Table 5 illustrates, 63% of Grand
Island’s housing are single-family detached units,
compared to 72% in the overall state.
“Missing middle” units are also better represented
in Grand Island compared to the overall state.
Approximately 15% of Grand Island’s housing
meets the definition of Missing Middle Housing,
compared to just under 9% within the entire state.
In addition to a variety of housing types, the
diversity of bedrooms is equally important to
ensure the housing stock is appropriate for the
size of a community’s families and households.
The mix of bedroom diversity in Grand Island is
similar to the state overall as illustrated in Table 3.
Table 2. Number of Units by year Built
Grand Island State of Nebraska
Units Share Units Share
2014 or later 815 3.9% 30,647 3.6%
2010 to 2013 557 2.7% 24,500 2.9%
2000 to 2009 1,707 8.2% 93,559 11.1%
1990 to 1999 2,400 11.6% 98,093 11.6%
1980 to 1989 2,240 10.8% 79,705 9.4%
1970 to 1979 3,549 17.1% 133,254 15.8%
1960 to 1969 2,663 12.8% 93,881 11.1%
1950 to 1959 2,456 11.8% 80,073 9.5%
1940 to 1949 1,205 5.8% 40,750 4.8%
1939 or earlier 3,166 15.3% 169,786 20.1%
Total 20,758 844,248
Median year Built 1973 1973
Source: 2020 ACS
Table 3. Number of Bedrooms
Bedrooms Grand Island Nebraska
Units Share Units Share
0 595 2.9%15,807 1.9%
1 2,498 12.0%91,084 10.8%
2 5,957 28.7%217,701 25.8%
3 7,100 34.2%306,601 36.3%
4 3,165 15.2%158,682 18.8%
5 +1,443 7.0%54,373 6.4%
Total:20,758 844,248
Grand Island Regular Meeting - 12/7/2022 Page 74 / 112
PAGE: 8ExISTING CONDITIONS
Table 4. Residential Condition by year Built
Residential
Condition
1862-
1881
1882-
1901
1902-
1921
1922-
1941
1942-
1961
1962-
1981
1982-
2001
2002-
2022
Total
Structures
% Of
Total
Low 18 37 24 18 15 2 4 118 0.8%
Fair 4 69 217 148 135 496 64 4 1137 7.3%
Average 28 319 1321 1239 2324 3569 1323 1718 11841 76.4%
Good 3 43 202 201 254 474 481 516 2174 14.0%
Very Good 4 43 27 32 44 27 7 184 1.2%
Excellent 1 10 6 4 11 2 1 35 0.2%
Total
Structures 35 454 1830 1645 2767 4609 1899 2250 15489
% Of Total 0.2%2.9%11.8%10.6%17.9%29.8%12.3%14.5%
Source: Hall County Assessor’s Office
Table 5. Existing Housing Type
Grand Island State of Nebraska
Units Share Units Share
Single-family, detached 13,096 63.1% 609,852 72.2%
Single-family, attached 1,319 6.4% 34,375 4.1%
Duplex 798 3.8% 16,877 2.0%
Tri- or Quadplex 1,513 7.3% 21,888 2.6%
5 to 9 854 4.1% 34,026 4.0%
10 to 19 777 3.7% 38,639 4.6%
20 to 49 410 2.0% 32,763 3.9%
50 or more 1,073 5.2% 28,070 3.3%
Mobile home 918 4.4% 27,504 3.3%
Boat, RV, van, etc.0 0.0% 254 0.0%
Total 20,758 844,248
Source: 2020 ACS
Grand Island Regular Meeting - 12/7/2022 Page 75 / 112
Cost Burden and At-Risk Households
Other key factors to examine are those
households at risk of entering into a housing crisis,
becoming homeless, or due to income constraints
not able to maintain their housing. The 2020 ACS
poverty rate estimate for Grand Island (11.8%) is
slightly higher than the overall poverty rate in
Nebraska (10.8%). Those households tend to be
the highest risk for homelessness because they
are living on the financial edge and may have
issues of income, food and housing insecurity.
Table 6 illustrates the number of Grand Island
residents that may be at risk or have challenges
finding appropriate housing. An estimated 5, 246
households (26.7%) in Grand Island contain at least
one member with a disability. The disability may
be mobility, sensory or cognitive.
As the population ages, the number of
households with a person having a disability
will likely continue to grow. There will likely be
increased demand for additional in-home care
and there will be a need to construct or renovate
existing housing to be fully accessible or visitable.
A visitable home is one that can be lived in or
visited by people who have trouble with steps
or who use wheelchairs or walkers. A house is
considered visitable when it meets three basic
requirements:
1. One zero-step entrance
2. Doors with 32 inches of clear passage space
3. One bathroom on the main floor accessible by
wheelchair.
Efforts should be made to ensure new home
construction and publicly funded renovation
programs work toward increasing the number of
visitable homes in Grand Island. The additional
cost to make these improvements is small, but
will pay large dividends by extending the time
a person can age in place and allow mobility-
challenged individuals to visit friends and family.
The U.S. Department of Housing and Urban
Development defines cost burdened households
as those spending more than 30% of their
household income on housing costs. Severely
cost burdened households are those spending
50% or more of their household income on
housing costs. Housing costs include mortgage or
rent, and utilities.
As Table 7 illustrates, over 13.5% of Grand Island’s
households are cost burdened and an estimated
10.6% are severely cost burdened.
PAGE: 9GRAND ISLAND AFFORDABLE HOUSING PLAN
Table 6. At Risk Households
Grand Island Share
2020 Households Below the Poverty Level 2,313 11.8%
2020 Households with 1+ Persons with a Disability 5,246 26.7%
2020 Population with a Disability 6,461 12.8%
Hearing Difficulty 2,044 4.0%
Vision Difficulty 1,236 2.4%
Cognitive Difficulty 2,603 5.6%
Ambulatory Difficulty 2,982 6.4%
Self-Care Difficulty 1,180 2.5%
Independent Living Difficulty 1,967 5.4%
Source: Census
Grand Island Regular Meeting - 12/7/2022 Page 76 / 112
Affordable Rental housing
Communities can have a mismatch, or gap,
between the number of units with affordable
rents, versus the number of households who
can afford those rents without becoming cost
burdened. Table 8 estimates the number of renter
households living in units that are affordable
to their respective household income cohort,
compared to the number of units available which
are affordable for that household.
The columns are the estimated number of rental
units affordable to Grand Island households
by income range. For example, there are and
estimated 994 rental units that are affordable to
households earning less than 30% AMI.
The rows estimate the number of rental
households within each income range. For
example, there are an estimated 1,794 renter
households who earn less than 30% AMI.
Of those households, 570 live in units that have
rents affordable to those earning less than 30%
AMI, 875 live in housing with rents affordable to
households making between 30% and 50% AMI,
334 live in housing affordable to households
making between 50% and 80% AMI, and 15 live
rental housing affordable to households making
between 80% and to 100% AMI.
