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03-01-2023 Regional Planning Regular Meeting Packet Hall County Regional Planning Commission Wednesday, March 1, 2023 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 - 3/1/2023 Page 1 / 170 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 - 3/1/2023 Page 2 / 170 Hall County Regional Planning Commission Wednesday, March 1, 2023 Regular Meeting Item A1 Agenda - March 1, 2023 Staff Contact: Grand Island Regular Meeting - 3/1/2023 Page 3 / 170 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. AGENDA AND NOTICE OF MEETING Wednesday, March 1, 2023 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 January 11, 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 31 south of South Street along Henry and Ada Streets (1703 Ada and 1703 Henry) Resolution 2023-07 (C-18-23GI) 5. Public Hearing – Proposed Rezoning –Grand Island Public Hearing regarding the rezoning of property located at south of South Street along Henry and Ada Streets (1703 Ada and 1703 Henry) from M2 Heavy Manufacturing to B2 General Business (C-14-23GI) 6. Public Hearing – Proposed Rezoning – Rezoning-Grand Island Public Hearing regarding the rezoning of Legacy 34 Second Subdivision Hall County, Nebraska. This property is located north of Husker Highway and west of Prairie View Street in the City of Grand Island. The request would rezone property from CD Commercial Development Zone and RD Residential Development Zone to an amended CD Commercial Development Zone and RD Residential Development Zone and B2 General Business. (C- 15-23GI) a. Final Plat – Legacy 34 Third Subdivision- Grand Island - Located north of Husker Highway and west of Prairie View Street in the City of Grand Island. (28 lots, 13 Outlots 20.1 acres). This property is under consideration for rezoning to amend the current CD Commercial Development Zone and current RD Residential Development Zone along with adding a B2 General Business Zone. Grand Island Regular Meeting - 3/1/2023 Page 4 / 170 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. 7. Public Hearing – Redevelopment Plan – Grand Island. Public Hearing Concerning a redevelopment plan for CRA Area No. 34 to allow for redevelopment of property located north of 13th Street and west of the Moore’s Creek Drainway (Millennial Estates Subdivision as proposed) in Grand Island, Hall County, Nebraska. The request calls for redevelopment of this property for residential uses. Resolution 2023-08 (C-17-23GI) 8. Public Hearing Proposed Changes to Zoning Ordinance – Grand Island Concerning proposed amendments to 36-72 M-1 Light Manufacturing Zone 36-76 Commercial Development Zone and 36-99 Home Occupations. A copy of the proposed changes will be available at the Hall County Regional Planning Department office located at the Grand Island City Hall. (C-16-23GI) 9. Public Hearing – Proposed Amendment to the Future Land Use Map –Alda Public Hearing regarding a change to the future land use map for the Village of Alda for property located at the northeast corner of the intersection of 60th Road and Wildwood Drive (in the SW ¼ of the SW ¼ of 4-10-10) from Agriculture to Light Industrial. (C-19-23A) 10. Public Hearing – Proposed Rezoning –Alda Public Hearing regarding the rezoning for property located at the northeast corner of the intersection of 60th Road and Wildwood Drive (in the SW ¼ of the SW ¼ of 4-10-10) from TA Transitional Agriculture to I-1 Light Industrial Zone. (C-20-23A) Consent Agenda 11. Final Plat – Cunningham Farms Subdivision– Alda: Located east of 60th Road and north of Wildwood Drive in Hall County, Alda ETJ. (1 Lot, 4.17 Acres) 12. Final Plat – Rockford Subdivision – Alda: Located north of Apollo Ave east of Alda Road in Alda. (3 Lots, 6.89 Acres) 13. Final Plat – JMR Subdivision– Grand Island: Located north of 4th Street and east of Wheeler Avenue in Grand Island NE. (2 Lots, 0.2.Acres) 14. Final Plat – Gloe Acres Second Subdivision– Hall County: Located south of Wildwood Drive and east of 110th Road in Hall County, NE. (1 Lot, 3.63 Acres) 15. Comprehensive Plans 1. Payment of Claims 2. Update on Comp Plan Process 16. Directors Report 17. Next Meeting April 5 or 12 18. Adjourn. Grand Island Regular Meeting - 3/1/2023 Page 5 / 170 Staff Summary March 2023 Page 1 Staff Recommendation Summary For Regional Planning Commission Meeting March 1, 2023 4. Public Hearing – Redevelopment Plan Amendment-Grand Island Public hearing on an amendment to the redevelopment plan for CRA Area 31 south of South Street along Henry and Ada Streets (1703 Ada and 1703 Henry) Resolution 2023-07 (C-18-23GI) See Full Recommendation (Hearing, Discussion, Action) 5. Public Hearing – Proposed Rezoning –Grand Island Public Hearing regarding the rezoning of property located at south of South Street along Henry and Ada Streets (1703 Ada and 1703 Henry) from M2 Heavy Manufacturing to B2 General Business (C-14-23GI) See Full Recommendation (Hearing, Discussion, Action) 6. Public Hearing – Proposed Rezoning – Rezoning-Grand Island Public Hearing regarding the rezoning of Legacy 34 Second Subdivision Hall County, Nebraska. This property is located north of Husker Highway and west of Prairie View Street in the City of Grand Island. The request would rezone property from CD Commercial Development Zone and RD Residential Development Zone to an amended CD Commercial Development Zone and RD Residential Development Zone and B2 General Business. This includes a preliminary and final plat for Legacy 34 Third Subdivision. (C-15-23GI) See Full Recommendation (Hearing, Discussion, Action) 7. Public Hearing – Redevelopment Plan – Grand Island. Public Hearing Concerning a redevelopment plan for CRA Area No. 34 to allow for redevelopment of property located north of 13th Street and west of the Moore’s Creek Drainway (Millennial Estates Subdivision as proposed) in Grand Island, Hall County, Nebraska. The request calls for redevelopment of this property for residential uses. Resolution 2023-08 (C-17-23GI) See Full Recommendation (Hearing, Discussion, Action) 8. Public Hearing Proposed Changes to Zoning Ordinance – Grand Island Concerning proposed amendments to 36-72 M-1 Light Manufacturing Zone 36-76 Commercial Development Zone and 36-99 Home Occupations. A copy of the proposed changes will be available at the Hall County Regional Planning Department office located at the Grand Island City Hall. (C-16- 23GI) See Full Recommendation (Hearing, Discussion, Action) 9. Public Hearing – Proposed Amendment to the Future Land Use Map – Alda Public Hearing regarding a change to the future land use map for the Village of Alda for property located at the northeast corner of the Grand Island Regular Meeting - 3/1/2023 Page 6 / 170 Staff Summary March 2023 Page 2 intersection of 60th Road and Wildwood Drive (in the SW ¼ of the SW ¼ of 4-10-10) from Agriculture to Light Industrial. (C-19-23A) See Full Recommendation (Hearing, Discussion, Action) 10. Public Hearing – Proposed Rezoning –Alda Public Hearing regarding the rezoning for property located at the northeast corner of the intersection of 60th Road and Wildwood Drive (in the SW ¼ of the SW ¼ of 4-10-10) from TA Transitional Agriculture to I-1 Light Industrial Zone. (C-20-23A) See Full Recommendation (Hearing, Discussion, Action) Consent Agenda 11. Final Plat – Cunningham Farms Subdivision– Alda: Located east of 60th Road and north of Wildwood Drive in Hall County, Alda ETJ. (1 Lot, 4.17 Acres) This is a onetime split from an existing 80 acre tract and if the zoning is changed to I-1 would still exceed the minimum size for the new zoning district. There are existing Quonset type buildings at this location. 12. Final Plat – Rockford Subdivision – Alda: Located north of Apollo Ave east of Alda Road in Alda. (3 Lots, 6.89 Acres). This property is zoned I-2 Heavy Industrial. This splits 2 lots into 3 with one building on each lot. All lots conform to the minimums sizes for this district. 13. Final Plat – JMR Subdivision– Grand Island: Located north of 4th Street and east of Wheeler Avenue in Grand Island NE. (2 Lots, 0.2.Acres) This splits 2 existing buildings onto separate platted lots. There is evidence that they were in separate ownership in the past with the west 22’ feet of the lot separated from the east 44’. This will reestablish those property line with platted lots. Utilities are separated. The property is zoned B2 General Business. 14. Final Plat – Gloe Acres Second Subdivision– Hall County: Located south of Wildwood Drive and east of 110th Road in Hall County, NE. (1 Lot, 3.63 Acres) This adds additional property to an existing farmstead split in an A-1 Primary Ag district. 15. Comprehensive Plans 1. Payment of Claims 2. Update on Comp Plan Process 16. Directors Report Next Meeting April 5 or 12 Grand Island Regular Meeting - 3/1/2023 Page 7 / 170 Hall County Regional Planning Commission Wednesday, March 1, 2023 Regular Meeting Item 1 Comprehensive Plan - Staff Contact: Grand Island Regular Meeting - 3/1/2023 Page 8 / 170 Project HCRPC Comprehensive Plan Contracted Amount % Complete Amount Complete Amount left Cummulative Amount Due 37,300.00$ 100%37,300.00$ -$ 37,300.00$ 45,700.00$ 83%38,050.00$ 7,650.00$ 75,350.00$ 33,500.00$ 36%11,955.00$ 21,545.00$ 87,305.00$ 49,500.00$ 3%1,300.00$ 48,200.00$ 88,605.00$ 9,000.00$ 0%-$ 9,000.00$ 88,605.00$ 30,000.00$ 0%-$ 30,000.00$ 88,605.00$ Housing 15,000.00$ 100%15,000.00$ -$ 220,000.00$ 103,605.00$ 116,395.00$ 103,605.00$ Total Contract 220,000.00$ 103,605.00$ % Complete to date 47.1% 100,330.00$ 116,395.00$ 3,275.00$ % due 1.5% Actually Complete Phase Amount due Previously billed Amount Remaining on Contract Total Amount Complete Project Kick-off and Organization Envision HCRPC HCRPC Tomorrow Implementation Plan HCRPC Zoning HCRPC Profile Grand Island Regular Meeting - 3/1/2023 Page 9 / 170 Invoice Date 2/1/2023 Invoice # 1380 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 3/3/2023 Account #Project Phone # 402.367.5031 E-mail kmarvin@marvinplanning.com Total Balance Due Payments/Credits Description Qty Rate Amount See attached pdf 3,275.00 3,275.00 Out-of-state sale, exempt from sales tax 0.00% 0.00 $3,275.00 $3,275.00 $0.00 Grand Island Regular Meeting - 3/1/2023 Page 10 / 170 Hall County Regional Planning Commission Wednesday, March 1, 2023 Regular Meeting Item E1 Minutes - January 11, 2023 Staff Contact: Grand Island Regular Meeting - 3/1/2023 Page 11 / 170 THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND, WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN, NEBRASKA Minutes for January 11, 2023 The meeting of the Regional Planning Commission was held Wednesday, January 11, 2023 at City Hall – Grand Island, Nebraska. Notice of this meeting appeared in the “Grand Island Independent” on January 4, 2023. Present: Leslie Ruge Judd Allan Greg Robb Leonard Rainforth Hector Rubio Darrel Nelson Jaye Monter Tyler Doane Absent: Pat O’Neill, Tony Randone, Brent Stevenson and Robin Hendricksen Other: Staff: Chad Nabity and Norma Hernandez Press: 1.Call to order. Vice Chairman Monter called the meeting to order at 6:00 p.m. Monter 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. Monter 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 - 3/1/2023 Page 12 / 170 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 December 7, 2022 meeting. A motion was made by Robb and second by Nelson to approve the minutes of the December 7, 2022 meeting. The motion carried with four members voting in favor (Nelson, Ruge, Robb, Monter, and Doane) and three member abstaining (Allan, Rainforth and Rubio), no members voting no or (O’Neill, Stevenson, Hendricksen and Randone were absent). 3.Request Time to Speak. 4.Vacate Plate – V & B Subdivision – Hall County – A tract of land comprising a part of the Northeast Quarter (NE ¼) of Section Thirty (30), Township Twelve (12) North, Range Ten (10) West of the 6th PM, Hall County, Nebraska. A motion was made by Rainforth and second by Rubio to approve request to vacate V & B Subdivision. The motion was carried with eight members voting in favor (Nelson, Allan, Ruge, Robb, Monter, Rainforth, Rubio and Doane), no members voting no or abstaining, (O’Neill, Stevenson, Hendrickson, and Randone were absent). Consent Agenda: 5.Final Plat – Seis Semanas Subdivision – Hall County: Located south of White Cloud Rd and west of 70th Road in Hall County. ( 1 Lot, 5.372 Acres) 6. Final Plat – Ben R. Davis Subdivision – Grand Island: Located south of Anderson Ave and east of Pine Street in Grand Island, NE. (2 Lots, .31 Acres) 7.Final Plat – The Orchard Third Subdivision – Grand Island – Located south of 19th Street and east of Peach Street in Grand Island, NE (63 Lots, 7.630 Acres) A motion was made by Ruge and second by Rainforth to approve all items on the consent agenda. Grand Island Regular Meeting - 3/1/2023 Page 13 / 170 The motion was carried with eight members voting in favor (Nelson, Allan, Ruge, Robb, Monter, Rainforth, Rubio and Doane), no members voting no or abstaining, (O’Neill, Stevenson, Hendrickson, and Randone were absent). 8.Comprehensive Plan Payment of Claims A motion was made by Nelson and second by Allan to approve the payment of claims – Marvin Planning Consultants in the amount of $5,800.00. The motion was carried with eight members voting in favor (Nelson, Allan, Ruge, Robb, Monter, Rainforth, Rubio and Doane), no members voting no or abstaining, (O’Neill, Stevenson, Hendrickson and Randone were absent). 9.Director’s Report. Comprehensive Plan Community Meeting – Tuesday, January 31st 6pm- 8pm at Tommy Gunz. 10. Next Meeting February 1, 2023 in the CMR. 11.Adjourn. O’Neill adjourned the meeting at 6:18 p.m. ___________________________________________ Leslie Ruge, Secretary By Norma Hernandez Grand Island Regular Meeting - 3/1/2023 Page 14 / 170 Hall County Regional Planning Commission Wednesday, March 1, 2023 Regular Meeting Item F1 Public Hearing - Redevelopment Plan Amendment - Grand Island - JBA Ventures - CRA Area 31 - South Street and Henry and Ada Streets Staff Contact: Grand Island Regular Meeting - 3/1/2023 Page 15 / 170 Agenda Item # 4 PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION: February 15, 2023 SUBJECT: Redevelopment plan amendment for property located in Blight and Substandard Area 31 located south of South Street along Henry and Ada Streets, in Grand Island, Hall County, Nebraska to support this development. (C-18-23GI) PROPOSAL: JBA Ventures LLC is proposing to develop the properties described above for residential purposes. The property is zoned a combination of M-2 Heavy Manufacturing but the applicants have requested a zoning changes to B2 General Business zone, the same zoning district as adjoining properties to the south. Residential uses are permitted in the B2 zoning district and properties to the south are already used and have been used for residential purposes for at least 30 years. OVERVIEW: The purpose of the CRA and the designated blight and substandard area is to provide incentives for development in underdeveloped areas of the community. This area has already been declared blighted and substandard the Grand Island City Council. This project is consistent with the proposed zoning and the future land use plan for this area within the City of Grand Island. This development will promote housing construction in Grand Island. The Regional Planning Commission recommendation is limited to the appropriateness of the proposed use at this location. The Grand Island Comprehensive Plan calls for the development of a medium density residential to office uses at this location. The Planning Commission is required to comment on these applications to confirm that expenditure of public funds through TIF is not supporting uses that would be inconsistent with the comprehensive plan. The proposed use for a residential development at this location appears to be supported by the plan. Grand Island Regular Meeting - 3/1/2023 Page 16 / 170 RECOMMENDATION: That the Regional Planning Commission recommends find that the redevelopment plan is consistent with the Comprehensive Plan (general plan for development) of the city of Grand Island. A resolution is attached for your consideration. ___________________ Chad Nabity AICP, Planning Director Grand Island Regular Meeting - 3/1/2023 Page 17 / 170 Redevelopment Plan Amendment Grand Island CRA Area 31 February 2023 The Community Redevelopment Authority (CRA) of the City of Grand Island intends to amend the Redevelopment Plan for Area 31 with in the city, pursuant to the Nebraska Community Development Law (the “Act”) and provide for the financing of a specific redevelopment project in Area 31. Executive Summary: Project Description THE REDEVELOPMENT OF PROPERTIES LOCATED AT 1703 HENRY STREET AND 1703 ADA STREET FOR RESIDENTIAL USES. The use of Tax Increment Financing to aid in rehabilitation expenses associated with redevelopment of the both the Henry and Ada Street properties. The developer is proposing to develop multifamily residential in four buildings with 18 units (10 one bedroom and 8 two bedroom) at this location. This project would not be feasible without the use of TIF. The developer is responsible for and has provided evidence that they can secure adequate debt financing to cover the costs associated with the remodeling and rehabilitation of this building. The Grand Island Community Redevelopment Authority (CRA) intends to pledge the ad valorem taxes generated over the 15 year period beginning January 1, 2025 towards the allowable costs and associated financing for rehabilitation. TAX INCREMENT FINANCING TO PAY FOR THE REHABILITATION OF THE PROPERTY WILL COME FROM THE FOLLOWING REAL PROPERTY: Property Description (the “Redevelopment Project Area”) The properties are located at 1703 Henry Street and 1703 Ada Street in Grand Island Nebraska, the attached map identifies the subject property and the surrounding land uses. Legal Descriptions: Lots 1 and 2 of Block 2 of Dawn Subdivision and the West 111 feet of lot 1 and all of lot 2 of Block 1 of Dawn Subdivision in the City of Grand Island, Hall County, Nebraska. Grand Island Regular Meeting - 3/1/2023 Page 18 / 170 Existing Land Use and Subject Property Grand Island Regular Meeting - 3/1/2023 Page 19 / 170 The tax increment will be captured for the tax years the payments for which become delinquent in years 2024 through 2041 inclusive for no more than a 15 year period on any portion of the project. The real property ad valorem taxes on the current valuation will continue to be paid to the normal taxing entities. The increase will come from the construction of 4 apartment buildings on these lots. Statutory Pledge of Taxes. In accordance with Section 18-2147 of the Act and the terms of the Resolution providing for the issuance of the TIF Note, the Authority hereby provides that any ad valorem tax on the Redevelopment Project Area for the benefit of any public body be divided for a period of fifteen years after the effective date of this provision as set forth in the Redevelopment Contract, consistent with this Redevelopment Plan. Said taxes shall be divided as follows: a. That portion of the ad valorem tax which is produced by levy at the rate fixed each year by or for each public body upon the redevelopment project valuation shall be paid into the funds, of each such public body in the same proportion as all other taxes collected by or for the bodies; and b. That portion of the ad valorem tax on real property in the redevelopment project in excess of such amount, if any, shall be allocated to and, when collected, paid into a special fund of the Authority to pay the principal of; the interest on, and any premiums due in connection with the bonds, loans, notes, or advances on money to, or indebtedness incurred by, whether funded, refunded, assumed, or otherwise, such Authority for financing or refinancing, in whole or in part, a redevelopment project. When such bonds, loans, notes, advances of money, or indebtedness including interest and premium due have been paid, the Authority shall so notify the County Assessor and County Treasurer and all ad valorem taxes upon real property in such redevelopment project shall be paid into the funds of the respective public bodies. Pursuant to Section 18-2150 of the Act, the ad valorem tax so divided is hereby pledged to the repayment of loans or advances of money, or the incurring of any indebtedness, whether funded, refunded, assumed, or otherwise, by the CRA to finance or refinance, in whole or in part, the redevelopment project, including the payment of the principal of, premium, if any, and interest on such bonds, loans, notes, advances, or indebtedness. Redevelopment Plan Amendment Complies with the Act: The Community Development Law requires that a Redevelopment Plan and Project consider and comply with a number of requirements. This Plan Amendment meets the statutory qualifications as set forth below. 1. The Redevelopment Project Area has been declared blighted and substandard by action of the Grand Island City Council on July 28, 2020.[§18-2109] Such declaration was made after a public hearing with full compliance with the public notice requirements of §18-2115 of the Act. 2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (13) Grand Island Regular Meeting - 3/1/2023 Page 20 / 170 (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. The Hall County Regional Planning Commission held a public hearing at their meeting on March 1, 2023 and passed Resolution 2023-xx confirming that this project is consistent with the Comprehensive Plan for the City of Grand Island. 3. The Redevelopment Plan must be sufficiently complete to address the following items: [§18-2103(13) (b)] a. Land Acquisition: The Redevelopment Plan for Area 1 provides for real property acquisition and this plan amendment does not prohibit such acquisition. The developer has acquired the property and will be including acquisition as an eligible activity. There is no proposed acquisition by the authority. b. Demolition and Removal of Structures: The project to be implemented with this plan does provide for the demolition and removal any structures on this property. Some structures have already been demolished and removed to prepare for this project and those expenses will be eligible for reimbursement as permitted by statutes. c. Future Land Use Plan See the attached map from the 2004 Grand Island Comprehensive Plan. All of the area around the site in private ownership is planned for mixed use manufacturing development; this includes uses allowed in the general business district like housing and more intense uses like those found north of this site. A majority of the development along Henry and Ada Streets south of South Street is multifamily residential in nature and has been for more than 25 years. This property is in private ownership. [§18-2103(b) and §18- 2111] The attached map also is an accurate site plan of the area after redevelopment. [§18-2111(5)] Grand Island Regular Meeting - 3/1/2023 Page 21 / 170 City of Grand Island Future Land Use Map Grand Island Regular Meeting - 3/1/2023 Page 22 / 170 d. Changes to zoning, street layouts and grades or building codes or ordinances or other Planning changes. The area is zoned M2 Heavy Manufacturing zone. The developer has submitted a request to change the zoning to B2 General Business. All of the properties south of these are zoned B2 and such changes would be consistent with the future land use map. No changes are anticipated in street layouts or grades. No changes are anticipated in building codes or ordinances. Nor are any other planning changes contemplated. [§18- 2103(b) and §18-2111] e. Site Coverage and Intensity of Use The B2 zone would allow residential uses at a density of up to 1 unit per 1000 square feet of property with up to 100% of property covered with a 10 foot setback along the street sides. [§18-2103(b) and §18-2111] f. Additional Public Facilities or Utilities Sewer and water are available and can be extended to support this development. Electric utilities are sufficient for the proposed use. No other utilities would be impacted by the development. The developer will be responsible for installing any sidewalks needed with this project. No other utilities would be impacted by the development. [§18-2103(b) and §18-2111] 4. The Act requires a Redevelopment Plan provide for relocation of individuals and families displaced as a result of plan implementation. This property is vacant and has not been used for any residential purposes. [§18-2103.02] 5. No member of the Authority, nor any employee thereof holds any interest in any property in this Redevelopment Project Area. [§18-2106] No members of the authority or staff of the CRA have any interest in this property. 6. Section 18-2114 of the Act requires that the Authority consider: a. Method and cost of acquisition and preparation for redevelopment and estimated proceeds from disposal to redevelopers. The developer has established a purchase price of the property of $460,000. The estimated costs for demolition and site work are $94,000. Total costs for utilities and public streets and sidewalks and private streets is estimated at $533,787. Architecture and planning fees will be $25,859. Legal and fees for reimbursement to the City and the CRA for costs to prepare the contract and monitor the project over the course of the development of $10,000 are included in the eligible expenses. The total of eligible expenses for this project exceeds $1,124,000. The developer will also invest almost $6,000,000 in private funds into the construction of the project. No property will be transferred to redevelopers by the Authority. The developer will provide and secure all necessary financing. Grand Island Regular Meeting - 3/1/2023 Page 23 / 170 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 $950,932 from the proceeds of the TIF. This indebtedness will be repaid from the Tax Increment Revenues generated from the project. TIF revenues shall be made available to repay the original debt and associated interest after January 1, 2025 through December 2040. c. Statement of feasible method of relocating displaced families. No families will be displaced as a result of this plan. 7. Section 18-2113 of the Act requires: Prior to recommending a redevelopment plan to the governing body for approval, an authority shall consider whether the proposed land uses and building requirements in the redevelopment project area are designed with the general purpose of accomplishing, in conformance with the general plan, a coordinated, adjusted, and harmonious development of the city and its environs which will, in accordance with present and future needs, promote health, safety, morals, order, convenience, prosperity, and the general welfare, as well as efficiency and economy in the process of development, including, among other things, adequate provision for traffic, vehicular parking, the promotion of safety from fire, panic, and other dangers, adequate provision for light and air, the promotion of the healthful and convenient distribution of population, the provision of adequate transportation, water, sewerage, and other public utilities, schools, parks, recreational and community facilities, and other public requirements, the promotion of sound design and arrangement, the wise and efficient expenditure of public funds, and the prevention of the recurrence of insanitary or unsafe dwelling accommodations or conditions of blight. The Authority has considered these elements in proposing this Plan Amendment. This amendment, in and of itself will promote consistency with the Comprehensive Plan. This will have the intended result of preventing recurring elements of unsafe buildings and blighting conditions some of these have been demolished prior to consideration of this plan in anticipation of this project. These residential units will be similar to the ones located south of this property that were developed in the mid to late 1990’s. 8. Time Frame for Development Development of this project is anticipated to be completed by December of 2025. Excess valuation should be available for this project for 15 years on each structure beginning with the 2025 tax year. 9. Justification of Project Housing is a critical need in Grand Island and across Nebraska. This project would add 18 units of housing similar to the housing that has been located on Henry and Ada streets since the mid 1990’s. 10. Cost Benefit Analysis Section 18-2113 of the Act, further requires the Authority conduct a cost benefit analysis of the plan amendment in the event that Tax Increment Financing will be used. This analysis must address specific statutory issues. Grand Island Regular Meeting - 3/1/2023 Page 24 / 170 As authorized in the Nebraska Community Development Law, §18-2147, Neb. Rev. Stat. (2012), the City of Grand Island has analyzed the costs and benefits of the proposed Redevelopment Project, including: Project Sources and Uses. Approximately $950,932 in public funds from tax increment financing provided by the Grand Island Community Redevelopment Authority will be required to complete the project. This investment by the Authority will leverage $6,604,164 in private sector financing; a private investment of $6.92 for every TIF dollar invested. Use of Funds Source of funds Description TIF Funds Private Funds Total Acquisition $460,000 $460,000 Building Costs $5,919,726 $5,919,726 Demolition $54,000 $54,000 Utilities $302,197 $8,500 $310,792 Public Streets/Sidewalk $84,735 $84,735 Private Streets $138,800 $138,800 Grading/Dirtwork $40,000 $40,000 Planning (Arch. & Eng.) $25,859 $25,859 Financing fees/ audit $491,063 $491,063 Legal/ TIF contract $10,000 $10,000 Total $950,932 $6,583,948 $7,534,975 Tax Revenue. The property to be redeveloped is anticipated to have a January 1, 2024, valuation of approximately $213,282. Based on the 202e levy this would result in a real property tax of approximately $4,514. It is anticipated that the assessed value will increase by $5,247,186 upon full completion, as a result of the site redevelopment. This development will result in an estimated tax increase of over $111,042 annually. The tax increment gained from this Redevelopment Project Area would not be available for use as city general tax revenues, for a period of 15 years on each phase of the project, or such shorter time as may be required to amortize the TIF bond, but would be used for eligible private redevelopment costs to enable this project to be realized. Estimated 2022 assessed value: $ 213,282 Estimated value after completion $5,460,468 Increment value $5,247,186 Annual TIF generated (estimated)$111,042 TIF bond issue $950,932 (a) Tax shifts resulting from the approval of the use of Tax Increment Financing; The redevelopment project area currently has an estimated valuation of $213,282 The proposed redevelopment will create additional valuation of $5,247,186. No tax shifts are anticipated from the project outside of the use of TIF to support the redevelopment. It is not anticipate that any additional tax burdens will be assumed by public entities as a result of this project. The project creates additional valuation that will support taxing entities long after the project is paid off. Grand Island Regular Meeting - 3/1/2023 Page 25 / 170 (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 are sufficient to accommodate this development but will need to be extended to serve the properties. The electric utility has sufficient capacity to support the development. It is not anticipated that this will impact schools in any significant way. Fire and police protection are available and should not be negatively impacted by this development. (c) Impacts on employers and employees of firms locating or expanding within the boundaries of the area of the redevelopment project; This will not have an impact on employers within the area.. (d) Impacts on other employers and employees within the city or village and the immediate area that are located outside of the boundaries of the area of the redevelopment project; and This project will not have a negative impact on other employers in any manner different from any other expanding business within the Grand Island area. This will provide residential options for residents of Grand Island. (e) Impacts on student populations of school districts within the City or Village: This development will have a minimal impact on the Grand Island School system as it will likely not result in any increased attendance. The majority of the units to be developed with this project are two bedroom units and unlikely to be a family unit, especially for families with school age children. The developer intends to market these primarily to seniors 59 years and older. The average number of persons per household in Grand Island for 2015 to 2019 according the American Community Survey is 2.61. According to the 2020 census 19.8% of the population of Grand Island was between the ages of 5 and 18. 2020 census and 2022 ACS. If the averages hold it would be expected that there would be a maximum of 19 school age child generated by this development. This is mitigate by the fact that 10 of the 18 proposed units are one bedroom units and the other 8 units are only two bedroom. (f) Any other impacts determined by the authority to be relevant to the consideration of costs and benefits arising from the redevelopment project. This project will expand housing opportunities in the city and is infill development that will not create additional costs for the city. Time Frame for Development Development of this project is anticipated to be completed by December of 2025. The base tax year will vary between January 1, 2024 or 25 and January 1, 2026. Excess valuation should be available for each phase of this project for 15 years beginning in Grand Island Regular Meeting - 3/1/2023 Page 26 / 170 2024 with taxes due in 2025. Excess valuation will be used to pay the TIF Indebtedness issued by the CRA per the contract between the CRA and the developer for a period not to exceed 18 years with no more than 15 years on any phase of the project or an amount not to exceed $950,932 the projected amount of increment based upon the anticipated value of the project and current tax rate. Based on the estimates of the expenses of the rehabilitation the developer will spend at least $1,124,000 on TIF eligible activities in excess of other grants given. Grand Island Regular Meeting - 3/1/2023 Page 27 / 170 Grand Island Regular Meeting - 3/1/2023 Page 28 / 170 Grand Island Regular Meeting - 3/1/2023 Page 29 / 170 Grand Island Regular Meeting - 3/1/2023 Page 30 / 170 Grand Island Regular Meeting - 3/1/2023 Page 31 / 170 Grand Island Regular Meeting - 3/1/2023 Page 32 / 170 Grand Island Regular Meeting - 3/1/2023 Page 33 / 170 Grand Island Regular Meeting - 3/1/2023 Page 34 / 170 Grand IslandRegular Meeting - 3/1/2023Page 35 / 170 Grand IslandRegular Meeting - 3/1/2023Page 36 / 170 ADA STREETHENRY STREETEAST PRIVATE DRIVE (100+25 - 102+82.40) 1855 1860 1865 1870 1855 1860 1865 1870 100+25 101+00 102+00 102+82.40 WEST PRIVATE DRIVE (200+25 - 203+16) 1855 1860 1865 1870 1855 1860 1865 1870 200+25 201+00 202+00 203+00 203+16 REVISIONSNO.REV.DATEREVISIONS DESCRIPTIONproject no.: approved by: checked by: drawn by: drawing no.: QA/QC by: date: SHEET www.olsson.comTEL 308.384.8750201 East 2nd StreetGrand Island, NE 68801BAASCH SUBDIVISIONGRAND ISLAND, NE20221GRADING PLANHM NJ NJ 022-00418 C_GRD_02200418 11/28/2022 1 ofPRELIMINARYNOT TO BE USED FOR CONSTRUCTIONDATE PRINTEDOLSSON November 28, 2022EXHIBIT D Grand Island Regular Meeting - 3/1/2023 Page 37 / 170 SOUTH STREET ADA STREETHENRY STREETREVISIONSNO.REV.DATEREVISIONS DESCRIPTIONproject no.: approved by: checked by: drawn by: drawing no.: QA/QC by: date: SHEET www.olsson.comTEL 308.384.8750201 East 2nd StreetGrand Island, NE 68801BAASCH SUBDIVISIONGRAND ISLAND, NE20221CONCEPT PLANNJ NJ 022-00418 2022/11/23 1 ofPRELIMINARYNOT TO BE USED FOR CONSTRUCTIONDATE PRINTEDOLSSON November 29, 2022Grand Island Regular Meeting - 3/1/2023 Page 38 / 170 A B C C D E E F G H I J K L M N GENERAL ABBREVIATIONS O P R S T U V W SPECIAL SYMBOLS SHEET INDEX GRAPHIC SYMBOLS GRAND ISLAND, NE. I.T.TITLE SHEETMATERIAL INDICATIONS NEW 4-PLEX FOR COORDINATING T.01 A3.01 B A3.01 1 PLAN DATE:©INFORMATION CONTAINED WITHIN THISDOCUMENT INCLUDING, BUT NOT LIMITED TO,DESIGN CONCEPTS, ARE PROPERTY OFSPOTANSKI CREATIVE BUILDING DESIGN &DRAFTING. REPRODUCTION OF THISINFORMATION IS PROHIBITED WITHOUTWRITTEN CONSENT OF SPOTANSKI CREATIVEBUILDING DESIGN & DRAFTING.DRAWN BY:OWNER: JBA VENTURES LLC114 N. CUSTER AVE.GRAND ISLAND, NE. 68803PLOT DATE:PROJECT DESCRIPTION: NEW 4-PLEX FORBAASCH DEVELOPMENT PROJECT1703 ADA STREET/1703 HENRY STREETGRAND ISLAND, NE. 68803SHEET TITLE:SHEET:REVISION:DATE:SpotanskiCreative Building Design& Drafting, LLCSTACY J. SPOTANSKIS. SPOTANSKI IF THIS DRAWING IS NOT 24" X 36", THEN IT IS NOT TO SCALE PROFESSIONAL SEAL GENERAL NOTES SQUARE FOOTAGE 11-10-2022 11-10-2022PRELIMINARY DRAWINGS NOT FOR CONSTRUCTION 11-10-2022 Grand Island Regular Meeting - 3/1/2023 Page 39 / 170 ACCESSIBLE ROUTE MANEUVERING CLEARANCES AT DOORS OUTDOOR SIGNAGE SINGLE TOILET REQUIREMENTS BATHROOM FIXTURES & ACCESSORIES TOILET STALL REQUIREMENTS PARKING SPACES DRINKING FOUNTAINS ACCESSIBLE SHOWER HANDRAIL CLEARANCE PLAN DATE:©INFORMATION CONTAINED WITHIN THISDOCUMENT INCLUDING, BUT NOT LIMITED TO,DESIGN CONCEPTS, ARE PROPERTY OFSPOTANSKI CREATIVE BUILDING DESIGN &DRAFTING. REPRODUCTION OF THISINFORMATION IS PROHIBITED WITHOUTWRITTEN CONSENT OF SPOTANSKI CREATIVEBUILDING DESIGN & DRAFTING.DRAWN BY:OWNER: JBA VENTURES LLC114 N. CUSTER AVE.GRAND ISLAND, NE. 68803PLOT DATE:PROJECT DESCRIPTION: NEW 4-PLEX FORBAASCH DEVELOPMENT PROJECT1703 ADA STREET/1703 HENRY STREETGRAND ISLAND, NE. 68803SHEET TITLE:SHEET:REVISION: DATE:SpotanskiCreative Building Design& Drafting, LLCSTACY J. SPOTANSKIS. SPOTANSKI IF THIS DRAWING IS NOT 24" X 36", THEN IT IS NOT TO SCALE PROFESSIONAL SEAL GENERAL NOTES SQUARE FOOTAGE 11-10-2022 11-10-2022PRELIMINARY DRAWINGS NOT FOR CONSTRUCTION 11-10-2022 ADA INFORMATIONADA Grand Island Regular Meeting - 3/1/2023 Page 40 / 170 PLAN DATE:©INFORMATION CONTAINED WITHIN THISDOCUMENT INCLUDING, BUT NOT LIMITED TO,DESIGN CONCEPTS, ARE PROPERTY OFSPOTANSKI CREATIVE BUILDING DESIGN &DRAFTING. REPRODUCTION OF THISINFORMATION IS PROHIBITED WITHOUTWRITTEN CONSENT OF SPOTANSKI CREATIVEBUILDING DESIGN & DRAFTING.DRAWN BY:OWNER: JBA VENTURES LLC114 N. CUSTER AVE.GRAND ISLAND, NE. 68803PLOT DATE:PROJECT DESCRIPTION: NEW 4-PLEX FORBAASCH DEVELOPMENT PROJECT1703 ADA STREET/1703 HENRY STREETGRAND ISLAND, NE. 68803SHEET TITLE:SHEET:REVISION: DATE:SpotanskiCreative Building Design& Drafting, LLCSTACY J. SPOTANSKIS. SPOTANSKI IF THIS DRAWING IS NOT 24" X 36", THEN IT IS NOT TO SCALE PROFESSIONAL SEAL GENERAL NOTES SQUARE FOOTAGE 11-10-2022 11-10-2022PRELIMINARY DRAWINGS NOT FOR CONSTRUCTION 11-10-2022 FOUNDATION PLAN FOUNDATION PLANA1.01 Grand Island Regular Meeting - 3/1/2023 Page 41 / 170 PLAN DATE:©INFORMATION CONTAINED WITHIN THISDOCUMENT INCLUDING, BUT NOT LIMITED TO,DESIGN CONCEPTS, ARE PROPERTY OFSPOTANSKI CREATIVE BUILDING DESIGN &DRAFTING. REPRODUCTION OF THISINFORMATION IS PROHIBITED WITHOUTWRITTEN CONSENT OF SPOTANSKI CREATIVEBUILDING DESIGN & DRAFTING.DRAWN BY:OWNER: JBA VENTURES LLC114 N. CUSTER AVE.GRAND ISLAND, NE. 68803PLOT DATE:PROJECT DESCRIPTION: NEW 4-PLEX FORBAASCH DEVELOPMENT PROJECT1703 ADA STREET/1703 HENRY STREETGRAND ISLAND, NE. 68803SHEET TITLE:SHEET:REVISION: DATE:SpotanskiCreative Building Design& Drafting, LLCSTACY J. SPOTANSKIS. SPOTANSKI IF THIS DRAWING IS NOT 24" X 36", THEN IT IS NOT TO SCALE PROFESSIONAL SEAL GENERAL NOTES SQUARE FOOTAGE 11-10-2022 11-10-2022PRELIMINARY DRAWINGS NOT FOR CONSTRUCTION 11-10-2022 LIVING HALL MASTER BEDROOM MASTER BATH WALK-IN CLO. TOILET LAUNDRY/ FURNACE KITCHEN GARAGE GARAGE LIVING KITCHEN BEDROOM #1 CLO. TOILET HALL LAUNDRY/ FURNACE MASTER BEDROOM WALK-IN CLO. MASTER BATH LIVING HALL MASTER BEDROOM MASTER BATH WALK-IN CLO. TOILET KITCHENLAUNDRY/ FURNACE GARAGE LIVING KITCHEN GARAGE BEDROOM #1 CLO. TOILET HALL LAUNDRY/ FURNACE MASTER BEDROOM MASTER BATH WALK-IN CLO.FIRST FLOOR COMPOSITE PLANA1.02 FIRST FLOOR COMPOSITE PLAN LIFE SAFEY SUMMARYLEGEND METER Grand Island Regular Meeting - 3/1/2023 Page 42 / 170 PLAN DATE:©INFORMATION CONTAINED WITHIN THISDOCUMENT INCLUDING, BUT NOT LIMITED TO,DESIGN CONCEPTS, ARE PROPERTY OFSPOTANSKI CREATIVE BUILDING DESIGN &DRAFTING. REPRODUCTION OF THISINFORMATION IS PROHIBITED WITHOUTWRITTEN CONSENT OF SPOTANSKI CREATIVEBUILDING DESIGN & DRAFTING.DRAWN BY:OWNER: JBA VENTURES LLC114 N. CUSTER AVE.GRAND ISLAND, NE. 68803PLOT DATE:PROJECT DESCRIPTION: NEW 4-PLEX FORBAASCH DEVELOPMENT PROJECT1703 ADA STREET/1703 HENRY STREETGRAND ISLAND, NE. 68803SHEET TITLE:SHEET:REVISION: DATE:SpotanskiCreative Building Design& Drafting, LLCSTACY J. SPOTANSKIS. SPOTANSKI IF THIS DRAWING IS NOT 24" X 36", THEN IT IS NOT TO SCALE PROFESSIONAL SEAL GENERAL NOTES SQUARE FOOTAGE 11-10-2022 11-10-2022PRELIMINARY DRAWINGS NOT FOR CONSTRUCTION 11-10-2022 LIVING HALL MASTER BEDROOM MASTER BATH WALK-IN CLO. TOILET LAUNDRY/ FURNACE KITCHEN GARAGE GARAGE LIVING KITCHEN BEDROOM #1 CLO. TOILET HALL LAUNDRY/ FURNACE MASTER BEDROOM WALK-IN CLO. MASTER BATH METER PARIAL FIRST FLOOR PLAN - 'AREA 'A'PARTIAL FIRST FLOOR PLAN - AREA 'A'A1.03 MATERIAL KEYING LEGEND LEGEND Grand Island Regular Meeting - 3/1/2023 Page 43 / 170 PLAN DATE:©INFORMATION CONTAINED WITHIN THISDOCUMENT INCLUDING, BUT NOT LIMITED TO,DESIGN CONCEPTS, ARE PROPERTY OFSPOTANSKI CREATIVE BUILDING DESIGN &DRAFTING. REPRODUCTION OF THISINFORMATION IS PROHIBITED WITHOUTWRITTEN CONSENT OF SPOTANSKI CREATIVEBUILDING DESIGN & DRAFTING.DRAWN BY:OWNER: JBA VENTURES LLC114 N. CUSTER AVE.GRAND ISLAND, NE. 68803PLOT DATE:PROJECT DESCRIPTION: NEW 4-PLEX FORBAASCH DEVELOPMENT PROJECT1703 ADA STREET/1703 HENRY STREETGRAND ISLAND, NE. 68803SHEET TITLE:SHEET:REVISION: DATE:SpotanskiCreative Building Design& Drafting, LLCSTACY J. SPOTANSKIS. SPOTANSKI IF THIS DRAWING IS NOT 24" X 36", THEN IT IS NOT TO SCALE PROFESSIONAL SEAL GENERAL NOTES SQUARE FOOTAGE 11-10-2022 11-10-2022PRELIMINARY DRAWINGS NOT FOR CONSTRUCTION 11-10-2022 LIVING HALL MASTER BEDROOM MASTER BATH WALK-IN CLO. TOILET KITCHEN LAUNDRY/ FURNACE GARAGE LIVING KITCHEN GARAGE BEDROOM #1 CLO. TOILET HALL LAUNDRY/ FURNACE MASTER BEDROOM MASTER BATH WALK-IN CLO. PARIAL FIRST FLOOR PLAN - 'AREA 'B'PARTIAL FIRST FLOOR PLAN - AREA 'B'A1.04 MATERIAL KEYING LEGEND LEGEND Grand Island Regular Meeting - 3/1/2023 Page 44 / 170 PLAN DATE:©INFORMATION CONTAINED WITHIN THISDOCUMENT INCLUDING, BUT NOT LIMITED TO,DESIGN CONCEPTS, ARE PROPERTY OFSPOTANSKI CREATIVE BUILDING DESIGN &DRAFTING. REPRODUCTION OF THISINFORMATION IS PROHIBITED WITHOUTWRITTEN CONSENT OF SPOTANSKI CREATIVEBUILDING DESIGN & DRAFTING.DRAWN BY:OWNER: JBA VENTURES LLC114 N. CUSTER AVE.GRAND ISLAND, NE. 68803PLOT DATE:PROJECT DESCRIPTION: NEW 4-PLEX FORBAASCH DEVELOPMENT PROJECT1703 ADA STREET/1703 HENRY STREETGRAND ISLAND, NE. 68803SHEET TITLE:SHEET:REVISION: DATE:SpotanskiCreative Building Design& Drafting, LLCSTACY J. SPOTANSKIS. SPOTANSKI IF THIS DRAWING IS NOT 24" X 36", THEN IT IS NOT TO SCALE PROFESSIONAL SEAL GENERAL NOTES SQUARE FOOTAGE 11-10-2022 11-10-2022PRELIMINARY DRAWINGS NOT FOR CONSTRUCTION 11-10-2022 ROOF PLAN ROOF PLANA1.05 Grand Island Regular Meeting - 3/1/2023 Page 45 / 170 PLAN DATE:©INFORMATION CONTAINED WITHIN THISDOCUMENT INCLUDING, BUT NOT LIMITED TO,DESIGN CONCEPTS, ARE PROPERTY OFSPOTANSKI CREATIVE BUILDING DESIGN &DRAFTING. REPRODUCTION OF THISINFORMATION IS PROHIBITED WITHOUTWRITTEN CONSENT OF SPOTANSKI CREATIVEBUILDING DESIGN & DRAFTING.DRAWN BY:OWNER: JBA VENTURES LLC114 N. CUSTER AVE.GRAND ISLAND, NE. 68803PLOT DATE:PROJECT DESCRIPTION: NEW 4-PLEX FORBAASCH DEVELOPMENT PROJECT1703 ADA STREET/1703 HENRY STREETGRAND ISLAND, NE. 68803SHEET TITLE:SHEET:REVISION: DATE:SpotanskiCreative Building Design& Drafting, LLCSTACY J. SPOTANSKIS. SPOTANSKI IF THIS DRAWING IS NOT 24" X 36", THEN IT IS NOT TO SCALE PROFESSIONAL SEAL GENERAL NOTES SQUARE FOOTAGE 11-10-2022 11-10-2022PRELIMINARY DRAWINGS NOT FOR CONSTRUCTION 11-10-2022 FRONT EXTERIOR ELEVATION SIDE EXTERIOR ELEVATION REAR EXTERIOR ELEVATION EXTERIOR ELEVATIONSA2.01 SIDE EXTERIOR ELEVATION Grand Island Regular Meeting - 3/1/2023 Page 46 / 170 PLAN DATE:©INFORMATION CONTAINED WITHIN THISDOCUMENT INCLUDING, BUT NOT LIMITED TO,DESIGN CONCEPTS, ARE PROPERTY OFSPOTANSKI CREATIVE BUILDING DESIGN &DRAFTING. REPRODUCTION OF THISINFORMATION IS PROHIBITED WITHOUTWRITTEN CONSENT OF SPOTANSKI CREATIVEBUILDING DESIGN & DRAFTING.DRAWN BY:OWNER: JBA VENTURES LLC114 N. CUSTER AVE.GRAND ISLAND, NE. 68803PLOT DATE:PROJECT DESCRIPTION: NEW 4-PLEX FORBAASCH DEVELOPMENT PROJECT1703 ADA STREET/1703 HENRY STREETGRAND ISLAND, NE. 68803SHEET TITLE:SHEET:REVISION: DATE:SpotanskiCreative Building Design& Drafting, LLCSTACY J. SPOTANSKIS. SPOTANSKI IF THIS DRAWING IS NOT 24" X 36", THEN IT IS NOT TO SCALE PROFESSIONAL SEAL GENERAL NOTES SQUARE FOOTAGE 11-10-2022 11-10-2022PRELIMINARY DRAWINGS NOT FOR CONSTRUCTION 11-10-20221TYP. EXTERIOR WALL SECTION A3.01WALL SECTION2 2-HOUR FIRE WALL Grand Island Regular Meeting - 3/1/2023 Page 47 / 170 A B C C D E E F G H I J K L M N GENERAL ABBREVIATIONS O P R S T U V W SPECIAL SYMBOLS SHEET INDEX GRAPHIC SYMBOLS GRAND ISLAND, NE. I.T. PLAN DATE:©INFORMATION CONTAINED WITHIN THISDOCUMENT INCLUDING, BUT NOT LIMITED TO,DESIGN CONCEPTS, ARE PROPERTY OFSPOTANSKI CREATIVE BUILDING DESIGN &DRAFTING. REPRODUCTION OF THISINFORMATION IS PROHIBITED WITHOUTWRITTEN CONSENT OF SPOTANSKI CREATIVEBUILDING DESIGN & DRAFTING.DRAWN BY:OWNER: JBA VENTURES LLC114 N. CUSTER AVE.GRAND ISLAND, NE. 68803PLOT DATE:PROJECT DESCRIPTION: NEW 5-PLEX FORBAASCH DEVELOPMENT PROJECT1703 ADA STREET/1703 HENRY STREETGRAND ISLAND, NE. 68803SHEET TITLE:SHEET:REVISION:DATE:SpotanskiCreative Building Design& Drafting, LLCSTACY J. SPOTANSKIS. SPOTANSKI 11-10-2022 11-10-2022 IF THIS DRAWING IS NOT 24" X 36", THEN IT IS NOT TO SCALE PROFESSIONAL SEAL PRELIMINARY DRAWINGS NOT FOR CONSTRUCTION 11-10-2022 GENERAL NOTES SQUARE FOOTAGE TITLE SHEETMATERIAL INDICATIONS NEW 5-PLEX FOR COORDINATING T.01 A3.01 B A3.01 1 Grand Island Regular Meeting - 3/1/2023 Page 48 / 170 ACCESSIBLE ROUTE MANEUVERING CLEARANCES AT DOORS OUTDOOR SIGNAGE SINGLE TOILET REQUIREMENTS BATHROOM FIXTURES & ACCESSORIES TOILET STALL REQUIREMENTS PARKING SPACES DRINKING FOUNTAINS ACCESSIBLE SHOWER HANDRAIL CLEARANCE PLAN DATE:©INFORMATION CONTAINED WITHIN THISDOCUMENT INCLUDING, BUT NOT LIMITED TO,DESIGN CONCEPTS, ARE PROPERTY OFSPOTANSKI CREATIVE BUILDING DESIGN &DRAFTING. REPRODUCTION OF THISINFORMATION IS PROHIBITED WITHOUTWRITTEN CONSENT OF SPOTANSKI CREATIVEBUILDING DESIGN & DRAFTING.DRAWN BY:OWNER: JBA VENTURES LLC114 N. CUSTER AVE.GRAND ISLAND, NE. 68803PLOT DATE:PROJECT DESCRIPTION: NEW 5-PLEX FORBAASCH DEVELOPMENT PROJECT1703 ADA STREET/1703 HENRY STREETGRAND ISLAND, NE. 68803SHEET TITLE:SHEET:REVISION: DATE:SpotanskiCreative Building Design& Drafting, LLCSTACY J. SPOTANSKIS. SPOTANSKI 11-10-2022 11-10-2022 IF THIS DRAWING IS NOT 24" X 36", THEN IT IS NOT TO SCALE PROFESSIONAL SEAL PRELIMINARY DRAWINGS NOT FOR CONSTRUCTION 11-10-2022 GENERAL NOTES SQUARE FOOTAGE ADA INFORMATIONADA Grand Island Regular Meeting - 3/1/2023 Page 49 / 170 PLAN DATE:©INFORMATION CONTAINED WITHIN THISDOCUMENT INCLUDING, BUT NOT LIMITED TO,DESIGN CONCEPTS, ARE PROPERTY OFSPOTANSKI CREATIVE BUILDING DESIGN &DRAFTING. REPRODUCTION OF THISINFORMATION IS PROHIBITED WITHOUTWRITTEN CONSENT OF SPOTANSKI CREATIVEBUILDING DESIGN & DRAFTING.DRAWN BY:OWNER: JBA VENTURES LLC114 N. CUSTER AVE.GRAND ISLAND, NE. 68803PLOT DATE:PROJECT DESCRIPTION: NEW 5-PLEX FORBAASCH DEVELOPMENT PROJECT1703 ADA STREET/1703 HENRY STREETGRAND ISLAND, NE. 68803SHEET TITLE:SHEET:REVISION: DATE:SpotanskiCreative Building Design& Drafting, LLCSTACY J. SPOTANSKIS. SPOTANSKI 11-10-2022 11-10-2022 IF THIS DRAWING IS NOT 24" X 36", THEN IT IS NOT TO SCALE PROFESSIONAL SEAL PRELIMINARY DRAWINGS NOT FOR CONSTRUCTION 11-10-2022 GENERAL NOTES SQUARE FOOTAGE FOUNDATION PLAN A1.01FOUNDATION PLANGrand Island Regular Meeting - 3/1/2023 Page 50 / 170 PLAN DATE:©INFORMATION CONTAINED WITHIN THISDOCUMENT INCLUDING, BUT NOT LIMITED TO,DESIGN CONCEPTS, ARE PROPERTY OFSPOTANSKI CREATIVE BUILDING DESIGN &DRAFTING. REPRODUCTION OF THISINFORMATION IS PROHIBITED WITHOUTWRITTEN CONSENT OF SPOTANSKI CREATIVEBUILDING DESIGN & DRAFTING.DRAWN BY:OWNER: JBA VENTURES LLC114 N. CUSTER AVE.GRAND ISLAND, NE. 68803PLOT DATE:PROJECT DESCRIPTION: NEW 5-PLEX FORBAASCH DEVELOPMENT PROJECT1703 ADA STREET/1703 HENRY STREETGRAND ISLAND, NE. 68803SHEET TITLE:SHEET:REVISION: DATE:SpotanskiCreative Building Design& Drafting, LLCSTACY J. SPOTANSKIS. SPOTANSKI 11-10-2022 11-10-2022 IF THIS DRAWING IS NOT 24" X 36", THEN IT IS NOT TO SCALE PROFESSIONAL SEAL PRELIMINARY DRAWINGS NOT FOR CONSTRUCTION 11-10-2022 GENERAL NOTES SQUARE FOOTAGE FIRST FLOOR COMPOSITE PLAN FIRST FLOOR COMPOSITE PLANA1.02 LIVING HALL MASTER BEDROOM MASTER BATH MASTER CLO. KITCH.LAUNDRY/ FURNACE GARAGE GARAGE LIVING KITCH.BEDROOM #1 CLO. TOILET TOILET HALL LAUNDRY/ FURNACE MASTER BEDROOM MASTER CLO.MASTER BATH LIVING HALL MASTER BEDROOM MASTER BATH MASTER CLO. TOILET KITCH. LAUNDRY/ FURNACE GARAGE LIVING GARAGE KITCH.BEDROOM #1 CLO. TOILET HALL LAUNDRY/ FURNACE MASTER BATH MASTER CLO. MASTER BEDROOM LIVING HALL MASTER BEDROOM MASTER BATH MASTER CLO. TOILET KITCH.LAUNDRY/ FURNACE GARAGE METER LIFE SAFEY SUMMARYLEGEND Grand Island Regular Meeting - 3/1/2023 Page 51 / 170 LIVING HALL MASTER BEDROOM MASTER BATH MASTER CLO. KITCH.LAUNDRY/ FURNACE GARAGE GARAGE LIVING KITCH.BEDROOM #1 CLO. TOILET TOILET HALL LAUNDRY/ FURNACE MASTER BEDROOM MASTER CLO.MASTER BATH LIVING HALL MASTER BEDROOM MASTER BATH MASTER CLO. TOILET KITCH. LAUNDRY/ FURNACE GARAGE LIVING KITCH. GARAGE LIVING GARAGE KITCH.BEDROOM #1 CLO. TOILET HALL LAUNDRY/ FURNACE MASTER BATH MASTER CLO. MASTER BEDROOM LIVING HALL MASTER BEDROOM MASTER BATH MASTER CLO. TOILET KITCH.LAUNDRY/ FURNACE GARAGE METER PLAN DATE:©INFORMATION CONTAINED WITHIN THISDOCUMENT INCLUDING, BUT NOT LIMITED TO,DESIGN CONCEPTS, ARE PROPERTY OFSPOTANSKI CREATIVE BUILDING DESIGN &DRAFTING. REPRODUCTION OF THISINFORMATION IS PROHIBITED WITHOUTWRITTEN CONSENT OF SPOTANSKI CREATIVEBUILDING DESIGN & DRAFTING.DRAWN BY:OWNER: JBA VENTURES LLC114 N. CUSTER AVE.GRAND ISLAND, NE. 68803PLOT DATE:PROJECT DESCRIPTION: NEW 4-PLEX &5-PLEX FOR BAASCH DEVELOPMENT PROJECT1703 ADA STREET/1703 HENRY STREETGRAND ISLAND, NE. 68803SHEET TITLE:SHEET:REVISION: DATE:SpotanskiCreative Building Design& Drafting, LLCSTACY J. SPOTANSKIS. SPOTANSKI 04-08-2022 04-08-2022 IF THIS DRAWING IS NOT 24" X 36", THEN IT IS NOT TO SCALE PROFESSIONAL SEAL PRELIMINARY DRAWINGS NOT FOR CONSTRUCTION 04-08-2022 GENERAL NOTES PARTIAL FIRST FLOOR PLAN ' AREA 'B' PARTIAL FIRST FLOOR PLAN - AREA 'A'FIRST FLOOR ENGLARGED PLANSA1.03 MATERIAL KEYING LEGEND LEGEND Grand Island Regular Meeting - 3/1/2023 Page 52 / 170 PLAN DATE:©INFORMATION CONTAINED WITHIN THISDOCUMENT INCLUDING, BUT NOT LIMITED TO,DESIGN CONCEPTS, ARE PROPERTY OFSPOTANSKI CREATIVE BUILDING DESIGN &DRAFTING. REPRODUCTION OF THISINFORMATION IS PROHIBITED WITHOUTWRITTEN CONSENT OF SPOTANSKI CREATIVEBUILDING DESIGN & DRAFTING.DRAWN BY:OWNER: JBA VENTURES LLC114 N. CUSTER AVE.GRAND ISLAND, NE. 68803PLOT DATE:PROJECT DESCRIPTION: NEW 5-PLEX FORBAASCH DEVELOPMENT PROJECT1703 ADA STREET/1703 HENRY STREETGRAND ISLAND, NE. 68803SHEET TITLE:SHEET:REVISION: DATE:SpotanskiCreative Building Design& Drafting, LLCSTACY J. SPOTANSKIS. SPOTANSKI 11-10-2022 11-10-2022 IF THIS DRAWING IS NOT 24" X 36", THEN IT IS NOT TO SCALE PROFESSIONAL SEAL PRELIMINARY DRAWINGS NOT FOR CONSTRUCTION 11-10-2022 GENERAL NOTES SQUARE FOOTAGE ROOF PLAN ROOF PLANA1.04 Grand Island Regular Meeting - 3/1/2023 Page 53 / 170 PLAN DATE:©INFORMATION CONTAINED WITHIN THISDOCUMENT INCLUDING, BUT NOT LIMITED TO,DESIGN CONCEPTS, ARE PROPERTY OFSPOTANSKI CREATIVE BUILDING DESIGN &DRAFTING. REPRODUCTION OF THISINFORMATION IS PROHIBITED WITHOUTWRITTEN CONSENT OF SPOTANSKI CREATIVEBUILDING DESIGN & DRAFTING.DRAWN BY:OWNER: JBA VENTURES LLC114 N. CUSTER AVE.GRAND ISLAND, NE. 68803PLOT DATE:PROJECT DESCRIPTION: NEW 5-PLEX FORBAASCH DEVELOPMENT PROJECT1703 ADA STREET/1703 HENRY STREETGRAND ISLAND, NE. 68803SHEET TITLE:SHEET:REVISION: DATE:SpotanskiCreative Building Design& Drafting, LLCSTACY J. SPOTANSKIS. SPOTANSKI 11-10-2022 11-10-2022 IF THIS DRAWING IS NOT 24" X 36", THEN IT IS NOT TO SCALE PROFESSIONAL SEAL PRELIMINARY DRAWINGS NOT FOR CONSTRUCTION 11-10-2022 GENERAL NOTES SQUARE FOOTAGE FRONT EXTERIOR ELEVATION SIDE EXTERIOR ELEVATION REAR EXTERIOR ELEVATION EXTERIOR ELEVATIONSA2.01 SIDE EXTERIOR ELEVATION Grand Island Regular Meeting - 3/1/2023 Page 54 / 170 PLAN DATE:©INFORMATION CONTAINED WITHIN THISDOCUMENT INCLUDING, BUT NOT LIMITED TO,DESIGN CONCEPTS, ARE PROPERTY OFSPOTANSKI CREATIVE BUILDING DESIGN &DRAFTING. REPRODUCTION OF THISINFORMATION IS PROHIBITED WITHOUTWRITTEN CONSENT OF SPOTANSKI CREATIVEBUILDING DESIGN & DRAFTING.DRAWN BY:OWNER: JBA VENTURES LLC114 N. CUSTER AVE.GRAND ISLAND, NE. 68803PLOT DATE:PROJECT DESCRIPTION: NEW 5-PLEX FORBAASCH DEVELOPMENT PROJECT1703 ADA STREET/1703 HENRY STREETGRAND ISLAND, NE. 68803SHEET TITLE:SHEET:REVISION: DATE:SpotanskiCreative Building Design& Drafting, LLCSTACY J. SPOTANSKIS. SPOTANSKI 11-10-2022 11-10-2022 IF THIS DRAWING IS NOT 24" X 36", THEN IT IS NOT TO SCALE PROFESSIONAL SEAL PRELIMINARY DRAWINGS NOT FOR CONSTRUCTION 11-10-2022 GENERAL NOTES SQUARE FOOTAGE 1 TYP. EXTERIOR WALL SECTION A3.01WALL SECTION2 2-HOUR FIRE WALL Grand Island Regular Meeting - 3/1/2023 Page 55 / 170 Exhibit E Grand Island Regular Meeting - 3/1/2023 Page 56 / 170 Grand Island Regular Meeting - 3/1/2023 Page 57 / 170 Grand Island Regular Meeting - 3/1/2023 Page 58 / 170 Grand Island Regular Meeting - 3/1/2023 Page 59 / 170 Grand Island Regular Meeting - 3/1/2023 Page 60 / 170 Grand Island Regular Meeting - 3/1/2023 Page 61 / 170 Grand Island Regular Meeting - 3/1/2023 Page 62 / 170 Grand Island Regular Meeting - 3/1/2023 Page 63 / 170 Grand Island Regular Meeting - 3/1/2023 Page 64 / 170 Resolution Number 2023-07 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 Redevelopment Plan for CRA Area 31 requested by JBA 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 March 1, 2023, 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 Friday February 10th and Friday February 17th, 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: March 1, 2023 HALL COUNTY REGIONAL PLANNING COMMISSION ATTEST: By: ___________________________________ Chair By: ___________________________________ Secretary Grand Island Regular Meeting - 3/1/2023 Page 65 / 170 Hall County Regional Planning Commission Wednesday, March 1, 2023 Regular Meeting Item F2 Public Hearing - Proposed Rezoning - Property located south of South Street along Henry and Ada Streets M2 to B2 Staff Contact: Grand Island Regular Meeting - 3/1/2023 Page 66 / 170 Agenda Item #5 PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION: February 20, 2023 SUBJECT:Zoning Change (C-14-23GI) PROPOSAL: To rezone approximately 2 acres of land south of South Street and east of Henry Street, from M2 Heavy Manufacturing to B-2 General Business Zone, in the City of Grand Island. The purpose of this rezoning request allow for the construction of apartments on these lots as permitted in the B2 Zoning District. OVERVIEW: Site Analysis Current zoning designation: M2: Heavy Manufacturing Intent of zoning district M2:The intent of this zoning district is to provide for the greatest amount of manufacturing, warehousing, wholesaling and business uses. Conditional use permits are required for those uses with more significant health and safety concerns. This zoning district does not permit residential dwellings Permitted and conditional uses: M2: No residential uses are permitted. A wide variety of manufacturing, retail, office and warehousing uses are permitted. Proposed zoning district B-2: Residential uses at a density of up to 43 units per acre, a variety of commercial, retail, office and service uses. Comprehensive Plan Designation: Designated for mixed use office. Existing land uses. Vacant