Taken as a whole, Table 8 illustrates there is a
likely a need for approximately 800 units (1,794
PAGE: 10ExISTING CONDITIONS
Table 7. Cost Burdened Households
Cost Burden Owner
Occupied %Renter
Occupied %Total %
Greater than 30% but less
than or equal to 50%1,050 9.2%1,550 19.5%2,600 13.5%
Greater than 50%480 4.2%1,560 19.6%2,040 10.6%
Not Cost Burdened 9,735 86.0%4,720 59.5%14,455 75.1%
No Income 45 0.0%105 1.3%150 0.8%
Grand Total 11,310 100.0%7,935 100.0%19,245 100.0%
Source: 2015-2019 Comprehensive Housing Affordability Strategy (CHAS)
Table 8. Affordable Rental Units by Household Income
Occupied Units With Affordable Rents
Household Income Less than
30% AMI
30% AMI to
50% AMI
50% to
80% AMI
80% to
100% AMI Total
Less than 30% AMI 570 875 334 15 1,794
30% AMI to 50% AMI 215 835 420 65 1,535
50% to 80% AMI 70 1,000 865 35 1,970
80% to 100% AMI 29 440 315 20 804
Greater than 100% AMI 110 775 820 115 1,820
Grand Total 994 3,925 2,754 250 7,923
Source: 2015-2019 Comprehensive Housing Affordability Strategy (CHAS)
Grand Island Regular Meeting - 12/7/2022 Page 77 / 112
- 994) with rents affordable for those who earn
less than 30% AMI. Interestingly, an estimated
110 households earning more than 100% AMI are
living in units affordable to those earning less
than 30% AMI. There is likely demand for step-up
rental housing, which could open up lower cost
units for low- and moderate-income residents.
Affordable Ownership housing
Similarly to renters, homeowners may be living in
homes above or below what they can afford for
their household income. Table 9 estimates the
number of homeowners living in homes whose
prices are affordable to their respective household
income cohort.
As the table illustrates, an estimated 4,824
homeowners live in homes estimated to be
affordable to households earning less than 50%
AMI. Approximately 1,905 of those owners earn
more than 100% AM, or well under what they
might be able to afford.
The table also indicates there is likely demand
for existing homeowners looking for “step-up”
housing that is newer, and with more modern
amenities. There are 6,484 households earning
more than 100% AMI, and most are living in homes
with estimated values that are significantly lower
than they can afford.
PAGE: 11GRAND ISLAND AFFORDABLE HOUSING PLAN
Table 9. Affordable Ownership Units by Household Income
Occupied Units With Affordable Prices
Household Ranges Less than
50% AMI
50% to 80%
AMI
80% to
100% AMI
Greater
than
100% AMI
Total
Less than 30% AMI 410 170 25 35 640
30% AMI to 50% AMI 500 230 35 30 795
50% to 80% AMI 1190 720 65 49 2,024
80% to 100% AMI 819 415 90 45 1,369
Greater than 100% AMI 1,905 3,095 704 780 6,484
Total 4,824 4,630 919 939 11,312
Source: 2015-2019 Comprehensive Housing Affordability Strategy (CHAS)
Grand Island Regular Meeting - 12/7/2022 Page 78 / 112
Employment and Jobs
The regional economy has a direct effect on
the housing market. Job growth without the
corresponding increase in housing units can
create upward pressures on the housing market,
leading to price inflation and dissatisfaction with
the perceived value of neighborhoods. Existing
homeowners during these periods of price
escalation may see the upward movements
of prices as a great return on their investment,
while renters may see the opportunities for home
ownership out of reach.
In addition, potential new residents may see
high housing costs as a reason to look to other
communities for employment. Conversely, if there
is an economic downturn and a corresponding
loss of jobs within the community, there may
be downward pressures on the housing market
pushing values lower because the demand has
lessened. Homeowners may see this as a loss in
their equity, while renter households may see this
as an opportunity to move into homeownership
because they were previously priced out.
Employment and jobs data for this study
are derived from the Census Bureau’s Local
Employment Dynamics (LED) Partnership
program. The LED program integrates existing
data from state-supplied administrative records
on workers and employers with existing censuses,
surveys and other administrative records. This
data provides insights into where residents
within a community work, their earnings, basic
demographics and industry sectors. The LED
program also provides data on the types of jobs
within a community and the characteristics of
commuters who fill those jobs.
According to the 2019 LED data, there were 30,423
jobs in Grand Island, which has remained steady
over the past decade. Between 2010 and 2019,
there was a slight overall job growth of 0.6%. See
Table 11 on the next page.
The top five sectors with the largest growth in jobs
between 2010 and 2019 included:
• Administration and Support (432)
• Accommodation and Food Service (354)
• Educational Services (197)
• Manufacturing (189)
• Transportation and Warehousing (187)
The top five sectors with the largest loss in jobs
between 2010 and 2019 included:
• Retail Trade (-433)
• Healthcare and Social Assistance (-395)
• Wholesale Trade (-376)
• Other Services (-136)
• Public Administration (-132)
Despite the slight job growth in Grand Island, the
number of employed residents has grown by
over 12% during that same period. In 2010, there
were an estimated 22,242 employed residents,
compared to 25,198 in 2019. Table 10 illustrates
the top five Grand Island resident employment
sectors.
Table 10. Top Five Resident Employment Sectors
Jobs Share
Manufacturing 6,014 23.9%
Health Care and Social
Assistance
3,175 12.6%
Retail Trade 2,850 11.3%
Accommodation and Food
Services
2,134 8.5%
Educational Services 2,023 8.0%
Source: U.S. Census 2019 LED Program
PAGE: 12ExISTING CONDITIONS
Grand Island Regular Meeting - 12/7/2022 Page 79 / 112
PAGE: 13GRAND ISLAND AFFORDABLE HOUSING PLAN
Table 11. Jobs by Industry Sector
2019 2015 2010 Change
2010-2019
Count Share Count Share Count Share Count %
Agriculture, Forestry, Fishing and
Hunting 47 0.2%41 0.1%11 0.0%36 327.3%
Mining, Quarrying, and Oil and
Gas Extraction 0 0.0%6 0.0%7 0.0%-7 -100.0%
Utilities 82 0.3%90 0.3%115 0.4%-33 -28.7%
Construction 1,295 4.3%1,329 4.3%1,284 4.2%11 0.9%
Manufacturing 6,299 20.7%6,004 19.4%6,110 20.2%189 3.1%
Wholesale Trade 1,067 3.5%1,226 4.0%1,443 4.8%-376 -26.1%
Retail Trade 3,898 12.8%4,423 14.3%4,331 14.3%-433 -10.0%
Transportation and Warehousing 1,384 4.5%1,266 4.1%1,197 4.0%187 15.6%
Information 218 0.7%284 0.9%313 1.0%-95 -30.4%
Finance and Insurance 1,227 4.0%1,069 3.4%1,226 4.1%1 0.1%
Real Estate and Rental and
Leasing 335 1.1%351 1.1%291 1.0%44 15.1%
Professional, Scientific, and
Technical Services 761 2.5%722 2.3%750 2.5%11 1.5%
Management of Companies and
Enterprises 459 1.5%527 1.7%314 1.0%145 46.2%
Administration & Support, Waste
Management and Remediation 1,609 5.3%1,655 5.3%1,177 3.9%432 36.7%
Educational Services 2,530 8.3%2,331 7.5%2,333 7.7%197 8.4%
Health Care and Social
Assistance 4,004 13.2%4,574 14.8%4,399 14.5%-395 -9.0%
Arts, Entertainment, and
Recreation 572 1.9%487 1.6%403 1.3%169 41.9%
Accommodation and Food
Services 2,689 8.8%2,611 8.4%2,335 7.7%354 15.2%
Other Services (excluding Public
Administration)840 2.8%964 3.1%976 3.2%-136 -13.9%
Public Administration 1,107 3.6%1,050 3.4%1,239 4.1%-132 -10.7%
Total 30,423 31,010 30,254 169 0.6%
Source: U.S. Census 2019 LED Program
Grand Island Regular Meeting - 12/7/2022 Page 80 / 112
PAGE: 14ExISTING CONDITIONS
Grand Island Regular Meeting - 12/7/2022 Page 81 / 112
PAGE: 15GRAND ISLAND AFFORDABLE HOUSING PLAN
Housing Market Assessment
The demand for additional housing in Grand
Island is significant, and the need exists for
both new ownership and rental housing units.
The addition of new housing can be completed
through new construction, or the substantial
rehabilitation of units not currently on the market.
The current estimated rental vacancy rate is
2.37% and the estimated ownership vacancy
rate is 0.98%, The effective vacancy rate is
approximately 1.54%. The effective vacancy rate
is a measure of the actual number of vacant
properties that are available for sale or rent. A
healthy housing market should have an effective
vacancy rate of between 5% and 7%. Below,
we discuss the potential housing demand and
production needs to achieve an effective vacancy
rate between 5% and 7%.
Grand Island Demand Analysis
The housing demand for Grand Island is
determined by a four major elements: Current
needs, projected household change, pent up
demand, and commuter capture.
1. Current Needs are the net number of housing
units needed to bring the housing market into
a healthy vacancy rate. It is the difference
between units needed and existing units that
are for-sale or for rent.
2. Projected Household Change is the
forecasted change in the number of
households in Grand Island. The five-year
projection indicates a small decrease in
housing units are expected.
Grand Island Regular Meeting - 12/7/2022 Page 82 / 112
PAGE: 16HOUSING MARkET ASSESSMENT
Table 12. Current and Projected Housing Units by Tenure
2020 Census 2022 Estimate 2027 Projection 2022
-2027
Number %Number %Number %%
Change
Population 53,131 53,772 53,608 -0.3%
Total Housing Units 20,758 100.0%21,364 100.0%21,603 100.0%1.1%
Occupied Units 19,601 94.4%20,209 94.6%20,126 93.2%-0.4%
Owner 11,528 58.8%12,027 59.5%12,167 60.5%1.2%
Renter 8,073 41.2%8,182 40.5%7,959 39.5%-2.8%
Vacant Units 1,157 5.6%1,155 5.4%1,477 6.8%21.8%
Source: ESRI, Census
3. Commuter Capture is the potential demand
from those commuting into Grand Island for
work.
4. Pent-Up Demand is demand that exists within
existing households whose housing situation is
less than ideal. Pent-up demand is comprised
of three main sources: those who are living in
substandard conditions (overcrowding, poor
condition, etc. ), cost-burdened households
looking for a more affordable housing
alternative, and lastly those households
who may be looking to “move up” to a more
expensive home.
5. Pipeline Projects are housing projects that
are currently underway or in the final planning
stages and likely to move forward in the next
12 - 18 months.
As Table 12 illustrates, over the next five years
Grand Island’s population is expected to remain
relativity flat and may decrease to 53,608 persons,
within 21,603 households. This is a relatively
flat growth prediction when the margin of error
is considered and the population may in fact
increase slightly.
Based on the current low homeownership and
rental vacancy rates, and historic absorption rates
of new housing units, this population projection is
likely low, and Grand Island will increase in both
households and population.
While the number of households is projected to
decline, the number of vacant units is projected
to increase. A rehabilitation incentive program
should be an element of the housing strategy
to decrease the growing number of vacant
structures.
Table 14 illustrates current and projected
estimated households by income range. The first
two columns are the current HUD Area Median
Income ranges and associated incomes. In 2020,
21% of the households earn less than 30% AMI,
and 41% earn more than 100% AMI. As the table
indicates, much of the household growth will
occur in households earning over 100% AMI.
However, this can change based on inflationary
pressures and changes in wages throughout the
area.
Grand Island Regular Meeting - 12/7/2022 Page 83 / 112
PAGE: 17GRAND ISLAND AFFORDABLE HOUSING PLAN
Table 13. Current Housing Needs
Current Needs Current Demand
Current
Rates
Low
vacancy
Average
Vacancy
High
Vacancy
Low
vacancy
Average
Vacancy
High
Vacancy
Rental Vacancy Rate 2.37%6%8%10%6%8%10%
Ownership Vacancy
Rate 0.98%1.0%1.5%2%1.0%1.5%2%
Effective Vacancy Rate 1.54%
(Rates based on
Sherman County)
For Sale Units 118 120 180 241 2 62 122
Rental Units 194 491 655 818 297 461 624
Total Available Units 312 611 835 1059 299 523 747
Effective Vacancy Rate 3%4%5%
Source: ESRI, CPI
Table 14. Median Income by Household
Households
Area Median Income Range 2020 2027 Change
0% - 30%Less than $26,200 4175 21%3635 18%-540
31% - 50%$26,201 - $35,800 1720 9%953 5%-767
51% - 80%$35,801 - $57,300 4089 21%3339 17%-750
81% - 100%$57,301 - $66,300 1471 8%1403 7%-68
101% - 150%$66,301 - $99,450 3982 20%4993 25%1011
Greater than 150%Greater than $99,541 4164 21%5623 28%1459
Total Households 19,601 19,946 345
Source: ESRI, CPI
Table 13 illustrates the current needs and demand
based on existing vacancy rates in Grand Island.
The rental housing vacancy rate is estimated to be
2.37% and the estimated homeowner vacancy rate
is 0.98%.
Based on these rates, at any given time, there
are approximately 118 for-sale units and 194 for-
rent units available. The Current Needs columns
illustrate the number of needed for sale or rental
units to satisfy the current needs by vacancy rate.
In other words, it’s the number of units that should
currently be available in a healthy housing market.
The Current Demand columns illustrate the
potential demand, which is calculated as (current
needs - current supply). A positive number
indicates demand for net new units, and negative
number indicates a housing surplus. These needs
are based on current vacancy rates.
Grand Island Regular Meeting - 12/7/2022 Page 84 / 112
PAGE: 18HOUSING MARkET ASSESSMENT
Table 15. Current Housing Demand
Current Demand
Effective Ownership
Vacancy Rate 1.0%1.5%2%
New For Sale Units 2 62 122
10% Substandard
Ownership Units 27 27 27
5% Commuter Capture 437 437 437
“Step Up” Demand 95 95 95
Pipeline Projects 140 140 140
Potential Ownership
Demand 421 386 446
Effective Rental Vacancy
Rate 6%8%10%
New Rental Units 297 461 624
15% Cost Burdened
Renters 419 419 419
10% Substandard Rental
Units 64 64 64
10% Commuter Capture 874 874 874
Pipeline Projects 354 354 354
Potential Rental Demand 1,299 1,463 1,626
Total Potential Demand 1,720 1,849 2,073
Source: CPI
Potential Housing Demand
There is very high demand for new housing units
in Grand Island. Table 15 illustrates the estimated
potential housing demand generated through
current needs, pent up demand, and potential
commuter capture.