property was used for warehousing and storage previously. Adjacent Properties Analysis Current zoning designations: East: R-4-High Density Residential South: B-2 – General Business West and North: M2- Heavy Manufacturing Intent of zoning district: B-2:The intent of this zoning district is to provide for the service, retail and wholesale needs of the general community. This zoning district will contain uses that have users and traffic from all areas of the community and trade areas, and therefore will have close proximity to the major traffic corridors of the City. Residential uses are permitted at the density of the (R-4) High Density Residential Zoning District. Permitted and conditional uses: R-4 - Agricultural uses, recreational uses, non-profit uses, day cares and residential uses at a density of 43 dwelling units per acre B-2-Residential uses at a Grand Island Regular Meeting - 3/1/2023 Page 67 / 170 density of up to 43 units per acre, a variety of commercial, retail, office and service uses. M2: No residential uses are permitted. A wide variety of manufacturing, retail, office and warehousing uses are permitted. Comprehensive Plan Designation: North: Designated for Manufacturing South: Designated Mixed use office East: Designated for Low to Medium Density Residential West: Designated for public use Existing land uses: North: Hike Bike Trail and Sunrise Express Trucking East: Mixed Residential Uses South: Elderly Residential and Self Storage West: Grand Island Cemetery EVALUATION: Positive Implications: Largely consistent with the City’s Comprehensive Land Use Plan: The subject property is designated for mixed use office but the existing zoning to the south is B-2. Accessible to Existing Municipal Infrastructure: City water and sewer services are available to service the rezoning area. Constent with the existing commercial development: This property adjacent to existing residential units that are similar in nature to those proposed. Negative Implications: No Negative Consequences Foreseen RECOMMENDATION: That the Regional Planning Commission recommend that the Grand Island City Council change the zoning on the this site from M-2 Heavy Manufacturing to B-2- General Business as requested and shown on the attached map. ___________________ Chad Nabity AICP, Planning Director Grand Island Regular Meeting - 3/1/2023 Page 68 / 170 Existing Landuse Grand Island Regular Meeting - 3/1/2023 Page 69 / 170 Future Land Use Map Grand Island Regular Meeting - 3/1/2023 Page 70 / 170 Grand Island Regular Meeting - 3/1/2023 Page 71 / 170 Hall County Regional Planning Commission Wednesday, March 1, 2023 Regular Meeting Item F3 Public Hearing - Proposed Rezoning - Legacy 34 Second Subdivision - Property north of Husker Hwy and west of Prairie View Street Staff Contact: Grand Island Regular Meeting - 3/1/2023 Page 72 / 170 Agenda Item #6 PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION: February 20, 2023 SUBJECT:Zoning Change (C-15-23GI) PROPOSAL: An application has been made to rezone 20.109 acres of property proposed for platting as part of the Legacy 34 development located west of Prairie View Street and north of Husker Highway from RD Residential Development Zone and CD Commercial Development Zone to amended RD Residential Development Zone and amended CD Commercial Development Zone and B2 General Business. The developers are proposing to build fifteen apartment buildings (150 units) on the property with buildings as shown on the attached plans, four carriage houses and seven commercial buildings including a civic center to support the neighborhood. This is the second change of several that are proposed for the full 200 acre site as shown with the preliminary plat for the whole property. OVERVIEW: Site Analysis Current zoning designation: RD- Residential Development Zone CD- Commercial Development Zone Permitted and conditional uses: Approve development plan for RD and CD Zones: The current plan called for fifteen 10 unit apartment buildings and 4 carriage houses and 4 commercial buildings. The proposed plan maintains the same number of residential units in the same general locations but amends the building envelopes to encompass all of the architectural projections from the buildings within those envelopes. The majority of the parking is included in the RD zone even that intended to serve the CD zone. The number of commercial buildings is changing from 4 to 7. The general location of the buildings is not changing but they have more detail Comprehensive Plan Designation: Mixed Use Commercial Existing land uses. Vacant Undeveloped Property Grand Island Regular Meeting - 3/1/2023 Page 73 / 170 Adjacent Properties Analysis Current zoning designations: North: R2- Low Density Residential Zone East: B2 General Business Zone and RD Residential Development Zone West:RD Residential Development Zone South: TA Transitional Agricultural Zone and RO Residential Office Zone Permitted and conditional uses:R2- Residential uses with a density of 1 unit per 6,000 square feet of property. Minimum lot size of 6,000 square feet. Churches, schools, parks are permitted in this zoning district RD- Residential uses as approved by the submitted plan with density up to 42 units per acre. Churches, schools, parks and retirement facilities are also permitted in this district. Can allow more than one principle use per lot and development of private streets and utilities. TA - Permits both farm and non-farm dwellings at a maximum density of two dwelling units per acre, as well as other open space and recreational activities. The intent of the zoning district also would allow the raising of livestock to a limit and within certain density requirements. B2 - The intent of this zoning district is to provide for the service, retail and wholesale needs of the general community. This zoning district will contain uses that have users and traffic from all areas of the community and trade areas, and therefore will have close proximity to the major traffic corridors of the City. Residential uses are permitted at the density of the (R-4) High Density Residential Zoning District. RO: The intent of this zoning district is to provide the highest density of residential uses as well as for various office, personal services and professional uses. This zoning district is also used as a transitional zone between lower density residential zones and business or manufacturing zones. Comprehensive Plan Designation: West, East, South and North: Mixed Use Commercial Existing land uses: North: Agricultural/ Vacant Grand Island Regular Meeting - 3/1/2023 Page 74 / 170 South: Agricultural/Lake/Tabitha East: Multifamily Residential and Commercial Lots some are developed some are vacant. West: Multi-Family Residential and vacant property EVALUATION: Positive Implications: In conformance with the City’s Comprehensive Land Use Plan: This particular site is designated for mixed use commercial uses within the plan. This would typically be a combination of commercial and multi-family residential. New Housing Choices in Southwestern Grand Island: Most of the new construction in Grand Island occurs in the northwest part of the city. This proposed development would build 154 new units in the southwestern part of the city. Infill Development: Most of the existing infrastructure is in place to support this development. Sewer and water are available. The developer is proposing a combination of private and public streets to support this development. Provides Housing for Grand Island Residents and potential workers near the newly developed Hospital. Develops a neighborhood commercial node to support this development and the hospital development to the south. Negative Implications: None foreseen. This request does not materially change what has already been approved for the site. The proposed changes are generally minor modifications to the development plan with more specific details about the size and placement of the proposed commercial buildings with the CD Zone. The B2 zone in the southeast corner does gives the developer additional flexibility for the location of buildings but the uses would be consistent with the CD and RD zones. RECOMMENDATION: That the Regional Planning Commission recommend that the Grand Island City Council change the zoning on this site approve the amended RD-Residential Development Zone and amended CD Commercial Development Zone along with the B2 General Business Zone. ___________________ Chad Nabity AICP, Planning Director Grand Island Regular Meeting - 3/1/2023 Page 75 / 170 Figure 1 Future Land Use Map from the Grand Island Comprehensive Plan Grand Island Regular Meeting - 3/1/2023 Page 76 / 170 Figure 2- Proposed Zoning Grand Island Regular Meeting - 3/1/2023 Page 77 / 170 APPLICATION FOR REZONING OR ZONING ORDINANCE CHANGE Regional Planning Commission Check Appropriate Location: RPC Filing Fee City of Grand Island and 2 mile zoning jurisdiction (see reverse side) Alda, Cairo, Doniphan, Wood River and 1 mile zoning jurisdiction plus Municipal Fee* $50.00 Hall County *applicable only in Alda, Doniphan, Wood River A. Applicant/Registered Owner Information (please print): Applicant Name Phone (h) (w) Applicant Address Registered Property Owner (if different from applicant) Address Phone (h) (w) B. Description of Land Subject of a Requested Zoning Change: Property Address Legal Description: (provide copy of deed description of property) Lot Block Subdivision Name , and/or All/Part ¼ of Section TWP RGE W6PM C. Requested Zoning Change: 1. Property Rezoning (yes ) (no ) (provide a properly scaled map of property to be rezoned) From to 2. Amendment to Specific Section/Text of Zoning Ordinance (yes ) (no ) (describe nature of requested change to text of Zoning Ordinance) D. Reasons in Support of Requested Rezoning or Zoning Ordinance Change: NOTE: This application shall not be deemed complete unless the following is provided: 1. Evidence that proper filing fee has been submitted. 2. A properly scaled map of the property to be rezoned (if applicable), and copy of deed description. 3. The names, addresses and locations of all property owners immediately adjacent to, or within, 300 feet of the perimeter of the property to be rezoned (if the property is bounded by a street, the 300 feet shall begin across the street from the property to be rezoned). 4. Acknowledgement that the undersigned is/are the owner(s), or person authorized by the owner(s) of record title of any property which is requested to be rezoned: *A public hearing will be held for this request* Signature of Owner or Authorized Person Date Note: Please submit a copy of this application, all attachments plus any applicable municipal filing fee to the appropriate Municipal Clerk’s Office. RPC filing fee must be submitted separately to the Hall County Treasurer’s Office (unless application is in Grand Island or its 2 mile zoning jurisdiction, then the RPC filing fee must be submitted to the G.I. City Clerk’s Office). Application Deemed Complete by RPC: mo. day. yr. Initial RPC form revised 10/23/19 Grand Island Regular Meeting - 3/1/2023 Page 78 / 170 REGIONAL PLANNING COMMISSION FEES AND CHARGES Effective October 1, 2020 Service or Product Fee Zoning Map Amendment (General) $900.00 Zoning Ordinance Text Amendment $900.00 CD or RD Comprehensive Rezoning (Grand Island 2 mile) $900.00 P.U.D. Rezoning $850.00 + $10.00/lot Payment of Fees and Charges: Zoning, Subdivision and Comprehensive plan amendment fees associated with land located within Grand Island or its 2 mile jurisdiction, are payable to the City Clerk of Grand Island. Zoning, Subdivision and Comprehensive plan amendment fees associated with lands located within all other areas of Hall County are payable to the Hall County Treasurer’s Office. *Additional fees are charged for zoning within the City of Wood River, and the Villages of Alda and Doniphan of $50.00 each, payable to the appropriate Clerk’s office. Grand Island Regular Meeting - 3/1/2023 Page 79 / 170 OUTLOT A SHEET REVISIONSNO.REV.DATEREVISIONS DESCRIPTIONproject no.: approved by: checked by: drawn by: drawing no.: QA/QC by: date:www.olsson.comTEL 308.384.8750201 East 2nd StreetGrand Island, NE 68801LEGACY 34 THIRD SUBDIVISIONDEVELOPMENT PLANGRAND ISLAND, NEBRASKA20236 AST MMR 022-01265 2.17.2023 ofDEVELOPMENT PLAN1 of INNATE LANE BRE C K E N S T R E E T WEA V E R S T R E E T Grand Island Regular Meeting - 3/1/2023 Page 80 / 170 OUTLOT A SHEET REVISIONSNO.REV.DATEREVISIONS DESCRIPTIONproject no.: approved by: checked by: drawn by: drawing no.: QA/QC by: date:www.olsson.comTEL 308.384.8750201 East 2nd StreetGrand Island, NE 68801LEGACY 34 THIRD SUBDIVISIONDEVELOPMENT PLANGRAND ISLAND, NEBRASKA20236 AST MMR 022-01265 2.17.2023 ofWATER MAIN PLAN2 of INNATE LANE BRE C K E N S T R E E T NYLA STREETWEAVE R ST R E ET Grand Island Regular Meeting - 3/1/2023 Page 81 / 170 OUTLOT A SHEET REVISIONSNO.REV.DATEREVISIONS DESCRIPTIONproject no.: approved by: checked by: drawn by: drawing no.: QA/QC by: date:www.olsson.comTEL 308.384.8750201 East 2nd StreetGrand Island, NE 68801LEGACY 34 THIRD SUBDIVISIONDEVELOPMENT PLANGRAND ISLAND, NEBRASKA20236 AST MMR 022-01265 2.17.2023 ofSANITARY SEWER PLAN3 of INNATE LANE B R E C K E N S T R E E T NYLA STREETWEA V E R S T R E E T Grand Island Regular Meeting - 3/1/2023 Page 82 / 170 OUTLOT A SHEET REVISIONSNO.REV.DATEREVISIONS DESCRIPTIONproject no.: approved by: checked by: drawn by: drawing no.: QA/QC by: date:www.olsson.comTEL 308.384.8750201 East 2nd StreetGrand Island, NE 68801LEGACY 34 THIRD SUBDIVISIONDEVELOPMENT PLANGRAND ISLAND, NEBRASKA20236 AST MMR 022-01265 2.17.2023 ofELECTRICAL PLAN4 of INNATE LANE B R E C K E N S T R E E T NYLA STREETWEA V E R S T R E E T Grand Island Regular Meeting - 3/1/2023 Page 83 / 170 OUTLOT A SHEET REVISIONSNO.REV.DATEREVISIONS DESCRIPTIONproject no.: approved by: checked by: drawn by: drawing no.: QA/QC by: date:www.olsson.comTEL 308.384.8750201 East 2nd StreetGrand Island, NE 68801LEGACY 34 THIRD SUBDIVISIONDEVELOPMENT PLANGRAND ISLAND, NEBRASKA20236 AST MMR 022-01265 2.17.2023 ofFIRE SERVICE/TRUCK ACCESS5 of INNATE LANE BRE C K E N S T R E E T NYLA STREETWEAVE R ST R E ET Grand Island Regular Meeting - 3/1/2023 Page 84 / 170 OUTLOT A SHEET REVISIONSNO.REV.DATEREVISIONS DESCRIPTIONproject no.: approved by: checked by: drawn by: drawing no.: QA/QC by: date:www.olsson.comTEL 308.384.8750201 East 2nd StreetGrand Island, NE 68801LEGACY 34 THIRD SUBDIVISIONDEVELOPMENT PLANGRAND ISLAND, NEBRASKA20236 AST MMR 022-01265 2.17.2023 ofCOMBINED UTILITIES6 of INNATE LANE BRE C K E N S T R E E T NYLA STREETWEAVE R ST R E ET LEGEND: Grand Island Regular Meeting - 3/1/2023 Page 85 / 170 Grand Island Regular Meeting - 3/1/2023 Page 86 / 170 PrairieviewS t L a k e v ie w Cir Legacy Dr Husker Hw yHuskerHwy Nyla St Pr ai r i ev i e wS t Innate Cir L a k e v i e wCirR in g R dWeaverStBreckenSt Ewoldt St Innate Ln Legacy 34 3rdSubdivision ® PROPOSED SUBDIVISIONLOCATION MAP 1 inch = 300 feet Grand Island Regular Meeting - 3/1/2023 Page 87 / 170 PRAIRIEVIEW STREETLOT 3 LOT 4 LOT 5 LEGACY DRIVE HUSKER HIGHWAY N89°22'55"E 591.71'(M,P) 94.87'(M)127.71'(M)NYLA STREETBREC K E N S T R E E T INNATE LANE WEA V E R ST R EET EXISTING 7' UTILITY EASEMENT EXISTING 62' R.O.W. OUTLOT A EXISTING 16.5' TELEPHONE EASEMENT INST NO 94-105265 EXISTING 7' UTILITY EASEMENT SOUTHEAST CORNER LEGACY 34 SECOND SUB 80' 71'105'60'60'EXISTING 7' UTILITY EASEMENT EXISTING 20' UTILITY EASEMENT 20' ACCESS/ DRAINAGE EASEMENT ACCESS EASEMENT ACCESSEASEMENT ACCESS EASEMENT ACCESS EASEMENT ACCESS EASEMENT EXISTING ACCESS/UTILITY EASEMENT EXISTING ACCESS/UTILITY EASEMENT EXISTINGACCESS/UTILITYEASEMENT ACCESS EASEMENT EXISTING 7' UTILITY EASEMENT DRAINAGE/ACCESS EASEMENT EXISTING ACCESS/UTILITY EASEMENT 423.03'(M) S89°22'55"W 1033.23'(M,P) N50°27' 30"E 2 06.12'( M,P) N80°27'30"E 43.50'(M,P) N45°34'52"E 388.23'( M,P) S 4 2 ° 5 2 ' 3 2 " E 2 4 9 . 7 0 ' (M , P ) C2 C3 N89°32'23"E 284.12'(M,P)S00°28'30"E 703.07'(M,P)S11°48'05"W 40.92'(M,P)C12S72°38'11"W 35.59'(M,P)N00°37'05"W 166.00'(M,P)C1C 5 62.00'(M,P)S00°28'30"E 388.97'(M,P)C 4 N89°22'55"E 39.20'(M,P)62.00'(M,P)S00°28'30"EN89°31'30"E 78.50'(M)N00°28'30"W 328.94'(M)S89°31'30"W 78.50'(M) N89°31'30"E 78.50'(M) N89°31'30"E 78.50'(M) N82°12'35"E 147.7 6 ' ( M , P ) C10 N89°22'55"E 406.71'(M,P) C8 N89°22'55"E 242.39'(M,P) N82°12'35"E 147. 4 3 ' ( M , P )C11 C9 N57°0 1' 0 4 " E 59.58'( M, P) N50°27'3 0"E 22 2.2 4'( M, P) N20°27'30"E 46.51'(M,P)N45°34'52"E 389.12'(M,P) S89°22'55"W 53.93'(M)N00°37'05"W 174.78'(M)N00°37'05"W 229.00'(M)N89°22'55"E 242.28'(M) N00°37'05"W 77.49'(M) N30°15'01"E 68.84'(M) N00°37'05"W 23.31'(M) N00°37'05"W 86.00'(M) N62°49'30"E 44.73'(M)N5 9 ° 4 4 ' 5 9 " W 55. 5 6 ' ( M ) N00°37'05"W 53.81'(M) C17N57°01'04"E 58.74'(M)C14 C13N00°37'05"W105.90'(M)87.70'(M)154.59'(M) C31 L45S65°16'36"W 62.38'(M) S00°37'05"E 45.99'(M) C33204.03'(M) 48.33'(M)C34 L4 4 C15C 1 6 S4 5 ° 0 6 ' 4 9 " E 8 3 . 0 5 ' (M )L169.08'(M)N22°17'13"W127.35 ' (M ) N43°52'32"W 47.26'(M)L46 L47S4 4 ° 4 1 ' 4 9 " E 7 7 . 9 5 ' (M ) N45°17'43"E81.55'(M)L17 L16 L15 141.50'(M) 83 . 7 7 ' ( M ) N5 6 ° 5 9 ' 2 5 " W113.28'(M) S4 4 ° 4 1 ' 4 9 " E 8 2 . 5 3 ' (M )112.68'(M)125.01'(M) L 3 L4L596.91'(M) L 1 4 L9L8 L7L6 112.88'(M)S01°31'56"EL24 S00°37'05"E69.37'(M)N00°37'05"W70.46'(M,P)N16°12'57"W 224 .65 '(M ,P) L20 L21 L22 S09°37'05"E95.26'(M)L2392.49'(M)S10°04'51"E91.72'(M)28.03'(M)78.71'(M)S88°00'57"E 86.31'(M) L1 0 C28 L11 L12 C2 7 L26S22°03'18"W62.37'(M)L19N22°03'18"E72.11'(M)N79°55'09"E 97.65'(M) L25 C25 92.22 ' (M ) S61°2 5' 1 8 " W 90.71'( M)130.42 ' (M )N28°15 '11 "W 1 8 9 . 6 8 ' (M , P ) 63.62'(M,P)60.02'(M,P)S00°28'30"ES89°32'23"W 63.62'(M,P)C6 C7 L2 N45°34'52"E81.74'(M,P)104.65'(M)S89°22'55"W 92.47'(M)61.03'(M)L27 L28 109.00'(M)L29 L30L31153.25'(M)C24 C23 S11°27'59"E82.17'(M)S4 2 ° 5 8 ' 1 0 " E 5 9 . 2 5 ' (M )S00°36'59"E 268.96'(M)L35L34N00°37'05"W 213.65'(M)65.69'(M)L32 L33 C22 S12°17'09"E90.82 '(M) S33°49'52"W 20.53'(M) S79°29'38"W 95.44'(M) L39 L38L37 S05°18'40"E87.86'(M)S00°37'05"E 197.32'(M)C21 90.84'(M)N89°22'55"E 76.00'(M)104.50'(M)S89°22'55"W 80.18'(M)102.50'(M)102.50'(M) 79.92'(M) S89°22'55"W S00°28'30"E 31.12'(M)C20C29L42 L4197.72'(M)109.43'(M)109.43'(M)113.97'(M)113.97'(M)105.54'(M)105.54'(M)N00°28'30"W60.03'(M)158.50'(M,P)S00°28'30"E 507.80'(M)C18 C30L43 C32 C19 L40 L 1 3 L 1 8 S00°37'14"E 214.28'(M)1 6 7 . 0 1 ' (M , P ) N 4 2 ° 5 2 ' 3 2 "W N00°37'05"W 47.18'(M)S10°05'56"E120.52'(M)3.68'(M)N44°51'16"E 141.40'(M)117.51 ' (M )N2 9 °37 '38 "W L36N45°17'43"E 209.59'(M) S89°22'55"W 39.05'(M,P) 6 0 . 