There is an estimated potential demand for
between 1,720 and 2,073 new housing units.
Most of this demand is for rental housing, and it
is important to note that a significant amount of
demand is driven by the ability to attract existing
commuters to Grand Island.
The demand for additional housing over the next
five years is not anticipated to grow much more
than the current demand, as illustrated in Table 16.
The ESRI population and household projections
indicate relatively flat growth, thus the five-year
housing demand projections are nearly identical
to the current needs. These population projects
are likely low given the current vacancy rates and
historic growth. Additionally, a positive change
in the employment base should induce housing
demand above the current projections.
Table 16. Future Demand - 2027
2027 Demand
Effective Ownership
Vacancy Rate 1.5%2.0%2.5%
New For Sale Units 4 64 125
10% Substandard
Ownership Units 27 27 27
5% Commuter Capture 437 437 437
“Step Up” Demand 95 95 95
Pipeline Projects 140 140 140
Potential Ownership
Demand 423 484 544
Effective Rental Vacancy
Rate 6%8%10%
New Rental Units 284 443 602
15% Cost Burdened
Renters 419 419 419
10% Substandard Rental
Units 95 95 95
10% Commuter Capture 874 874 874
Pipeline Projects 354 354 354
Potential Rental Demand 1,318 1,477 1,636
Total Potential Demand 1,740 1,960 2,180
Source: CPI
Grand Island Regular Meeting - 12/7/2022 Page 85 / 112
PAGE: 19GRAND ISLAND AFFORDABLE HOUSING PLAN
Workforce Housing Needs
The previous section discussed the overall
housing demand presently and in 2027. This
section examines the portion of the demand
focused on workforce and affordable housing.
Workforce housing demand is similar to the
overall housing demand, but accounts for
households in certain income ranges. Pent-up
demand is limited to those households earning
over 80% AMI. Commuter capture is limited to
those workers earning more than $3,333/month
for owner occupied demand, and more than
$1,251/month for rental housing demand.
Table 17 and Table 18 illustrate the potential
workforce housing demand. Table 17 is the
current demand; while, Table 18 is the anticipated
demand in 2027.
The current potential workforce housing demand,
ranges from 715 total units to 1,163 total units.
These numbers account for between 41.5% to
75.6%% of the total housing demand in Grand
Island.
There are currently 202 housing units within
two pipeline projects that meet the definition of
workforce housing. There is great demand in the
rental side of the housing market.
By 2027, the estimated workforce housing
demand remains unchanged. The potential
housing demand is heavily influenced by the
lack of existing rental units and the number of
commuters working in Grand Island.
Affordable Housing Needs
Affordable housing means residential dwelling
units affordable to a household earning not more
than eighty percent (80%) of the Area Median
Income (AMI). In 2020, there were approximately
9,984 households who met this definition.
As discussed in the previous section, there are a
significant number of cost burdened households,
particularly rental households, and there is a lack
of rental housing affordable to those make less
than 30% AMI.
There are approximately 5,299 renter households
earning 80% AMI or less, and there are
approximately 7,673 rental units that are meet the
definition of affordable housing. While there are
technically enough affordable units compared to
overall households, an estimated 1,794 extremely
low-income households are living in non-
affordable units.
The affordable rental housing gap is
approximately 800 rental units targeted to
those who earn less than 30% AMI. If additional
affordable, or “step-up” units were developed, this
may free up existing affordable units
Within the ownership market, there are
approximately 3,459 homeowner households
earning at or below 80% AMI. According to
HUD estimates, within Grand Island, there are
approximately 9,454 occupied ownership units
that are considered “affordable”.
While technically there is no affordable housing
“gap” in the ownership market, many focus group
participants raised concerns about ongoing
affordability due to high property taxes, and
concerns about being able to age in place due to
a lack of ADA accessible housing.
Given that nearly a quarter of Grand Island’s
households have at least one person with a
disability, efforts should be made to encourage
accessible or visitable housing in all future
developments, particularly those that receive
public assistance.
Grand Island Regular Meeting - 12/7/2022 Page 86 / 112
PAGE: 20HOUSING MARkET ASSESSMENT
Table 17. Current Workforce Housing Demand
Net Demand
Effective Ownership
Vacancy Rate 1.0%1.5%2%
New For Sale Units 2 62 122
10% Substandard
Ownership Units (80% AMI)9 9 9
5% Commuter Capture
(earning $3,333+/ month)193 193 193
“Step Up” Demand 95 95 95
Pipeline Projects 202 202 202
Total Ownership Demand 96 156 216
Effective Rental Vacancy
Rate 6%8%10%
New Rental Units 297 461 624
15% Cost Burdened
Renters 8 8 8
10% Substandard Rental
Units 12 12 12
10% Commuter Capture
(earning $1,251+/ month)302 302 302
Pipeline Projects 0 0 0
Total Rental Demand 619 782 946
Total Potential Demand 715 939 1,163
Source: CPI
Table 18. Future Workforce Housing Demand
Net Demand
(2027)
Effective Ownership
Vacancy Rate 1.0%1.5%2%
New For Sale Units 4 64 125
10% Substandard Ownership
Units (80% AMI)9 9 9
5% Commuter Capture
($3,333+ / month)193 193 193
“Step Up” Demand 95 95 95
Pipeline Projects 202 202 202
Total Ownership Demand 98 158 219
Effective Rental Vacancy
Rate 6%8%10%
New Rental Units 284 443 602
15% Cost Burdened Renters 8 8 8
10% Substandard Rental
Units 12 12 12
10% Commuter Capture
($1,251+/ month)302 302 302
Pipeline Projects 0 0 0
Total Rental Demand 605 765 924
Total Potential Demand 703 923 1,143
Source: CPI
Grand Island Regular Meeting - 12/7/2022 Page 87 / 112
PAGE: 21GRAND ISLAND AFFORDABLE HOUSING PLAN
Housing Challenges, Goals and Strategies
Housing Challenges
The housing challenges faced in Grand Island are
not unique, and are found in one form or another
across the Midwest and throughout the country.
Housing production has not kept up with demand
and most markets tight which affects economic
development, community prosperity and financial
security for millions of residents.
Through analysis and focus group discussions,
the biggest housing challenges within Grand
Island include:
• High cost burden for renter households
• Difficulty finding available housing
• Lack of housing type variety
• High development costs
The first two issues have been thoroughly
discussed in previous chapters. Zoning and other
building and development regulations can play
a part in the perception or reality that housing is
too costly to construct and there is little housing
diversity.
Table 19 illustrates the major districts which
support residential zoning and the percent of
acreage that district represents. Under the
current zoning code, technically, “missing middle”
housing can be constructed in any residential
district because the code requirements are based
on density, not housing type. However, in practical
terms building missing middle housing in the R-1
and R-2 Districts, which is 35% of the residentially
zoned land, is not cost effective. To build a duplex
or triplex in the R-1 district would require nearly
Grand Island Regular Meeting - 12/7/2022 Page 88 / 112
PAGE: 22RECOMMENDATIONS
Table 19. Residential Zoned Land
District Acres Share District Acres Share
LLR - Large Lot Residential 4379.3 29%RO – Residential Office 620.0 4%
R-1 – Suburban Residential 2087.7 14%RD - Residential
Development Zone
444.2 3%
R-2 – Low Density Residential 3197.1 21%B1 - Light Business Zone 351.3 2%
R-3 – Medium Density Residential 504.8 3%B2 - General Business Zone 2427.1 16%
R-3SL Medium Density Small Lot Residential 144.8 1%B3 - Heavy Business Zone 152.2 1%
R-4 High Density Residential 981.6 6%
Source: Grand Island / CPI
Grand Island Regular Meeting - 12/7/2022 Page 89 / 112
PAGE: 23GRAND ISLAND AFFORDABLE HOUSING PLAN
a 1/2 acre or 2/3 acre respectively, To build a
double or triplex in the R-2 district, near where
many of the schools are located, would require
nearly a 1/3 acre or 1/2 acre respectively. It would
take nearly 1 acre of land to build a duplex and 1.5
acres for a triplex in the LLR district.
Housing Goals and strategies
The housing challenges Grand Island faces are
not new and have taken decades to manifest
themselves. The strategies outlined in this study
should be re-evaluated on a regular basis to
ensure resident needs are being met and the
implementation of this plan is being carried out by
all stakeholders in the development arena.
It should also be noted that economic cycles will
play an impact in the housing market, and those
cycles are often out of the control of local leaders
and housing advocates and developers. .
The goals of the strategy recommendations are
to facilitate the transition to a balanced housing
market that supports the needs of Grand Island’s
households at all stages of their lives.
Goal #1: Increase the number and types of
housing units to meet the needs of Grand
Island’s current and future residents.
Outcomes:
• Residents have access to a variety of housing
options:
• Missing Middle housing will account for
20% of the housing types, up from 17.5%
today.
• Working households have access to housing
that meets their budget
• 20% of new housing construction meets
the definition of “Workforce housing”.
• Vacancy rates will reflect a healthy housing
market
• Homeownership vacancy rates will be
between 1.0% and 1.5%, up from 0.98%
today.
• Rental vacancy rates will be between 6%
and 8%, up from 2..37% today.
Strategies:
1. Prioritize public funding for projects that
incorporate affordable, missing middle and/or
workforce housing.
1,1 - Consider performance requirements as a
condition for TIF approval such as a minimum
set-aside requirement for affordable or
workforce housing units.
1.2 - Incorporate missing middle housing in
a portion of Rural Workforce Housing Fund
applications.
1,3 - Waive building permit and tap fees
for affordable housing projects which are
restricted to those earning less than 80% AMI.
2. Explore creating a Community Land Trust
2.1 - Community Land Trusts are designed to
ensure the long-term affordability of housing
within a particular development. A community
land trust is a development where the
underlaying land is owned, typically, by a trust
or community non-profit whose mission is to
create affordable housing. The home buyer
owns the improvement and is usually granted
a long-term lease that is at least the term of
the mortgage or 99 years. The key distinction
is there is a deed restriction or restrictive
covenant running with the land, thus, ensuring
affordability by limiting the income of the
subsequent home buyers, thus ensuring long-
term affordability.
The Land Trust is established to enforce the
restrictions, which are civil matters and not
under the jurisdiction of the City or County.
In lieu of establishing a single-purpose entity
for administration of the trust, that function
could be carried out by a local Community
Development Corporation.
3. Explore Shared Risk Loan Pools for higher-risk
workforce and affordable housing projects
Many communities have recently funded
targeted shared-risk loan pools that are used
to spread the risk in emerging markets. The
Grand Island Regular Meeting - 12/7/2022 Page 90 / 112
PAGE: 24RECOMMENDATIONS
concept revolves around a loan fund that is
seeded through contributions by local banks,
businesses, or federal programs such as the
Community Development Financial Institutions
Fund (CDFI Fund).
Shared risk pools are designed to invest in
all types of housing, not just single-family
for-sale housing. The loan fund can invest in
various housing projects as determined by
a governing board. The investment capital
would be structured as patient capital that
is in a subordinate position to the primary
debt. This is not a grant. The purpose of
the investment is to lower the amount of
primary debt the project needs to service,
thus making the project more financially
feasible. When a project is refinanced, in the
future, the fund would recoup its investment.
Alternatively, the fund could be the primary
lender and each investor in the fund would
only risk a pro-rata share of the investment.
4. Revise zoning regulations to encourage
housing variety and affordability.
While the zoning code does not prohibit
missing middle housing in the most widely
zoned districts, the minimum density
requirements are uneconomical.
Grand Island should explore encouraging
affordable or missing middle housing by
amending the code to:
1. Conditionally permit missing middle
housing (townhouse, duplex, triplex)
under certain conditions such as:
• Infill lots in the R-1 and R-2 districts
• When within 1/2 to 1-mile of an
existing elementary or middle
school
2. Reduce parking requirements for units
with 2 or fewer bedrooms to 1 space per
unit.
Goal #2: Improve and preserve existing
affordable housing.
Outcomes:
• Existing affordable housing will remain
affordable for the most vulnerable residents.
• The overall quality of housing in Grand
Island will improve
Strategies:
1. Target redevelopment strategies toward
vacant and abandoned properties.
The 2020 ACS indicates that of the 1,157
vacant units, 531 (45.8%) are “vacant-other”.
These units are neither for sale, or for rent,
are likely abandoned structures, and can
quickly become dilapidated which may
lead to neighborhood deterioration and
loss of confidence by area residents. These
structures can also be rehabilitated and
placed in service if the deterioration is not too
far along, and should be prioritized as part of
any neighborhood revitalization effort.
2. Target CDBG funds toward property
improvement for low and moderate income
residents.
Many low- and moderate-income residents,
particularly seniors, struggle to maintain their
homes due to rising costs. Additionally, many
older homes are not designed for those who
may become physically disabled.
3. Develop programs to promote the private
renovation of vacant homes. Encourage the
promotion of existing programs such FHA
203k loans.
A FHA 203k loan combines the cost of the
initial purchase plus the cost of renovations
or expansions into one loan product that is
insured by FHA. This unique loan product is
particularly well suited for those interested in
purchasing a vacant house, or one needing
substantial renovations. The benefit of the loan
product is the interest rates are fixed, and the
loan amount is based on the current purchase
price, plus the cost of the improvements. The
program also protects lenders by allowing
them to have the loan insured before the
condition and value of the property may offer
adequate security.
Grand Island Regular Meeting - 12/7/2022 Page 91 / 112
PAGE: 25GRAND ISLAND AFFORDABLE HOUSING PLAN
Despite the benefits, this loan product is not
well utilized throughout Nebraska. There
were no Nebraska lenders who originated
a 203K loan in 2021, however five lenders
originated 203k loans in 2020:
• First National Bank - Omaha
• Guild Mortgage Company - Omaha
• Movement Mortgage LLC - Omaha
• Prime Lending (A Plains Capital CO) -
Lincoln
• Regent Financial Group, Inc - Omaha
The FHA 203k loan product could be a very
useful tool for those who wish to purchase
and rehabilitate a home in Grand Island.
Since the program has not been utilized here,
there will be a learning curve for all parties
involved.
Goal #3 Reduce development costs where
possible.
Outcomes:
• The amount of housing that meets the
definition of “workforce housing” will
increase.