0 2 ' (M )133.27'(M)53.04'(M)S00°37'05"E 220.00'(M)S89°22'55"W 610.21'(M) N00°37'05"W 60.10'(M) N89°22'55"E 242.28'(M) 163.56'(M)S00°37'05"E94.25'(M)S89°22'55"W 116.00'(M)N00°37'05"W94.25'(M)N89°22'55"E 116.00'(M)74.11'(M) N00°37'05"W 9.00'(M)N00°28'30"W 388.97'(M,P)DRAINAGEEASEMENT C26 C36C 3 5 CURVE TABLE LINE TABLE LINE TABLE EXISTING ROW LINE EXISTING EASEMENT LINE SET CORNER (5/8"x24" REBAR w/CAP) MEASURED DISTANCE PLATTED DISTANCE - LEGACY 34 2ND SUB M P NEW SUBDIVISION LINE NEW LOT LINE FOUND CORNER (5/8" REBAR w/CAP) FAX 308.384.8752 TEL 308.384.8750 201 East 2nd Street Grand Island, NE 68801 EAST LINE SW1/4, SE1/4 SEC.25-T11N-R10W EASEMENT LINE NOTE: SEE SHEET 2 FOR EASEMENTS DEDICATED WITH THIS PLAT INFORMATION DRAINAGE EASEMENT TO BE DEDICATED WITH PLAT Grand Island Regular Meeting - 3/1/2023 Page 88 / 170 PRAIRIEVIEW STREETLOT 3 LOT 4 LOT 5 LEGACY DRIVE HUSKER HIGHWAY NYLA STREETBREC K E N S T R E E T INNATE LANE WEA V E R ST R EET EXISTING 7' UTILITY EASEMENT EXISTING 62' R.O.W. OUTLOT A EXISTING 16.5' TELEPHONE EASEMENT INST NO 94-105265 EXISTING 7' UTILITY EASEMENT SOUTHEAST CORNER LEGACY 34 SECOND SUB 80' 71'105'60'60'EXISTING 7' UTILITY EASEMENT EXISTING 20' UTILITY EASEMENT 20' DEDICATED WITH THIS PLAT ACCESS/ DRAINAGE EASEMENT ACCESS EASEMENTDEDICATED WITH THISPLAT ACCESSEASEMENTDEDICATED WITH THIS PLAT ACCESS EASEMENTDEDICATED WITH THIS PLAT DEDICATED WITH THISPLAT ACCESS EASEMENT DEDICATEDWITH THIS PLAT ACCESS EASEMENTDEDICATED WITH THIS PLAT EXISTING ACCESS/UTILITY EASEMENT EXISTING ACCESS/UTILITY EASEMENT EXISTINGACCESS/UTILITYEASEMENT ACCESS EASEMENTDEDICATED WITH THIS PLAT EXISTING 7' UTILITY EASEMENT DRAINAGE/ACCESS EASEMENT DEDICATED WITH THISPLAT UTILITY EASEMENT DEDICATED WITH THIS PLAT EXISTING ACCESS/UTILITY EASEMENT 15' UTILITY EASEMENT DEDICATED WITH THIS PLAT 20' UTILITY EASEMENT DEDICATED WITH THIS PLAT 25' UTILITY EASEMENT DEDICATED WITH THIS PLAT 15' UTILITY EASEMENT DEDICATED WITH THIS PLAT 10' UTILITY EASEMENT DEDICATED WITH THIS PLAT 7.5' 8.0' 7.5' 17' 5' 20' UTILITY EASEMENT DEDICATED WITH THIS PLAT UTILITY EASEMENT DEDICATED WITH THIS PLAT 15' UTILITY EASEMENT DEDICATED WITH THIS PLAT 13' 10' 16'x16' UTILITY EASEMENT DEDICATED WITH THIS PLAT 25' 15' UTILITY EASEMENT DEDICATED WITH THIS PLAT 15' UTILITY EASEMENT DEDICATED WITH THIS PLAT 19' UTILITY EASEMENT DEDICATED WITH THIS PLAT 10' UTILITY EASEMENT DEDICATED WITH THIS PLAT 15' UTILITY EASEMENT DEDICATED WITH THIS PLAT DRAINAGEEASEMENT 10' UTILITY EASEMENT DEDICATED WITH THIS PLAT 10' UTILITY EASEMENT DEDICATED WITH THIS PLAT FAX 308.384.8752 TEL 308.384.8750 201 East 2nd Street Grand Island, NE 68801 EAST LINE SW1/4, SE1/4 SEC.25-T11N-R10W EXISTING ROW LINE EXISTING EASEMENT LINE SET CORNER (5/8"x24" REBAR w/CAP) MEASURED DISTANCE PLATTED DISTANCE - LEGACY 34 2ND SUB M P NEW SUBDIVISION LINE NEW LOT LINE FOUND CORNER (5/8" REBAR w/CAP) EASEMENT LINE EASEMENT DISTANCEE DRAINAGE EASEMENT TO BE DEDICATED WITH PLAT Grand Island Regular Meeting - 3/1/2023 Page 89 / 170 FAX 308.384.8752 TEL 308.384.8750 201 East 2nd Street Grand Island, NE 68801 A REPLAT OF ALL OF LOTS 1-23 AND ALL OF OUTLOTS A, D-J, ALL IN LEGACY 34 SECOND SUBDIVISION, IN THE CITY OF GRAND ISLAND, HALL COUNTY, NEBRASKA. SAID TRACT CONTAINS A CALCULATED AREA OF 875932.17 SQUARE FEET OR 20.109 ACRES MORE OR LESS OF WHICH 0.984 ACRES ARE NEW DEDICATED ROAD RIGHT-OF-WAY. I HEREBY CERTIFY THAT ON ______________________, 2023, I COMPLETED AN ACCURATE SURVEY, UNDER MY PERSONAL SUPERVISION, OF A TRACT OF LAND CONSISTING OF A REPLAT OF ALL OF LOTS 1-23 AND ALL OF OUTLOTS A, D-J, ALL IN LEGACY 34 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 INNATE DEVELOPMENT 2, LLC, A NEBRASKA LIMITED LIABILITY COMPANY, INNATE 3, LLC, A NEBRASKA LIMITED LIABILITY COMPANY, INNATE 4, LLC, A NEBRASKA LIMITED LIABILITY COMPANY, INNATE 5, LLC, A NEBRASKA LIMITED LIABILITY COMPANY, AND INNATE 6, LLC, A NEBRASKA LIMITED LIABILITY COMPANY, BEING THE OWNER OF THE LAND DESCRIBED HEREON, HAVE CAUSED SAME TO BE SURVEYED, SUBDIVIDED, PLATTED AND DESIGNATED AS " IN ALL OF LOTS 1-23 AND ALL OF OUTLOTS A, D-J, ALL IN LEGACY 34 SECOND SUBDIVISION, IN THE CITY OF GRAND ISLAND, HALL COUNTY, NEBRASKA, AS SHOWN ON THE ACCOMPANYING PLAT THEREOF AND DO HEREBY DEDICATE THE ROAD RIGHT OF WAY, AS SHOWN THEREON TO THE PUBLIC FOR THEIR USE FOREVER: AND HEREBY DEDICATE THE EASEMENTS, AS SHOWN THEREON TO THE PUBLIC FOR THEIR USE FOREVER FOR THE LOCATION, CONSTRUCTION AND MAINTENANCE FOR PUBLIC SERVICE UTILITIES, TOGETHER WITH THE RIGHTS OF INGRESS AND EGRESS HERETO, AND THAT THE FOREGOING SUBDIVISION AS MORE PARTICULARLY DESCRIBED IN THE DESCRIPTION HEREON AS APPEARS ON THIS PLAT IS MADE WITH THE FREE CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE UNDERSIGNED OWNERS AND PROPRIETORS. IN WITNESS WHEREOF, I HAVE AFFIXED MY SIGNATURE HERETO, AT ________________, NEBRASKA, THIS ____ DAY OF ____________, 2023 _______________________________ BY SCOTT P. RIEF MANAGING MEMBER OF INNATE DEVELOPMENT 2, LLC MEMBER OF INNATE 3, LLC MEMBER OF INNATE 4, LLC SOLE MEMBER OF INNATE 5, LLC MEMBER OF INNATE 6, LLC ON THIS ____ DAY OF ____________________, 2023, BEFORE ME, A NOTARY PUBLIC WITHIN AND FOR SAID COUNTY, PERSONALLY APPEARED SCOTT P. RIEF MANAGING MEMBER OF INNATE DEVELOPMENT 2, LLC MEMBER OF INNATE 3, LLC MEMBER OF INNATE 4, LLC SOLE MEMBER OF INNATE 5, LLC MEMBER OF INNATE 6, LLC TO BE PERSONALLY KNOWN TO BE THE IDENTICAL PERSON WHOSE SIGNATURE IS AFFIXED HERETO AND ACKNOWLEDGED THE EXECUTION THEREOF TO BE HIS VOLUNTARY ACT AND DEED. IN WITNESS WHEREOF, I HAVE HEREUNTO SUBSCRIBED MY NAME AND AFFIXED MY OFFICIAL SEAL AT ________________ , NEBRASKA, ON THE DATE LAST ABOVE WRITTEN. MY COMMISSION EXPIRES ___________ _____________________________ NOTARY PUBLIC SUBMITTED TO AND APPROVED BY THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, CITIES OF GRAND ISLAND, WOOD RIVER, AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN, NEBRASKA. _______________________________ __________ CHAIRPERSON DATE APPROVED AND ACCEPTED BY THE CITY OF GRAND ISLAND, NEBRASKA THIS ____ DAY OF ______ , 2023 _______________________________ MAYOR _______________________________ CITY CLERK OWNERS: INNATE DEVELOPMENT 2, LLC INNATE 3, LLC, INNATE 4, LLC, INNATE 5, LLC, AND INNATE 6, LLC SUBDIVIDER: INNATE DEVELOPMENT 2, LLC INNATE 3, LLC, INNATE 4, LLC, INNATE 5, LLC, AND INNATE 6, LLC SURVEYOR: OLSSON ENGINEER: OLSSON NUMBER OF LOTS: 28 LOTS/ 13 OUTLOTS Grand Island Regular Meeting - 3/1/2023 Page 90 / 170 Hall County Regional Planning Commission Wednesday, March 1, 2023 Regular Meeting Item F4 Public Hearing - Redevelopment Plan - Grand Island - CRA Area No. 34 - north of 13th Street and west of of the Moore's Creek Drainway Staff Contact: Grand Island Regular Meeting - 3/1/2023 Page 91 / 170 Agenda Item # 7 PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION: February 15, 2023 SUBJECT: Redevelopment plan amendment for property located in Blight and Substandard Area 34 located north of 13th Street and west of the Moore’s Creek Drainway being platted as Millennial Estates Subdivision, in Hall County, Nebraska to support this development. (C— 17-23GI) PROPOSAL: Starostka Group Unlimited is proposing to develop the properties described above for residential and recreational purposes. The property is zoned a combination of R-2 Low Density Residential the proposed uses are permitted in this zoning district. OVERVIEW: The purpose of the CRA and the designated blight and substandard area is to provide incentives for development in underdeveloped areas of the community. This area has already been declared blighted and substandard the Grand Island City Council. This project is consistent with the existing zoning and the future land use plan for this area within the City of Grand Island. This is evident by the existing zoning districts and fact that the property was rezoned for these uses in 2021. This development will promote housing construction in Grand Island. The Regional Planning Commission recommendation is limited to the appropriateness of the proposed use at this location. The Grand Island Comprehensive Plan calls for the development of a residential uses at this location. This proposed development will install, extend and connect to city utilities including sewer and water at this location. The Planning Commission is required to comment on these applications to confirm that expenditure of public funds through TIF is not supporting uses that would be inconsistent with the comprehensive plan. The proposed use for a mixed use development at this location appears to be supported by the plan. This plan was approved by Council in September of 2022 with the understanding that the developers would be paying for and constructing Claude Road on the east side of the property and that they would receive 100% of the TIF benefit. This current plan proposes that the City build Claude Road and receive 25% of the TIF benefit to pay for the road. The plan also proposes that the developer dedicate the right of way for Claude Road with the approval of this plan. Grand Island Regular Meeting - 3/1/2023 Page 92 / 170 RECOMMENDATION: That the Regional Planning Commission recommends find that the redevelopment plan is consistent with the Comprehensive Plan (general plan for development) of the city of Grand Island. A resolution is attached for your consideration. ___________________ Chad Nabity AICP, Planning Director Grand Island Regular Meeting - 3/1/2023 Page 93 / 170 Redevelopment Plan Amendment Grand Island CRA Area 34 July 2022 Amended February 2023 The Community Redevelopment Authority (CRA) of the City of Grand Island intends to amend the Redevelopment Plan for Area 34 with in the city, pursuant to the Nebraska Community Development Law (the “Act”) and provide for the financing of a specific infrastructure related project in Area 34. Executive Summary: Project Description THE REDEVELOPMENT APPROXIMATELY 49 ACRES OF PROPERTY LOCATED NORTH OF 13TH STREET SOUTH OF STATE STREET AND WEST OF THE MOORE’S CREEK DRAINWAY IN NORTHWEST GRAND ISLAND FOR A RESIDENTIAL HOUSING INCLUDING UP TO 120 UNITS OF HOUSING. The use of Tax Increment Financing to aid in redevelopment expenses associated with platting and installing the necessary infrastructure (streets, sanitary sewer, water, and storm sewer) for the development of 120 units of housing. The use of Tax Increment Financing is an integral part of the development plan and necessary to make this project affordable. The 2020 Housing Study for the City of Grand Island identified a need of 1361 new rental and owner occupied housing units by 2024. Starostka Group Unlimited, Inc has purchased a portion of this property and has an option to purchase rest for residential development. This project is in CRA Area 34. This redevelopment project includes two components. The first component supports the private project. The second component will support the construction of Claude Road between Faidley Avenue and State Street (the “Public Project”). The CRA will issue two TIF Notes. Seventy five percent of the TIF Revenue will be allocated to the TIF Note purchased by the Redeveloper. Twenty Five percent of the TIF Revenue will be allocated to the TIF Note to support the Public Project, which shall be assigned by the Redeveloper to the CRA. The CRA will enter into a contract with the City to install the Public Project. The City will be reimbursed for the Public Project by assignment of the TIF Note for the Public Project. Changes in the cost of construction, availability of materials and the approval of several other housing projects using Tax Increment Financing have led to this application for assistance with the project. The developer is responsible for and has provided evidence that they can secure adequate debt financing to cover the costs associated with the construction of units. The Grand Island Community Redevelopment Authority (CRA) intends to pledge the ad valorem taxes generated over multiple 15 year periods beginning either January 1, 2024 or January 1, 2025 towards the allowable costs and associated financing for the development of this property. TAX INCREMENT FINANCING TO PAY FOR THE DEVELOPMENT OF THE PROPERTY WILL COME FROM THE FOLLOWING REAL PROPERTY: Property Description (the “Redevelopment Project Area”) Grand Island Regular Meeting - 3/1/2023 Page 94 / 170 Legal Descriptions: Part of the E ½ of the SW ¼ of 12-11-10 (PID 400149971) and Part of the E ½ of the SW ¼ 12-11-10 (PID 400149966) Existing Land Use and Subject Property Grand Island Regular Meeting - 3/1/2023 Page 95 / 170 The tax increment will be captured for the tax years the payments for which become delinquent in years 2024 through 2049 inclusive. The TIF contract will be structured so it can be amended each year for up to ten years to add the housing units to be completed during that year. No single property will be eligible for TIF for a period of more than 15 years. The real property ad valorem taxes on the current valuation will continue to be paid to the normal taxing entities. The increase will come from development of the property for residential and commercial uses as previously described. Statutory Pledge of Taxes. In accordance with Section 18-2147 of the Act and the terms of the Resolution providing for the issuance of the TIF Note, the Authority hereby provides that any ad valorem tax on the Redevelopment Project Area for the benefit of any public body be divided for a period of fifteen years after the effective date of this provision as set forth in the Redevelopment Contract or any amendment to the redevelopment contract, consistent with this Redevelopment Plan. The plan anticipates that each phase of the development will constitute new effective date for the purposes of determining the period of fifteen years. Said taxes shall be divided as follows: a. That portion of the ad valorem tax which is produced by levy at the rate fixed each year by or for each public body upon the redevelopment project valuation shall be paid into the funds, of each such public body in the same proportion as all other taxes collected by or for the bodies; and b. That portion of the ad valorem tax on real property in the redevelopment project in excess of such amount, if any, shall be allocated to and, when collected, paid into a special fund of the Authority to pay the principal of; the interest on, and any premiums due in connection with the bonds, loans, notes, or advances on money to, or indebtedness incurred by, whether funded, refunded, assumed, or otherwise,such Authority for financing or refinancing, in whole or in part, a redevelopment project. When such bonds, loans, notes, advances of money, or indebtedness including interest and premium due have been paid, the Authority shall so notify the County Assessor and County Treasurer and all ad valorem taxes upon real property in such redevelopment project shall be paid into the funds of the respective public bodies. Pursuant to Section 18-2150 of the Act, the ad valorem tax so divided is hereby pledged to the repayment of loans or advances of money, or the incurring of any indebtedness, whether funded, refunded, assumed, or otherwise, by the CRA to finance or refinance, in whole or in part, the redevelopment project, including the payment of the principal of, premium, if any, and interest on such bonds, loans, notes, advances, or indebtedness. Redevelopment Plan Amendment Complies with the Act: Grand Island Regular Meeting - 3/1/2023 Page 96 / 170 The Community Development Law requires that a Redevelopment Plan and Project consider and comply with a number of requirements. This Plan Amendment meets the statutory qualifications as set forth below. 1. The Redevelopment Project Area has been declared blighted and substandard by action of the Grand Island City Council on September 28, 2021.[§18-2109] Such declaration was made after a public hearing with full compliance with the public notice requirements of §18-2115 of the Act. 2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (13) (a) and §18-2110] Grand Island adopted a Comprehensive Plan on July 13, 2004. This redevelopment plan amendment and project are consistent with the Comprehensive Plan, in that no changes in the Comprehensive Plan elements are intended. This plan merely provides funding for the developer to rehabilitate the property for permitted uses on this property as defined by the current and effective zoning regulations. The Hall County Regional Planning Commission held a public hearing at their meeting on August 3, 2022 and passed Resolution 2022-12 confirming that this project is consistent with the Comprehensive Plan for the City of Grand Island. This amendment was also submitted to the Hall County Regional Planning Commission. The Hall County Regional Planning Commission held a public hearing at their meeting on March 1, 2023 and passed Resolution 2023-XX confirming that this project is consistent with the Comprehensive Plan for the City of Grand Island. The Grand Island Public School District has submitted a formal request to the Grand Island CRA to notify the District any time a TIF project involving a housing subdivision and/or apartment complex is proposed within the District. The school district was notified of this plan amendment prior to it being submitted to the CRA for initial consideration. 3. The Redevelopment Plan must be sufficiently complete to address the following items: [§18-2103(13) (b)] a. Land Acquisition: This Redevelopment Plan for Area 34 provides for real property acquisition and this plan amendment does not prohibit such acquisition. There is no proposed acquisition by the authority. b. Demolition and Removal of Structures: The project to be implemented with this plan does not provide for the demolition and removal any structures on this property. c. Future Land Use Plan Grand Island Regular Meeting - 3/1/2023 Page 97 / 170 See the attached map from the 2004 Grand Island Comprehensive Plan. All of the area around the site in private ownership is planned for low to medium density residential development. This property is in private ownership. [§18-2103(b) and §18-2111] The attached map also is an accurate site plan of the area after redevelopment. [§18-2111(5)] City of Grand Island Future Land Use Map Grand Island Regular Meeting - 3/1/2023 Page 98 / 170 d. Changes to zoning, street layouts and grades or building codes or ordinances or other Planning changes. The area is zoned R4 High Density Residential along 13th street and R2 Low Density Residential on the northern portion of the site. The future land use map calls for medium density to office use development across this entire site. New public streets and utilities are anticipated and needed to support this project and it is anticipated that TIF revenues will offset the costs of those improvements. No changes are anticipated in building codes or other ordinances. No other planning changes contemplated. [§18-2103(b) and §18- 2111] Current Zoning on the Site e. Site Coverage and Intensity of Use The R2 zoning district allows for one dwelling unit per 6000 square feet of lot space with a 6000 square foot minimum lot size. The RO zoning district does not limit the density of housing units but does require minimum 6000 square foot lot. The development as proposed will have a residential density of 2.4 units per acre. Appendix A of this plan includes the developer’s vision for the development. [§18-2103(b) and §18-2111] f. Additional Public Facilities or Utilities Grand Island Regular Meeting - 3/1/2023 Page 99 / 170 Sanitary sewer and water are available to support this development. Both sanitary sewer and water will need to be extended throughout the site. TIF revenues will be used to offset the cost of these public utility improvements. Electric utilities are sufficient for the proposed use of this property. Electric lines, transformers, and conduit will need to be extended throughout the property. No other publicly owned utilities would be impacted by the development. §18-2103(b) and §18-2111] 4. The Act requires a Redevelopment Plan provide for relocation of individuals and families displaced as a result of plan implementation. This property is vacant and has been vacant for more than 1 year; no relocation is contemplated or necessary. [§18-2103.02] 5. No member of the Authority, nor any employee thereof holds any interest in any property in this Redevelopment Project Area. [§18-2106] No members of the authority or staff of the CRA have any interest in this property. 