Strategies:
1. Explore partnerships with the Nebraska
Manufactured Housing Association to work
with local housing manufactures to develop
a palette of neighborhood context sensitive
home plans that can be constructed on infill
lots;
Today’s modular and manufactured housing
factories can modify almost any set of plans
and home design to be constructed in an
off-site manufacturing facility. Designs can be
contemporary or modern. All of the pictures
on this page are examples of modular homes
constructed in Indiana.
One of the many concerns expressed was the
high cost of construction and lack of quality
subcontractors. Modular and manufactured
housing (industrialized units) can help bridge
this gap. Typically, there are two types of
industrialized housing products: modular
housing, which is constructed using a state
adopted building code, and manufactured
housing, which is constructed using a HUD
approved building code. For the purposes
of this report we will use the generic term
“industrialized housing” to refer to both.
Generally speaking, industrialized housing
can cost between 10% - 20% less than
conventional site-built housing, and
depending on the type of product, can be
more energy-efficient than conventionally
constructed housing.
Note however, the customization options are
significantly limited, so this is probably not a
product for the upper-end price points, but is
a good option for entry-level and moderately
priced new construction.
Grand Island Regular Meeting - 12/7/2022 Page 92 / 112
PAGE: 26RECOMMENDATIONS
2. Proactively extend public utilities to reduce
the costs of development and encourage
development in appropriate areas.
The cost of extending water and sewer utilities
is expensive and significantly adds to the cost
of developing land. The city could proactively
finance and extend the main lines which
would 1) reduce development costs, and 2)
actively direct where development will occur
in a more planned and orderly manner.
Goal #4 Improve household stability
Outcomes:
• The number of severely cost burdened
renters are reduced
• Very low income households are
appropriately housed and the risk of
homelessness is reduced
Strategies:
1. Work with existing subsidized housing owners
to ensure their properties are well maintained
and the affordable units are preserved.
Within Grand Island, there are approximately
365 subsidized units within six non-public
housing developments that serve very low
income residents and persons with disabilities.
These developments provide housing for
some of the most vulnerable populations and
should be preserved.
2. Work with affordable housing developers to
create additional rental housing for very-low
income families.
The affordable rental housing gap is
approximately 800 rental units targeted to
those who earn less than 30% AMI. These
households tend to be large families with
one wage-earner and may be on the edge of
homelessness.
Affordable housing projects seeking public
assistance should have a portion of their units
targeted toward this income cohort.
Grand Island Regular Meeting - 12/7/2022 Page 93 / 112
PAGE: 27GRAND ISLAND AFFORDABLE HOUSING PLAN
Implementation Matrix
Public Policy Action Items Partners Funding Timeframe
Goal #1: Increase the number and types of housing units to meet the needs of Grand Island’s current and future residents
1. Prioritize public funding for projects that incorporate affordable, missing middle and/or workforce housing.1, 2, 3 ,4 1, 3 1 to 3 years
1,1 - Consider performance requirements as a condition for
TIF approval such as a minimum set-aside requirement for
affordable or workforce housing units.
1 1 to 3 years
1.2 - Incorporate missing middle housing in a portion of
Rural Workforce Housing Fund applications. 1, 3 1, 3 1 to 3 years
1,3 - Waive building permit and tap fees for affordable
housing projects which are restricted to those earning less
than 80% AMI.
1, 2 7 1 to 3 years
2. Explore creating a Community Land Trust 1, 2 1, 4, 5 3 to 5 years
3. Explore Shared Risk Loan Pools for higher-risk workforce and affordable housing projects 1, 5 4, 5 3 to 5 years
4. Revise zoning regulations to encourage housing variety and affordability.1, 2 7 1 to 3 years
4,1 - Conditionally permit missing middle housing
(townhouse, duplex, triplex) under certain conditions
such as:
• Infill lots in the R-1 and R-2 districts
• When within 1/2 to 1-mile of an existing
elementary or middle school
1 7 1 to 3 years
4.2 - Reduce parking requirements for units with 2 or
fewer bedrooms to 1 space per unit. 1 7 1 to 3 years
Organization:1. Grand Island
2. Hall County
3. Grand Island Economic Development Corporation
(EDC)4. Grand Island CRA5. Local Developers / Home Builders
Incentive Sources:1. General Funds
2. Bonding
3. TIF4. Grants5. Private Funds6. Sales Tax/Occupational Tax
7. Non-monetary
Grand Island Regular Meeting - 12/7/2022 Page 94 / 112
PAGE: 28RECOMMENDATIONS
Implementation Matrix
Public Policy Action Items Partners Funding Timeframe
Goal #2: Improve and preserve existing affordable housing.
1. Target redevelopment strategies toward vacant and
abandoned properties.1, 5 1, 2, 4, 5 1 to 3 years
2. Target CDBG funds toward property improvement for low
and moderate income residents.1 4 1 to 3 years
3. Develop programs to promote the private renovation
of vacant homes. Encourage the promotion of existing
programs such FHA 203k loans.
1, 5 5 1 to 3 years
Goal #3 Reduce development costs where possible.
1. Explore partnerships with the Nebraska Manufactured
Housing Association to work with local housing
manufactures to develop a palette of neighborhood
context sensitive home plans that can be constructed on
infill lots;
1, 3, 5 1, 4, 5 3 to 5 years
2. Proactively extend public utilities to reduce the costs of
development and encourage development in appropriate
areas.
1 1, 2, 3, 4 3 to 5 years
Goal #4 Improve household stability
1. Work with existing subsidized housing owners to ensure
their properties are well maintained and the affordable
units are preserved.
1, 2, 5 3, 4, 5 5 or more
years
2. Work with affordable housing developers to create
additional rental housing for very-low income families. 1, 3, 5 1, 3, 4, 7 3 to 5 years
Organization:1. Grand Island
2. Hall County
3. Grand Island Economic Development Corporation
(EDC)4. Grand Island CRA5. Local Developers / Home Builders
Incentive Sources:1. General Funds
2. Bonding
3. TIF4. Grants5. Private Funds6. Sales Tax/Occupational Tax
7. Non-monetary
Grand Island Regular Meeting - 12/7/2022 Page 95 / 112
Hall County Regional Planning
Commission
Wednesday, December 7, 2022
Regular Meeting
Item F4
Public Hearing - Proposed Rezoning - Grand Island - Rezoning
located at 1510 E. 7th Street from R2 Low Density Residential to
R3-SL Medium Density Small Lot Residential
Staff Contact:
Grand Island Regular Meeting - 12/7/2022 Page 96 / 112
Agenda Item #7,
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
November 29, 2022
SUBJECT: To rezone tract of land consisting of 1.611 acres. This property is located
1510 E. 7th Street (Lot 2 of Sanchez Subdivision) in Grand Island, Hall County,
Nebraska, from R2 Low Density Residential to R3-SL Medium Density Small Lot
Residential. (C-13-2023G1)
OVERVIEW:
Site Analysis
Current zoning designation: R-2-Low Density Residential
Permitted and conditional uses: R-2: To provide for residential neighborhoods at a
maximum density of seven dwelling units per acre
with supporting community facilities
Comprehensive Plan Designation: Designated for future low to medium residential
development.
Existing land uses. Vacant
Adjacent Properties Analysis
Current zoning designations: North, South, East & West: R2 Low Density
Residential
Permitted and conditional uses: R2 residential uses at a density of 7 units per acre.
Minimum lot size 6,000 square feet
Comprehensive Plan Designation: North, South, East and West: Designated for
future low to medium density residential
development
Existing land uses: North: Vacant property, farm ground
South: Single-family residential
East: Single-family residential
West: Single-family residential
EVALUATION:
Positive Implications:
Consistent with the City’s Comprehensive Land Use Plan: The subject property is
designated for long term low to medium density residential redevelopment.
Provides additional housing opportunities in Northeast Grand Island.
Grand Island Regular Meeting - 12/7/2022 Page 97 / 112
Provides for a mixed used of new construction housing in the area. This change
would allow for development of duplexes, town homes and row housing on smaller
lots
Is infill development. This development is using property that is within the existing
functional and legal boundaries of the City of Grand Island for more than 100 years.
Accessible to Existing Municipal Infrastructure: City water and sewer services are
available to service the rezoning area.
Development of this Property will lower the per property cost of the approved
Sanitary Sewer District. This property is included in a sanitary sewer district that
extends sewer from 7th and Geddes to all of the properties in this area, eliminating a
pocket of the city that lacks sanitary sewer service
Monetary Benefit to Applicant: Would allow the applicant to develop and sell this
property.
Negative Implications:
None foreseen
RECOMMENDATION:
That the Regional Planning Commission recommend that the Grand Island City
Council approve the preliminary plat for The Orchard Subdivision and approve the
change of zoning from R2-Low Density Residential to R3-SL – Medium Density
Small Lot Residential.
___________________ Chad Nabity AICP, Planning Director
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S89°19'47"E 279.84'(M) 280.02'(P)135.24'(M) 135.22'(P)
S89°10'40"E
S00°41'52"W111.85'(M) 111.96'(P)S61°2
6'
4
9
"
W
3
1
2.
1
7'(
M)
3
1
2.
2
3'(
P)N27°38
'57
"W
300
.59
'
(M
)
300
.57
'
(P
)CONGDON AVENUE
E 7TH
S
T
R
E
E
T
LOT 2
SANCHEZ
SUBDIVISION
70175.13 S.F.
1.611 ACRES
UNPLATTED
PT SW1/4, NE1/4
SECTION 10, T11N, R9W
(NOT A PART)
LOT 1
SANCHEZ
SUBDIVISION
(NOT A PART)
BLOCK 1
LAMBERT'S ADDITION
(NOT A PART)
SHEET REVISIONSNO.REV.DATEREVISIONS DESCRIPTIONproject no.:
approved by:
checked by:
drawn by:
drawing no.:
QA/QC by:
date:www.olsson.comTEL 308.384.8750201 East 2nd StreetGrand Island, NE 68801NANCY HERNANDEZ SUBDIVISIONGRAND ISLAND, NE20223PROPOSED LOT LAYOUTHLM
DZ
022-02662
10.20.2022
1 of
Grand Island Regular Meeting - 12/7/2022 Page 100 / 112
S89°19'47"E 279.84'(M) 280.02'(P)135.24'(M) 135.22'(P)
S89°10'40"E
S00°41'52"W111.85'(M) 111.96'(P)S61°2
6'
4
9
"
W
3
1
2.
1
7'(
M)
3
1
2.
2
3'(
P)N27°38
'57
"W
300
.59
'
(M
)
300
.57
'
(P
)CONGDON AVENUE
E 7TH
S
T
R
E
E
T
LOT 2
SANCHEZ
SUBDIVISION
70175.13 S.F.
1.611 ACRES
UNPLATTED
PT SW1/4, NE1/4
SECTION 10, T11N, R9W
(NOT A PART)
LOT 1
SANCHEZ
SUBDIVISION
(NOT A PART)
BLOCK 1
LAMBERT'S ADDITION
(NOT A PART)
SHEET REVISIONSNO.REV.DATEREVISIONS DESCRIPTIONproject no.:
approved by:
checked by:
drawn by:
drawing no.:
QA/QC by:
date:www.olsson.comTEL 308.384.8750201 East 2nd StreetGrand Island, NE 68801NANCY HERNANDEZ SUBDIVISIONGRAND ISLAND, NE20223PROPOSED LOT LAYOUTCUL-DE-SAC FROM CONGDON AVE.HLM
DZ
022-02662
10.21.2022
1 of
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Grand Island Regular Meeting - 12/7/2022 Page 102 / 112
Hall County Regional Planning
Commission
Wednesday, December 7, 2022
Regular Meeting
Item J1
Final Plat - Morales Subdivision - Grand Island - ETJ - Located
south of Airport Road and west of Saint Paul Road in Hall County
Staff Contact:
Grand Island Regular Meeting - 12/7/2022 Page 103 / 112
Grand Island Regular Meeting - 12/7/2022 Page 104 / 112
Name Acres Lots Legal Description
Morales Subdivison 5 2
The North One-Half of the South One-Half of the North One-Half of the Southeast
Quarter of the Northeast Quarter (Nl/2 Sl/2 Nl/2 SEl/4 NEl/4) of Section Four (4),
Township Eleven (11) North, Range Nine (9) West of the 6th PM, Hall County,
Nebraska
Prairie Commons 5th Subdivision 17.119 2 A Replat of All of Lot 1 and Lot 3, Prairie Commons Second Subdivision, in the
City of Grand
Island, Hall County, Nebraska.
Rezac Subdivision 16.162 2 Attract of land comprising a part of Government Lot Four (4) and a part of the
West Half of the Southeast Quarter of the Southwest Quarter (W1/2,
SE1/4,SW1/4), Section Twenty Three (23), Township Eleven (11) North, Range
Nine (9) West of the 6th P.M.. Hall County, Nebraska.