6. Section 18-2114 of the Act requires that the Authority consider: a. Method and cost of acquisition and preparation for redevelopment and estimated proceeds from disposal to redevelopers. The purchase price of the property is $810,000as an eligible expense. The estimated costs of utilities including sewer and water is $1,446,189. Streets and drainage are estimated at $2,520,655. Planning activities including engineering, architecture, legal fees and government fees are estimated at $872,706. The total of the eligible expenses for this project is estimated by the developer at $5,650,000. 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 $5,650,000 from the proceeds of the TIF. The project will include the project as describe in this plan and costs associated with building Claude Road between this property and State Street. The revenues shall be split with 75% dedicated to the residential subdivision project paid to the developer and 25% dedicated to Claude Road and paid to the city for those expenses. This indebtedness will be repaid from the Tax Increment Revenues generated from the project. TIF revenues shall be made available to repay the original debt and associated interest after January 1, 2024 through December 2049. c. Statement of feasible method of relocating displaced families. Grand Island Regular Meeting - 3/1/2023 Page 100 / 170 No families will be displaced as a result of this plan. 7. Section 18-2113 of the Act requires: Prior to recommending a redevelopment plan to the governing body for approval, an authority shall consider whether the proposed land uses and building requirements in the redevelopment project area are designed with the general purpose of accomplishing, in conformance with the general plan, a coordinated, adjusted, and harmonious development of the city and its environs which will, in accordance with present and future needs, promote health, safety, morals, order, convenience, prosperity, and the general welfare, as well as efficiency and economy in the process of development, including, among other things, adequate provision for traffic, vehicular parking, the promotion of safety from fire, panic, and other dangers, adequate provision for light and air, the promotion of the healthful and convenient distribution of population, the provision of adequate transportation, water, sewerage, and other public utilities, schools, parks, recreational and community facilities, and other public requirements, the promotion of sound design and arrangement, the wise and efficient expenditure of public funds, and the prevention of the recurrence of insanitary or unsafe dwelling accommodations or conditions of blight. The Authority has considered these elements in proposing this Plan. This amendment, in and of itself will promote consistency with the Comprehensive Plan. This will have the intended result of preventing recurring elements of unsafe buildings and blighting conditions. This will accomplish the goal of increasing the number of residential units within the City of Grand Island and encouraging infill development. This project will also provide for the development of Claude Road and reducing congestion along Diers Avenue within the City of Grand Island. 8. Time Frame for Development Development of this project is anticipated to begin in the 2023 year. The build out of the subdivision is planned in five phases between 2024 and 2033. It is anticipated that the units in this development will be fully built out by 2033 with the tax increment on those homes extending to 2048. Excess valuation should be available for the first homes built with this project for 15 years beginning with either the 2024 or 2025 tax year, depending on the timing of the first phase. 9. Justification of Project The 2020 housing study for the City of Grand Island projected that by 2024 we would need an additional 1361 new housing units. There should be 902 non-age restricted units with 518 owner occupied and with 384 rental units. There should be 459 age restricted unit 459 with 222 as 55+ owner occupied and with 237 as 55+ rental units. Between January 1 of 2020 and December of 2021 the city issued permits for 430 new housing units including both restricted and unrestricted units leaving a need for 931 additional units by 2024. The current housing market, a combination of the cost of producing Grand Island Regular Meeting - 3/1/2023 Page 101 / 170 housing and the prevailing wages, has not created a situation that gives the markets sufficient incentive to build the number housing units required to meet community needs. This lack of housing options impacts a variety of other areas within the community including work force development, overcrowding, and maintenance of residential units. This project will create new housing options for all citizens and potential citizens of Grand Island and will likely result in the sale of existing homes around the city. 10. Cost Benefit Analysis Section 18-2113 of the Act, further requires the Authority conduct a cost benefit analysis of the plan amendment in the event that Tax Increment Financing will be used. This analysis must address specific statutory issues. As authorized in the Nebraska Community Development Law, §18-2147, Neb. Rev. Stat. (2019), the City of Grand Island has analyzed the costs and benefits of the proposed Redevelopment Project, including: Project Sources and Uses. Approximately $5,650,000 in public funds from tax increment financing provided by the Grand Island Community Redevelopment Authority will be required to complete the project. This investment by the Authority will leverage $32,424,550 in private sector financing and investment; a private investment of $5.74 for every TIF dollar invested. Use of Funds Source of funds Description TIF Funds Private Funds Total Site Acquisition $810,000 $810,000 Building Costs $32,400,000 $32,400,000 Sewer and Water $1,446,189 $1,446,189 Public Streets/ sidewalks $1,108,155 $1,108,155 Planning (Arch. & Eng.) $872,706 $872,706 Legal/ TIF contract $450 $24,550 $25,000 25% for Claude Road $1,412,500 $1,412,500 Total $5,650,000 $32,424,550 $38,074,550 Tax Revenue. The property to be redeveloped is anticipated to have a January 1, 2023 valuation of approximately $149,793. Based on the 2021 levy this would result in a real property tax of approximately $3,247. It is anticipated that the assessed value will increase by $32,400,000 upon full completion, as a result of the site redevelopment. This development will result in an estimated tax increase of over $699,000 annually. The tax increment gained from this Redevelopment Project Area would not be available for use as city general tax revenues, for the period of the bonds, but would be used for eligible private redevelopment costs to enable this project to be realized. Estimated 2023 assessed value: $ 149,793 Estimated value after completion $ 32,400,000 Increment value $ 32,250,261 Annual TIF generated (estimated) $ 699,308 TIF bond issue $ 5,650,000 Grand Island Regular Meeting - 3/1/2023 Page 102 / 170 (a) Tax shifts resulting from the approval of the use of Tax Increment Financing; The redevelopment project area currently has an estimated valuation of $89,739. The proposed redevelopment will create additional valuation of $32,400,000 over the course of the next ten years. The project creates additional valuation that will support taxing entities long after the project is paid off along with providing 120 additional housing units and provide for the development and construction of Claude Road on the east side of this property. The tax shift from this project will be equal to the total of the bond principal of $5,650,000 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. This development will result in a larger number of students for Grand Island Public Schools. Fire and police protection are available and should not be negatively impacted by this development though there will be some increased need for officers and fire fighters as the City continues to grow whether from this project or others. (c) Impacts on employers and employees of firms locating or expanding within the boundaries of the area of the redevelopment project; This will provide additional housing options for the residents of Grand Island. The National Homebuilders Association estimated in a 2014 study1 that each unit of single family housing resulted in 2.97 full time equivalent jobs so this development at 13 units per year would represent an additional 39 FTE’s within the city for the next nine years. (d) Impacts on other employers and employees within the city or village and the immediate area that are located outside of the boundaries of the area of the redevelopment project; and This project will not have a negative impact on other employers different from any other expanding business within the Grand Island area. Grand Island does have tight labor market and part of that is due to the availability and cost of housing. This development may help alleviate some of those pressures. (e) Impacts on student populations of school districts within the City or Village: This development will have an impact on the Grand Island School system and will likely result in additional students at the elementary and secondary school levels. 1 https://www.nahb.org/news-and-economics/housing-economics/housings-economic-impact/impact-of- home-building-and-remodeling-on-the-us-economy Grand Island Regular Meeting - 3/1/2023 Page 103 / 170 The average number of persons per household in Grand Island for 2015 to 2019 according the American Community Survey is 2.61. 120 additional households would house 313 people. According to the 2010 census 19.2% of the population of Grand Island was over 4 years old and under 18 years old. 2020 census number for this population cohort are not yet available but 27.6% of the 2021 population is less than 18 years of age this is the same percentage as the under 18 age cohort in 2010. If the averages hold it would be expected that there would be an additional 60 school age children generated by this development. If this develops at a rate of 13 units per year for 9 years approximately 7 children could be added to the school age population every year with this development. These 7 children will likely be spread over the full school age population from elementary to secondary school. According to the National Center for Educational Statistics2 the 2019-20 enrollment for GIPS was 10,070 students and the cost per student in 2017-18 was $12,351 of that $4,653 is generated locally. The Grand Island Public School System was notified on January 31, 2022 that the CRA would be considering this application at their July 13, 2022 meeting. (f) Any other impacts determined by the authority to be relevant to the consideration of costs and benefits arising from the redevelopment project. This project is consistent the goals of the 2020 Housing Study for the City of Grand Island to create more than 1361 new housing units. Between January of 2020 and December of 2021 the City of Grand Island has issue permits for 430 housing units. The local housing market is not capable of producing the number of units needed at market rate given the costs of building and development. Twenty Five percent of the increment generated approximately $1,412,500 will be made available to the City of Grand Island for the development of Claude Road along the east side of property. Time Frame for Development Development of this project is anticipated to be completed between Spring of 2023 and the end of 2033. The base tax year should be calculated on the value of the property as of January 1, 2023 for the first phase with each phase based on the preceding year’s valuation of the property included in the amendment for that year. Excess valuation should be available for this project beginning in 2024 with taxes due in 2025. Provided, however, if the first phase is not completed in 2023 to create an increase in the ad valorem taxes for the 2024 tax year, then the base year shall be January 1, 2024 and the first year for division of taxes will be 2025. Excess valuation will be used to pay the TIF Indebtedness issued by the CRA per the contract between the CRA and the developer for a period not to exceed 15 years on each property or an amount not to exceed a base amount of $5,650,000 the projected amount of increment based upon the anticipated value of the project and current tax rate. Based on the estimates of the expenses of the rehabilitation the developer will spend at least $5,650,000 on TIF eligible activities. 2 https://nces.ed.gov/ccd/districtsearch/district_detail.asp?ID2=3100016 Grand Island Regular Meeting - 3/1/2023 Page 104 / 170 Proposed Phasing of the Development Grand Island Regular Meeting - 3/1/2023 Page 105 / 170 Form Updated 7-25-2019cn Page | 1 BACKGROUND INFORMATION RELATIVE TO TAX INCREMENT FINANCING REQUEST Project Redeveloper Information Business Name: ______________________________________________________________ Address: _______________________________________________________________ Telephone No.: __________________________ Fax No.: _______________ Email: _________________________________________________________ Contact: _______________________________________________________________ Application Submission Date: Brief Description of Applicant’s Business:__ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________ Legal Description/Address of Proposed Project Community Redevelopment Area Number ________ 6/7/2022 MISC TRACTS 12-11-10 PT E1/2 SW1/4 and MISCELLANEOUS TRACTS 12-11-10 PT E 1/2 SW 1/4 34.41 AC (3812 W. 13th) Starostka Group Unlimited, Inc. 429 Industrial Lane (308) 385-0636 jordanstar@stargroupunl.com Jordan Starostka Applicant is a developer and contractor that provides comprehensive contracting for residential, commercial, and civil/industrial projects. Grand Island Regular Meeting - 3/1/2023 Page 106 / 170 Form Updated 7-25-2019cn Page | 2 Present Ownership Proposed Project Site: ________________________________________________________________ _____________________________________ Is purchase of the site contingent on Tax Increment Financing Approval? Yes No Proposed Project: Building square footage, size of property, description of buildings – materials, etc. Please attach site plan, if available. ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________ If Property is to be Subdivided, Show Division Planned: VI.Estimated Project Costs: Acquisition Costs: A. Land $ ______________ B. Building $ ______________ Construction Costs: A. Renovation or Building Costs:$ ______________ B. On-Site Improvements: Sewer $ ______________ Water $ ______________ Electric $ ______________ Gas $ ______________ Public Streets/Sidewalks $ ______________ See attached preliminary site plan See attached explanation of estimated costs Starostka Group, Unlimited (PID 400149971) Blender, LLC (PID 400149966) 4 Redeveloper intends to construct an approximately 120 unit residential subdivision in multiple phases. The project site is currently vacant and in the need of significant infrastructure improvements to be developable and usable for any purposes. See attached preliminary proposed site plan. The project will consist of three phases of residential development, with subphases as appropriate, and a phase for the construction of Claude Road. The phases are referred to on the site plan as (i) Phase 1, (ii) Phase 2, (iii) Phase 3, and (iv) Claude Road. Grand Island Regular Meeting - 3/1/2023 Page 107 / 170 Form Updated 7-25-2019cn Page | 3 Private Streets $ ______________ Trails $ ______________ Grading/Dirtwork/Fill $ ______________ Demolition $ ______________ Other $ ______________ Total $ ______________ Soft Costs: A. Architectural & Engineering Fees:$ ______________ B. Financing Fees:$ ______________ C. Legal $ ______________ D.Developer Fees:$ ______________ E. Audit Fees $ ______________ F. Contingency Reserves:$ ______________ G. Other (Please Specify)$ ______________ TOTAL $ ______________ Total Estimated Market Value at Completion: $ Source for Estimated Market Value________________________________________ Source of Financing: A. Developer Equity:$ ______________ B. Commercial Bank Loan:$ ______________ C.Tax Credits: 1. N.I.F.A.$ ______________ 2. Historic Tax Credits $ ______________ 3. New Market Tax Credits $ ______________ 4. Opportunity Zone $ ______________ D. Industrial Revenue Bonds:$ ______________ E. Tax Increment Assistance:$ ______________ F. Enhanced Employment Area $ ______________ 32,400,000 $270,000 per unit x 120 residential units Grand Island Regular Meeting - 3/1/2023 Page 108 / 170 Form Updated 7-25-2019cn Page | 4 G. Nebraska Housing Trust Fund $ ______________ H. Other $ ______________ Name, Address, Phone & Fax Numbers of Architect, Engineer and General Contractor: _______________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ____________________________________________________________ Estimated Real Estate Taxes on Project Site Upon Completion of Project: (Please Show Calculations) ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ____________________________________________________________ Project Construction Schedule: Construction Start Date: _________________________________________________ Construction Completion Date: ___________________________________________ If Phased Project: _______________________ Year ______________________ % Complete _______________________ Year ______________________ % Complete _______________________ Year ______________________ % Complete _______________________ Year ______________________ % Complete _______________________ Year ______________________ % Complete _______________________ Year ______________________ % Complete Please see attached explanation There will be approximately 120 residential units. Based on applicant's plan to develop and construct workforce housing, we are assuming an average valuation of approximately $270,000 per unit. There will likely be some difference between units, but the average value of $270,000 and a presumed tax levy of 2.161133 would yield a annual real estate tax of $5,835 per lot. While the construction of the units will be phased, when completed the taxes on the entire project would be approximately $646,200 ($5,385x120) 2022 anticipated 2028 ( would like flexibility until Grand Island Regular Meeting - 3/1/2023 Page 109 / 170 Form Updated 7-25-2019cn Page | 5 XII.Please Attach Construction Pro Forma XIII.Please Attach Annual Income & Expense Pro Forma (With Appropriate Schedules) TAX INCREMENT FINANCING REQUEST INFORMATION Describe Amount and Purpose for Which Tax Increment Financing is Requested: ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ______________________________________________________________ Statement Identifying Financial Gap and Necessity for use of Tax Increment Financing for Proposed Project: ______________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________ Redeveloper is requesting $5,650,000 in TIF over all of the phases of the project. Redeveloper is requesting the TIF bond be issued at 8% interest. TIF would assist with the cost of the infrastructure improvements necessary to develop the project site. This would include approximately: $810,000 in site acquisition, $4,000,000 in infrastructure improvements, $873,000 in architectural, engineering, and legal fees, and 8% interest on the TIF bond. The 8% interest is necessary to justify the long term commitment and risk over the multi-year, multiple phase redevelopment project. See attached addendum for additional information. Applicant desires to develop a residential subdivision with approximately 120 workforce housing units. The goal for the workforce housing units is to keep the average final value at approximately $270,000 per unit. Construction costs are so high right that this will be a challenge. Without the requested TIF assistance, which equates to approximately $83,000 per lot, this would be impossible. A large scale subdivision like the proposed project is simply not possible with the required cost of infrastructure without the assistance of TIF. It would be particularly impossible to build any workforce housing without TIF, because the applicant could never recover its costs, let alone make any profit necessary for the risk involved with this project. Grand Island Regular Meeting - 3/1/2023 Page 110 / 170 Form Updated 7-25-2019cn Page | 6 Municipal and Corporate References (if applicable). Please identify all other Municipalities, and other Corporations the Applicant has been involved with, or has completed developments in, within the last five (5) years, providing contact person, telephone and fax numbers for each: ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ____________________________________ Post Office Box 1968 Grand Island, Nebraska 68802-1968 Phone: 308 385-5240 Fax: 308 385-5423 Email: cnabity@grand-island.com Grand Island Regular Meeting - 3/1/2023 Page 111 / 170 71 79 72 80 65 73 66 74 67 75 68 76 69 77 70 78 58 50 57 49 64 56 63 55 62 54 61 53 60 52 59 51 39 47 40 48 33 41 34 42 35 43 36 44 37 45 38 46 26 18 25 17 32 24 31 23 30 22 29 21 28 20 27 19 114 107 99 OUTLOT A 106 98 120 113 105 97 119 112 104 96 118 111 103 95 117 110 102 94 116 109 101 93 115 108 100 92 81 82 83 84 89 90 9185868788 11 3 10 2 9 1 16 8 15 7 14 6 13 5 12 4 95.1'119.8'95.1'119.6'70.0'120.0'70.0'70.0'120.1'70.0'70.0'120.3'70.0'70.0'120.5'70.0'70.0'120.6'70.0'70.0'120.8'70.0'70.0'121.0'70.0'70.0'121.1'70.0'70.0'121.3'70.0'70.0'121.4'70.0'70.0'121.6'70.0'70.0'121.8'70.0'70.0'121.9'70.0'70.0'122.1'70.0'84.0'122.3'84.0'84.9'118.0'85.2'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'96.6'96.6'118.0' 118.0'96.6'118.0' 118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'85.4'84.8'118.0'85.1'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'97.3'97.3'118.0' 118.0'30.3'1 0 5 .24'51.0' 118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'85.3'70.0'130.7'70.0'131.6'70.0'129.8'70.0' 70.0'128.9'70.0'127.7'87.4' 87.7' 80.0'126.9'79.7'125.9'70.0' 70.0'125.0'70.0' 70.0'124.1'70.0' 70.0'123.2'70.0' 70.0'122.3'80.0' 80.0'121.2'120.1'86.0' 86.3' 90.0'56.8'90.0'56.6'50.0'50.0'90.0'50.0'50.0'90.0'50.0'50.0'90.0'50.0'50.0'90.0'50.0'50.0'90.0'50.0'50.0'90.0'50.0'50.0'90.0'50.0'50.0'90.0'50.0'50.0'50.0'50.0'50.0'50.0'50.0'50.0'50.0'50.0'50.0'50.0'50.0'50.0'50.0'50.0'50.0'50.0'50.0'50.0'50.0'5.3'44.68'50.0'50.21'39.2'60.80'20.89'125.35'164.48'90.7'191.8' 41.9'132.8'53.2 6 '74.7'122.0'23.0'70.0' 70.0'122.1'70.0' 70.0'122.3'70.0' 70.0'122.5'75.0' 75.0'122.7'75.0' 75.0'122.8'80.0' 80.0'123.0'90.0' 90.0' 90.0' 90.0' 90.0' 90.0' 90.0' 90.0' 90.0' 90.0' 91.3' 95.8' 107.2' 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 68801MILLENNIAL ESTATES SUBDIVISIONPRELIMINARY PLATGRAND ISLAND, NEBRASKA20223LOT LAYOUTSMG BJD BJD 022-00432 5.5.2022 1 of PHASE 1 39 LOTS PHASE 2 39 LOTS PHASE 3 42 LOTS CLAUDE RD13TH ST 120 TOTAL LOTS Grand IslandRegular Meeting - 3/1/2023Page 112 / 170 Explanation of Estimated Costs LAND ACQUISITION: • PID 400149971 was recently acquired for approximately $410,000 • PID 400149966 is under contract and will be acquired for approximately $400,000 TIF USES: Total proposed TIF uses for the Project are approximately $5,650,000: Subdivision Phase 1 $1,613,788 Subdivision Phase 2 $1,521,263 Subdivision Phase 3 $1,321,582 Claude Road $1,192,916 Total $5,649,549 Redeveloper requests a TIF Bond with an interest rate of 8%. The 8% interest rate is necessary for the financing and investment, based on the risk of the large infrastructure investment for the multi-phase project. The TIF uses consist of site acquisition costs, site preparation, utility and infrastructure improvements, and engineering, architectural, and legal fees. The proposed TIF uses by phase are set forth in the chart below: MILLENIAL ESTATES REDEVELOPMENT PROJECT Phase Phase 2 Phase 3 Phase 4 Claude Rd total Lots 39 39 42 0 120 Anticipated Construction Year 2022 2025 2027 2027 n/a TIF Uses (see below) $1,613,788 $1,521,263 $1,321,582 $1,192,916 $5,649,549 TIF USES PAVING / Grading $526,873 $568,590 $561,792 $738,400 $2,395,655 Utilities (Water & Wastewater) $402,339 $320,478 $461,472 $114,400 $1,298,689 Dewatering $57,500 $30,000 $60,000 $0 $147,500 Lighting / Striping $0 $0 $0 $125,000 $125,000 TOTAL INFRASTRUCTURE $986,712 $919,068 $1,083,264 $977,800 $3,966,844 Site Acquisition $410,000 $400,000 $0 $0 $810,000 Survey, Engineering, Legal $217,077 $202,195 $238,318 $215,116 $872,706 Total $1,613,788 $1,521,263 $1,321,582 $1,192,916 $5,649,549 Grand Island Regular Meeting - 3/1/2023 Page 113 / 170 All costs set forth herein are preliminary estimates and will be certified upon completion. Given the current state of labor and materials pricing in the construction industry, it is likely that the prices will continue to increase and will not go down any time soon. OVERALL PROJECT COSTS: In addition to the initial $5,650,000 for public improvements, Applicant will construct 120 residential dwelling units. Because of the unstable cost of labor and materials in the construction industry and the long term construction schedule, it is impossible to determine the construction costs for the private improvements. However, applicant’s goal is to construct workforce housing – targeting an average house valuation of approximately $270,000. Accordingly, the final valuation is anticipated to be approximately $32,400,000 when construction of the entire project is completed, so total construction costs of more than $30,000,000 is a reasonable estimate at this point. Grand Island Regular Meeting - 3/1/2023 Page 114 / 170 Construction Schedule The Project will be built in four (4) phases: three phases of residential units and the Claude Road phase. Each residential phase shall be completed in up to three (3) subphases. The residential phases are referred to herein as Phase 1, Phase 2, and Phase 3. Redeveloper desires to complete the project by the end of 2027. However, Redeveloper desires to built in a little flexibility to account for the unknown market conditions that will affect the project. First, applicant’s desired schedule is set forth below: Completion date Effective Date Phase 1 Subphase 1 12/31/2023 1/1/2024 Subphase 2 12/31/2024 1/1/2025 Phase 2 Subphase 1 12/31/2025 1/1/2026 Subphase 2 12/31/2026 1/1/2027 Phase 3 Subphase 1 12/31/2027 1/1/2028 Subphase 2 12/31/2028 1/1/2029 Claude Road 12/31/2027 n/a Because the construction schedule will depend on market conditions and absorption rate of new home purchases, Redeveloper desires to build a little flexibility into the schedule required by the Redevelopment Agreement. Therefore, while Redeveloper intends to try to complete the project by the desires schedule set forth above, the proposed schedule for the Redevelopment Agreement is set forth below: Completion date Effective Date Phase 1 Subphase 1 12/31/2023 1/1/2024 Subphase 2 12/31/2024 1/1/2025 Subphase 3 12/31/2025 1/1/2026 Phase 2 Subphase 1 12/31/2026 1/1/2027 Subphase 2 12/31/2027 1/1/2028 Subphase 3 12/31/2028 1/1/2029 Phase 3 Subphase 1 12/31/2029 1/1/2030 Subphase 2 12/31/2030 1/1/2031 Subphase 3 12/31/2031 1/1/2032 Claude Road 12/31/2029 n/a Grand Island Regular Meeting - 3/1/2023 Page 115 / 170 Here is a more detailed explanation of the more conservative schedule set forth above: Phase 1 It is anticipated that the infrastructure for Phase 1 will commence in 2022. It will take up to three (3) subphases to complete the 39 residential units consisting of Phase 1. While construction may occur quicker depending on the market, current assumptions are that 1/3 of the units (13 units) will be built each year, such that the Phase 1 schedule will be: • Infrastructure construction: 2022 • 13 homes built: 2023 • 13 homes built: 2024 • 13 homes built: 2025 Phase 2 It is anticipated that the infrastructure for Phase 2 will commence in 2025. It will take up to three (3) subphases to complete the 39 residential units consisting of Phase 2. While construction may occur quicker depending on the market, current assumptions are that 1/3 of the units (13 units) will be built each year, such that the Phase 2 schedule will be: • Infrastructure construction: 2025 • 13 homes built: 2026 • 13 homes built: 2027 • 13 homes built: 2028 Phase 3 It is anticipated that the infrastructure for Phase 3 will commence in 2027 or 2028. It will take up to three (3) subphases to complete the 42 residential units consisting of Phase 3. While construction may occur quicker depending on the market, current assumptions are that 1/3 of the units (14 units) will be built each year, such that the Phase 3 schedule will be: • Infrastructure construction: 2028 • 14 homes built: 2029 • 14 homes built: 2030 • 14 homes built: 2031 Claude Road Claude Road will be constructed by the time the first homes are built for Phase 3. It is intended that this will occur by December 31, 2027, but in no case will this be later than December 31, 2029. 4864-3080-6824, v. 1 Grand Island Regular Meeting - 3/1/2023 Page 116 / 170 Form Updated 7-25-2019cn Page | 1 BACKGROUND INFORMATION RELATIVE TO TAX INCREMENT FINANCING REQUEST Project Redeveloper Information Business Name: ______________________________________________________________ Address: _______________________________________________________________ Telephone No.: __________________________ Fax No.: _______________ Email: _________________________________________________________ Contact: _______________________________________________________________ Application Submission Date: Brief Description of Applicant’s Business:__ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________ Legal Description/Address of Proposed Project Community Redevelopment Area Number ________ 6/7/2022 MISC TRACTS 12-11-10 PT E1/2 SW1/4 and MISCELLANEOUS TRACTS 12-11-10 PT E 1/2 SW 1/4 34.41 AC (3812 W. 13th) Starostka Group Unlimited, Inc. 429 Industrial Lane (308) 385-0636 jordanstar@stargroupunl.com Jordan Starostka Applicant is a developer and contractor that provides comprehensive contracting for residential, commercial, and civil/industrial projects. Grand Island Regular Meeting - 3/1/2023 Page 117 / 170 Form Updated 7-25-2019cn Page | 2 Present Ownership Proposed Project Site: ________________________________________________________________ _____________________________________ Is purchase of the site contingent on Tax Increment Financing Approval? Yes No Proposed Project: Building square footage, size of property, description of buildings – materials, etc. Please attach site plan, if available. ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________ If Property is to be Subdivided, Show Division Planned: VI.Estimated Project Costs: Acquisition Costs: A. Land $ ______________ B. Building $ ______________ Construction Costs: A. Renovation or Building Costs:$ ______________ B. On-Site Improvements: Sewer $ ______________ Water $ ______________ Electric $ ______________ Gas $ ______________ Public Streets/Sidewalks $ ______________ See attached preliminary site plan See attached explanation of estimated costs Starostka Group, Unlimited (PID 400149971) Blender, LLC (PID 400149966) 4 Redeveloper intends to construct an approximately 120 unit residential subdivision in multiple phases. The project site is currently vacant and in the need of significant infrastructure improvements to be developable and usable for any purposes. See attached preliminary proposed site plan. The project will consist of three phases of residential development, with subphases as appropriate, and a phase for the construction of Claude Road. The phases are referred to on the site plan as (i) Phase 1, (ii) Phase 2, (iii) Phase 3, and (iv) Claude Road. Grand Island Regular Meeting - 3/1/2023 Page 118 / 170 Form Updated 7-25-2019cn Page | 3 Private Streets $ ______________ Trails $ ______________ Grading/Dirtwork/Fill $ ______________ Demolition $ ______________ Other $ ______________ Total $ ______________ Soft Costs: A. Architectural & Engineering Fees:$ ______________ B. Financing Fees:$ ______________ C. Legal $ ______________ D.Developer Fees:$ ______________ E. Audit Fees $ ______________ F. Contingency Reserves:$ ______________ G. Other (Please Specify)$ ______________ TOTAL $ ______________ Total Estimated Market Value at Completion: $ Source for Estimated Market Value________________________________________ Source of Financing: A. Developer Equity:$ ______________ B. Commercial Bank Loan:$ ______________ C.Tax Credits: 1. N.I.F.A.$ ______________ 2. Historic Tax Credits $ ______________ 3. New Market Tax Credits $ ______________ 4. Opportunity Zone $ ______________ D. Industrial Revenue Bonds:$ ______________ E. Tax Increment Assistance:$ ______________ F. Enhanced Employment Area $ ______________ 32,400,000 $270,000 per unit x 120 residential units Grand Island Regular Meeting - 3/1/2023 Page 119 / 170 Form Updated 7-25-2019cn Page | 4 G. Nebraska Housing Trust Fund $ ______________ H. Other $ ______________ Name, Address, Phone & Fax Numbers of Architect, Engineer and General Contractor: _______________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ____________________________________________________________ Estimated Real Estate Taxes on Project Site Upon Completion of Project: (Please Show Calculations) ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ____________________________________________________________ Project Construction Schedule: Construction Start Date: _________________________________________________ Construction Completion Date: ___________________________________________ If Phased Project: _______________________ Year ______________________ % Complete _______________________ Year ______________________ % Complete _______________________ Year ______________________ % Complete _______________________ Year ______________________ % Complete _______________________ Year ______________________ % Complete _______________________ Year ______________________ % Complete Please see attached explanation There will be approximately 120 residential units. Based on applicant's plan to develop and construct workforce housing, we are assuming an average valuation of approximately $270,000 per unit. There will likely be some difference between units, but the average value of $270,000 and a presumed tax levy of 2.161133 would yield a annual real estate tax of $5,835 per lot. While the construction of the units will be phased, when completed the taxes on the entire project would be approximately $646,200 ($5,385x120) 2022 anticipated 2028 ( would like flexibility until Grand Island Regular Meeting - 3/1/2023 Page 120 / 170 Form Updated 7-25-2019cn Page | 5 XII.Please Attach Construction Pro Forma XIII.Please Attach Annual Income & Expense Pro Forma (With Appropriate Schedules) TAX INCREMENT FINANCING REQUEST INFORMATION Describe Amount and Purpose for Which Tax Increment Financing is Requested: ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ______________________________________________________________ Statement Identifying Financial Gap and Necessity for use of Tax Increment Financing for Proposed Project: ______________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________ Redeveloper is requesting $5,650,000 in TIF over all of the phases of the project. Redeveloper is requesting the TIF bond be issued at 8% interest. TIF would assist with the cost of the infrastructure improvements necessary to develop the project site. This would include approximately: $810,000 in site acquisition, $4,000,000 in infrastructure improvements, $873,000 in architectural, engineering, and legal fees, and 8% interest on the TIF bond. The 8% interest is necessary to justify the long term commitment and risk over the multi-year, multiple phase redevelopment project. See attached addendum for additional information. Applicant desires to develop a residential subdivision with approximately 120 workforce housing