Grand Island Regular Meeting - 12/7/2022 Page 105 / 112
Saint Paul RdCap
italTrailerCtDean St
Eilenstine Rd E
Capital Ave E
MoralesSubdivision
®
PROPOSED SUBDIVISIONAERIAL MAP
1 inch = 600 feet
Grand Island Regular Meeting - 12/7/2022 Page 106 / 112
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Grand Island Regular Meeting - 12/7/2022 Page 108 / 112
Hall County Regional Planning
Commission
Wednesday, December 7, 2022
Regular Meeting
Item J2
Final Plat - Rezac Subdivision - Grand Island ETJ - Located north
of Stolley Park Road and east of Stuhr Road in Hall County
Staff Contact:
Grand Island Regular Meeting - 12/7/2022 Page 109 / 112
Stuhr Rd SStolley Park Rd E
RezacSubdivision
®
PROPOSED SUBDIVISIONAERIAL MAP
1 inch = 400 feet
Grand Island Regular Meeting - 12/7/2022 Page 110 / 112
100'50'0'SCALE: 1" = 100'NLEGENDM = MEASURED DISTANCER = RECORDED DISTANCE (LS #192 SURVEY - 01/06/1988)= TEMPORARY POINT= ⅝” REBAR w/ LS #776 PLASTIC CAP PLACED UNLESS NOTED= ½" IRON PIPE FOUND UNLESS NOTEDXCORNER TIESSW COR. SW¼, SEC. 23 - T11N - R9WFOUND SURVEY SPIKE w/ WASHER47.44' NE to NAIL w/ IN TOP CORNER FENCE POST54.09' SE to NAIL lN TOP OF RAILROAD TIE CORNER FENCE POST61.87' SW to MAG NAIL lN TOP OF FENCE POST44.34' NW to NAIL lN POWER POLESE COR. SW¼, SEC. 23 - T11N - R9WFOUND SURVEY SPIKE w/ WASHER30.96' N to NAIL IN POWER POLE47.27' SE to NE COR. OF CONC. DRIVE47.40' S to NAIL IN CORNER FENCE POST64.50' SE to NAIL IN E. DRIVEWAY ENTRANCE POSTHALL COUNTY, NEBRASKAOWNER- RICHARD D. REZAC & JACQUELINE A. REZACSUBDIVIDER- RICHARD REZACSURVEYOR- JASNOWSKI SURVEYING LLCNUMBER OF LOTS- 2SITUATION SKETCH: NOT TO SCALENE¼SW¼SE¼NW¼2311/14/2022TOWNSHIP 11 NORTHR 9 W
S 89°47'30" E 2641.92' MSW COR. SW¼, SEC. 23 - T11N - R9WFOUND SURVEY SPIKE w/ WASHERPRELIMINARY/SITE PLATE. STOLLEY PARK ROADS. STUHR ROAD
S 48°09'42" W111.99' M 111.90' RN 06°29'16" E 272.19' M 272.13' R N 88°16'46" W 498.09' M 497.90' RN 00°35'29" W 1295.65' M 1295.71' R
1217.16' M 1217.40' RS 38°02'14" W 523.50' MS 88°15'17" W 466.44' MS 00°39'40" W 260.01' M
S 88°16'46" E 207.69' MS 85°01'28" E106.45' MS 31°35'57" W 364.11' M 364.15' R558.32' M 558.27' R 737.33' M 737.44' R
S 06°29'16" W74.53' MS 16°48'01" W52.97' M 53.05' RS 33°52'33" W 328.57' M 328.58' RS 41°02'09" W 410.89' M 410.66' R358.03' M764.28' M, R660.48' M40' ROAD RIGHT-OF-WAY TO BE DEDICATED65' WIDE ELECTRICAL EASEMENTMISC. BOOK 21, PAGE 604697.33' M
74.92' M1107.12' M24'x32' OLDFARMHOUSEHOUSE
E. STOLLEY PARK ROADEAST LINE OF W½SE¼SW¼AS RECORDEDSE COR. SW¼, SEC. 23 - T11N - R9WFOUND SURVEY SPIKE w/ WASHERSE COR. W½SE¼SW¼PLACED MAG NAIL w/ WASHERPLACED MAG NAIL w/ WASHERPOINT OF BEGINNING273.46' M90.65' MLOT 1LOT 23.579 ACRES±11.481 ACRES±Pt. GOV'T LOT 4 &W½SE¼SW¼SEC. 23 - T11N - R9W(NOT A PART)LEGAL DESCRIPTIONA tract of land comprising a part of Government Lot Four (4) and a part of the West Half of the Southeast Quarter of the Southwest Quarter(W½SE¼SW¼), Section Twenty Three (23), Township Eleven (11) North, Range Nine (9) West of the 6th P.M., Hall County, Nebraska.More particularly described as follows:Commencing at the southwest corner of said SW¼; thence S 89°47'30" E on and upon the south line of said SW¼ a distance of 764.28 feet to thePoint of Beginning; thence continuing S 89°47'30" E on and upon the south line of said SW¼ a distance of 1217.16 feet to the southeast corner ofsaid W½SE¼SW¼; thence N 00°35'29" W on and upon the east line of said W½SE¼SW¼ a distance of 737.33 feet to a point; thence N 88°16'46" Wa distance of 498.09 feet to a point; thence N 06°29'16" E a distance of 272.19 feet to a point; thence S 16°48'01" W a distance of 52.97 feet to a point;thence S 48°09'42" W a distance of 111.99 feet to a point; thence S 31°35'57" W a distance of 364.11 feet to a point; thence S 33°52'33" W a distanceof 328.57 feet to a point; thence S 41°02'09" W a distance of 410.89’ feet to the Point of Beginning. Said tract contains 16.162 acres more or less ofwhich 1.102 acres are road right-of-way to be dedicated.SURVEYOR'S CERTIFICATEI, Evan A. Jasnowski, Nebraska Registered Land Surveyor #776, duly registered under the Land Surveyor's Regulation Act, do herebystate that at the request of Richard Rezac, I have caused to be made a survey of the land depicted on the accompanying plat; that saidplat is a true delineation of said survey performed personally or under my direct supervision; that said survey was made with referenceto known and recorded monuments marked as shown, and to the best of my knowledge and belief is true, correct, and in accordancewith the Minimum Standards for Surveys in effect at the time of this survey._____________________________________________ _______________Evan A. Jasnowski DateDEDICATIONKNOW ALL MEN BY THESE PRESENTS, that Richard D. Rezac and Jacqueline A. Rezac, owners of the land described hereon, has causedsame to be surveyed, subdivided, platted and designated as "Rezac Subdivision", in a part of Government Lot Four (4) and the West Half of theSoutheast Quarter of the Southwest Quarter (W½SE¼SW¼), Section Twenty Three (23), Township Eleven (11) North, Range Nine (9) West ofthe 6th P.M., Hall County, Nebraska, as shown on the accompanying plat thereof, and do hereby dedicate the road right-of-way as shown thereonto the public for their use forever, and the easements, as shown thereon for the location, construction and maintenance of public service utilities,together with the right of ingress and egress thereto, and hereby prohibiting the planting of trees, bushes and shrubs, or placing other obstructionupon, over, along or underneath the surface of such easements; and that foregoing subdivision as more particularly described in the description asappears on this plat is made with the free consent and in accordance with the desires of the undersigned owner and proprietors.IN WITNESS WHEREOF, I have affixed my signature hereto at ________________, ______________, this _______ day of __________________________, 2022.__________________________________________________ __________________________________________________Richard D. Rezac Jacqueline A. RezacACKNOWLEDGEMENTState of ______________ssCounty of _______________On this, the _______ day of ______________________________, 2022, before me _____________________, a Notary Public within and for said County, personallyappeared Richard and Jacqueline Rezac, owners of the land, to me personally known to be the identical person whose signature is affixed hereto, and thatthey did acknowledge the execution thereof to be their voluntary act and deed, and that they are empowered to make the above dedication forand in behalf of said " Rezac Subdivision ".IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed my official seal at _________________, ____________________, on the date last above written.My commission expires __________________________.APPROVALSSubmitted to and approved by the Regional Planning Commission of Hall County, Cities of Grand Island, Wood River and the Villages of Alda, Cairo, andDoniphan, Nebraska.________________________________________ __________Chairperson DateApproved and accepted by the Hall County Board of Supervisors this ______ day of _____________________, 2022.________________________________________ ________________________________________Chairperson County ClerkApproved and accepted by the City of Grand Island this ______ day of _____________________, 2022.________________________________________ ________________________________________Mayor City ClerkGrand IslandRegular Meeting - 12/7/2022Page 111 / 112
Grand Island Regular Meeting - 12/7/2022 Page 112 / 112