units. The goal for the workforce housing units is to keep the average final value at approximately $270,000 per unit. Construction costs are so high right that this will be a challenge. Without the requested TIF assistance, which equates to approximately $83,000 per lot, this would be impossible. A large scale subdivision like the proposed project is simply not possible with the required cost of infrastructure without the assistance of TIF. It would be particularly impossible to build any workforce housing without TIF, because the applicant could never recover its costs, let alone make any profit necessary for the risk involved with this project. Grand Island Regular Meeting - 3/1/2023 Page 121 / 170 Form Updated 7-25-2019cn Page | 6 Municipal and Corporate References (if applicable). Please identify all other Municipalities, and other Corporations the Applicant has been involved with, or has completed developments in, within the last five (5) years, providing contact person, telephone and fax numbers for each: ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ________________________________________________________________ ____________________________________ Post Office Box 1968 Grand Island, Nebraska 68802-1968 Phone: 308 385-5240 Fax: 308 385-5423 Email: cnabity@grand-island.com Grand Island Regular Meeting - 3/1/2023 Page 122 / 170 71 79 72 80 65 73 66 74 67 75 68 76 69 77 70 78 58 50 57 49 64 56 63 55 62 54 61 53 60 52 59 51 39 47 40 48 33 41 34 42 35 43 36 44 37 45 38 46 26 18 25 17 32 24 31 23 30 22 29 21 28 20 27 19 114 107 99 OUTLOT A 106 98 120 113 105 97 119 112 104 96 118 111 103 95 117 110 102 94 116 109 101 93 115 108 100 92 81 82 83 84 89 90 9185868788 11 3 10 2 9 1 16 8 15 7 14 6 13 5 12 4 95.1'119.8'95.1'119.6'70.0'120.0'70.0'70.0'120.1'70.0'70.0'120.3'70.0'70.0'120.5'70.0'70.0'120.6'70.0'70.0'120.8'70.0'70.0'121.0'70.0'70.0'121.1'70.0'70.0'121.3'70.0'70.0'121.4'70.0'70.0'121.6'70.0'70.0'121.8'70.0'70.0'121.9'70.0'70.0'122.1'70.0'84.0'122.3'84.0'84.9'118.0'85.2'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'96.6'96.6'118.0' 118.0'96.6'118.0' 118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'85.4'84.8'118.0'85.1'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'70.0'70.0'118.0'97.3'97.3'118.0' 118.0'30.3'1 0 5 .24'51.0' 118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'70.0'118.0'85.3'70.0'130.7'70.0'131.6'70.0'129.8'70.0' 70.0'128.9'70.0'127.7'87.4' 87.7' 80.0'126.9'79.7'125.9'70.0' 70.0'125.0'70.0' 70.0'124.1'70.0' 70.0'123.2'70.0' 70.0'122.3'80.0' 80.0'121.2'120.1'86.0' 86.3' 90.0'56.8'90.0'56.6'50.0'50.0'90.0'50.0'50.0'90.0'50.0'50.0'90.0'50.0'50.0'90.0'50.0'50.0'90.0'50.0'50.0'90.0'50.0'50.0'90.0'50.0'50.0'90.0'50.0'50.0'50.0'50.0'50.0'50.0'50.0'50.0'50.0'50.0'50.0'50.0'50.0'50.0'50.0'50.0'50.0'50.0'50.0'50.0'50.0'5.3'44.68'50.0'50.21'39.2'60.80'20.89'125.35'164.48'90.7'191.8' 41.9'132.8'53.2 6 '74.7'122.0'23.0'70.0' 70.0'122.1'70.0' 70.0'122.3'70.0' 70.0'122.5'75.0' 75.0'122.7'75.0' 75.0'122.8'80.0' 80.0'123.0'90.0' 90.0' 90.0' 90.0' 90.0' 90.0' 90.0' 90.0' 90.0' 90.0' 91.3' 95.8' 107.2' 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 68801MILLENNIAL ESTATES SUBDIVISIONPRELIMINARY PLATGRAND ISLAND, NEBRASKA20223LOT LAYOUTSMG BJD BJD 022-00432 5.5.2022 1 of PHASE 1 39 LOTS PHASE 2 39 LOTS PHASE 3 42 LOTS CLAUDE RD13TH ST 120 TOTAL LOTS Grand IslandRegular Meeting - 3/1/2023Page 123 / 170 Explanation of Estimated Costs LAND ACQUISITION: • PID 400149971 was recently acquired for approximately $410,000 • PID 400149966 is under contract and will be acquired for approximately $400,000 TIF USES: Total proposed TIF uses for the Project are approximately $5,650,000: Subdivision Phase 1 $1,613,788 Subdivision Phase 2 $1,521,263 Subdivision Phase 3 $1,321,582 Claude Road $1,192,916 Total $5,649,549 Redeveloper requests a TIF Bond with an interest rate of 8%. The 8% interest rate is necessary for the financing and investment, based on the risk of the large infrastructure investment for the multi-phase project. The TIF uses consist of site acquisition costs, site preparation, utility and infrastructure improvements, and engineering, architectural, and legal fees. The proposed TIF uses by phase are set forth in the chart below: MILLENIAL ESTATES REDEVELOPMENT PROJECT Phase Phase 2 Phase 3 Phase 4 Claude Rd total Lots 39 39 42 0 120 Anticipated Construction Year 2022 2025 2027 2027 n/a TIF Uses (see below) $1,613,788 $1,521,263 $1,321,582 $1,192,916 $5,649,549 TIF USES PAVING / Grading $526,873 $568,590 $561,792 $738,400 $2,395,655 Utilities (Water & Wastewater) $402,339 $320,478 $461,472 $114,400 $1,298,689 Dewatering $57,500 $30,000 $60,000 $0 $147,500 Lighting / Striping $0 $0 $0 $125,000 $125,000 TOTAL INFRASTRUCTURE $986,712 $919,068 $1,083,264 $977,800 $3,966,844 Site Acquisition $410,000 $400,000 $0 $0 $810,000 Survey, Engineering, Legal $217,077 $202,195 $238,318 $215,116 $872,706 Total $1,613,788 $1,521,263 $1,321,582 $1,192,916 $5,649,549 Grand Island Regular Meeting - 3/1/2023 Page 124 / 170 All costs set forth herein are preliminary estimates and will be certified upon completion. Given the current state of labor and materials pricing in the construction industry, it is likely that the prices will continue to increase and will not go down any time soon. OVERALL PROJECT COSTS: In addition to the initial $5,650,000 for public improvements, Applicant will construct 120 residential dwelling units. Because of the unstable cost of labor and materials in the construction industry and the long term construction schedule, it is impossible to determine the construction costs for the private improvements. However, applicant’s goal is to construct workforce housing – targeting an average house valuation of approximately $270,000. Accordingly, the final valuation is anticipated to be approximately $32,400,000 when construction of the entire project is completed, so total construction costs of more than $30,000,000 is a reasonable estimate at this point. Grand Island Regular Meeting - 3/1/2023 Page 125 / 170 Construction Schedule The Project will be built in four (4) phases: three phases of residential units and the Claude Road phase. Each residential phase shall be completed in up to three (3) subphases. The residential phases are referred to herein as Phase 1, Phase 2, and Phase 3. Redeveloper desires to complete the project by the end of 2027. However, Redeveloper desires to built in a little flexibility to account for the unknown market conditions that will affect the project. First, applicant’s desired schedule is set forth below: Completion date Effective Date Phase 1 Subphase 1 12/31/2023 1/1/2024 Subphase 2 12/31/2024 1/1/2025 Phase 2 Subphase 1 12/31/2025 1/1/2026 Subphase 2 12/31/2026 1/1/2027 Phase 3 Subphase 1 12/31/2027 1/1/2028 Subphase 2 12/31/2028 1/1/2029 Claude Road 12/31/2027 n/a Because the construction schedule will depend on market conditions and absorption rate of new home purchases, Redeveloper desires to build a little flexibility into the schedule required by the Redevelopment Agreement. Therefore, while Redeveloper intends to try to complete the project by the desires schedule set forth above, the proposed schedule for the Redevelopment Agreement is set forth below: Completion date Effective Date Phase 1 Subphase 1 12/31/2023 1/1/2024 Subphase 2 12/31/2024 1/1/2025 Subphase 3 12/31/2025 1/1/2026 Phase 2 Subphase 1 12/31/2026 1/1/2027 Subphase 2 12/31/2027 1/1/2028 Subphase 3 12/31/2028 1/1/2029 Phase 3 Subphase 1 12/31/2029 1/1/2030 Subphase 2 12/31/2030 1/1/2031 Subphase 3 12/31/2031 1/1/2032 Claude Road 12/31/2029 n/a Grand Island Regular Meeting - 3/1/2023 Page 126 / 170 Here is a more detailed explanation of the more conservative schedule set forth above: Phase 1 It is anticipated that the infrastructure for Phase 1 will commence in 2022. It will take up to three (3) subphases to complete the 39 residential units consisting of Phase 1. While construction may occur quicker depending on the market, current assumptions are that 1/3 of the units (13 units) will be built each year, such that the Phase 1 schedule will be: • Infrastructure construction: 2022 • 13 homes built: 2023 • 13 homes built: 2024 • 13 homes built: 2025 Phase 2 It is anticipated that the infrastructure for Phase 2 will commence in 2025. It will take up to three (3) subphases to complete the 39 residential units consisting of Phase 2. While construction may occur quicker depending on the market, current assumptions are that 1/3 of the units (13 units) will be built each year, such that the Phase 2 schedule will be: • Infrastructure construction: 2025 • 13 homes built: 2026 • 13 homes built: 2027 • 13 homes built: 2028 Phase 3 It is anticipated that the infrastructure for Phase 3 will commence in 2027 or 2028. It will take up to three (3) subphases to complete the 42 residential units consisting of Phase 3. While construction may occur quicker depending on the market, current assumptions are that 1/3 of the units (14 units) will be built each year, such that the Phase 3 schedule will be: • Infrastructure construction: 2028 • 14 homes built: 2029 • 14 homes built: 2030 • 14 homes built: 2031 Claude Road Claude Road will be constructed by the time the first homes are built for Phase 3. It is intended that this will occur by December 31, 2027, but in no case will this be later than December 31, 2029. 4864-3080-6824, v. 1 Grand Island Regular Meeting - 3/1/2023 Page 127 / 170 Starostka Millennial Area 34 Amended Plan February 2023 COMMUNITY REDEVELOPMENT AUTHORITY OF THE CITY OF GRAND ISLAND, NEBRASKA RESOLUTION NO. 423 RESOLUTION OF THE COMMUNITY REDEVELOPMENT AUTHORITY OF THE CITY OF GRAND ISLAND, NEBRASKA, SUBMITTING A PROPOSED REDEVELOPMENT CONTRACT TO THE HALL COUNTY REGIONAL PLANNING COMMISSION FOR ITS RECOMMENDATION WHEREAS, this Community Redevelopment Authority of the City of Grand Island, Nebraska ("Authority"), pursuant to the Nebraska Community Development Law (the "Act"), prepared a proposed redevelopment plan (the "Plan") a copy of which is attached hereto as Exhibit 1, for redevelopment of an area within the city limits of the City of Grand Island, Hall County, Nebraska; and WHEREAS, the Authority is required by Section 18-2112 of the Act to submit said to the planning board having jurisdiction of the area proposed for redevelopment for review and recommendation as to its conformity with the general plan for the development of the City of Grand Island, Hall County, Nebraska; NOW, THEREFORE, BE IT RESOLVED AS FOLLOWS: The Authority submits to the Hall County Regional Planning Commission the proposed Plan attached to this Resolution, for review and recommendation as to its conformity with the general plan for the development of the City of Grand Island, Hall County, Nebraska. Passed and approved this 8th day of February, 2023 COMMUNITY REDEVELOPMENT AUTHORITY OF THE CITY OF GRAND ISLAND, NEBRASKA. By___________________________ Chairperson ATTEST: __________________________ Secretary Grand Island Regular Meeting - 3/1/2023 Page 128 / 170 Resolution Number 2023-08 HALL COUNTY REGIONAL PLANNING COMMISSION A RESOLUTION RECOMMENDING APPROVAL OF AN AMENDMENT TO A REDEVELOPMENT PLAN IN THE CITY OF GRAND ISLAND, NEBRASKA; AND APPROVAL OF RELATED ACTIONS WHEREAS, the Chairman and Board of the Community Redevelopment Authority of the City of Grand Island, Nebraska (the “Authority”), referred the amendment of the Redevelopment Plan for CRA Area 34 requested by Starostka Group Unlimited 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 March 1, 2023, 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 Friday February 10th and Friday February 17th, 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: March 1, 2023 HALL COUNTY REGIONAL PLANNING COMMISSION ATTEST: By: ___________________________________ Chair By: ___________________________________ Secretary Grand Island Regular Meeting - 3/1/2023 Page 129 / 170 Hall County Regional Planning Commission Wednesday, March 1, 2023 Regular Meeting Item F5 Public Hearing - Proposed Changes to Zoning Ordinance - Grand Island - changes to 36-26, 36-76, 36-77, 36-78 and 36-96 Staff Contact: Grand Island Regular Meeting - 3/1/2023 Page 130 / 170 Agenda Item # 8 PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION: February 16, 2023 SUBJECT: Concerning proposed amendments to changes to 36-72 M-1 Light Manufacturing Zone 36-76 Commercial Development Zone and 36-99 Home Occupations. (C-16-23GI) PROPOSAL: The proposed changes to 36-72 are clean up language to remove specific landscaping requirements from the M-1 zoning district that appear to be from prior to 1996 when overall landscaping regulations were adopted. This will reduce confusion and eliminate inconsistencies. The changes to 36-76 would further define the buffer yard requirements in the CD zone relative to landscaping and the required number of plantings. The changes to 36-99 are specific to Grand Island’s Home Occupation standards as they apply to In Home Daycare Providers as defined and licensed by the State of Nebraska. OVERVIEW: The proposed changes to all sections of the code are attached. Additions to the code are identified as highlighted and underlined italics print and deletions are shown as strikethrough highlighted print. The changes to 36-72 M-1 Light Manufacturing District pertain to specific landscaping requirements in the front yard setback. It appears from a review of old regulations that required landscaping was included this district prior to the adoption of the landscaping regulations found later in the code that apply to all commercial and manufacturing districts. The references in this section of the code are not the same as the requirements later in the code and in order to harmonize the regulations staff is suggesting that we remove these references from 36-72. The buffer yard changes to 36-76 Commercial Development Zone are intended to clarify how to determine what additional planting besides grass are required in the buffer yard. This will eliminate confusion when implementing these developments. Grand Island Regular Meeting - 3/1/2023 Page 131 / 170 The changes to 36-99 Home Occupations are in direct response to concerns from the Hall County Health Department about the need for additional day care operations within the City. In Home Daycare has always been interpreted as allowed under our home based is specifically allowed as a home based business in our current regulations. The State of Nebraska has two classes of In Home Daycare referred to as Family Child Care Home I and II. Under our current regulations Family Child Care Home I is permitted without any question as long as the person providing care owns/rents and lives in the house. Family Child Care Home II requires that two caregivers are present and under our current regulations both caregivers would have to live at the residence. The proposed changes would allow up to two non-resident employees to work at an In Home Daycare which would open them up to being able to apply for a license as a Family Child Care Home II. Based on the licensing standards up to 10 children can be cared for in a Family Child Home I and up to 12 children can be cared for in a Family Child Care Home II. The addition of a non-resident employees will expand the number of children allowed by two but will have a greater impact on the number of infants that can be cared for. The breakdown allowed by age is attached. Grand Island Regular Meeting - 3/1/2023 Page 132 / 170 Grand Island Regular Meeting - 3/1/2023 Page 133 / 170 RECOMMENDATION: That the Regional Planning Commission recommend that the Grand Island City Council approve the changes to the Grand Island Zoning Ordinance as presented. ___________________ Chad Nabity AICP, Planning Director Grand Island Regular Meeting - 3/1/2023 Page 134 / 170 §36-72. (M-1) Light Manufacturing Zone Intent: The intent of this zoning district is to provide for light fabrication, service, warehousing, administrative and research uses within a zoning district having generally limited public contact and requiring some minimal landscaping standards. (A) Permitted Principal Uses: The following principal uses are permitted in the (M-1) Light Manufacturing Zoning District. (1) Administrative, executive, professional, research and similar office use having limited contact with the public (2) Agriculture, including the raising of field crops, tree and bush crops, animals and fowls, but not including feed lots, poultry farms, fur farms, and commercial kennels (3) Buildings and installations for public utilities; facilities shall observe yard space requirements but shall not be subject to minimum area or width requirements (4) Railway right-of-way, but not including railway yards or facilities (5) Radio and television stations, private clubs, and meeting halls (6) Manufacture, processing, assembly, fabrication or storage of non-hazardous products and materials (7) Parking Lot (8) Other uses found in the Zoning Matrix [Attachment A hereto] (B) Conditional Uses: The following uses are subject to any conditions listed in this chapter and are subject to other conditions relating to the placement of said use on a specific tract of ground in the (M-1) Light Manufacturing Zoning District as approved by City Council. (1) Gravel, sand, or dirt removal, stockpiling, processing or distribution, and batching plant (2) Concrete or cement products manufacturing and batching plant. (3) Truck terminal, tractor, trailer, or truck storage, including maintenance facilities (4) Contractor's storage yard or plant (5) Motels and hotels (6) Towers (C) Permitted Accessory Uses: (1) Sales of new merchandise when same is manufactured, processed, assembled, fabricated or stored on the premises (2) Buildings and uses accessory to the permitted principal use (3) A single dwelling unit occupying not more than 50% of the space located within the permitted principal structure on the property and not to exceed 750 square feet. Building shall conform to all building and life safety codes necessary for the mix of uses. . (D) Specifically Excluded Uses: (1) Residences as a principal use (2) Manufactured homes and manufactured home parks (3) Churches, schools, institutions and other public and semi-public uses except for trade and vocational schools (E) Space Limitations: Uses Minimum Setbacks A B C D E Minimum Parcel Area (feet) Minimum Lot Width (feet) Front Yard (feet) Rear Yard (feet) Side Yard (feet) Street Side Yard (feet) Maximum Ground Coverage Maximum Building Height (feet) Permitted Uses 20,000 100 351 20 10 10 50%50 Conditional Uses 20,000 100 351 20 10 10 50%50 1with 15 feet adjacent to a street landscaped to satisfaction of the zoning official. (F) Miscellaneous Provisions: Grand Island Regular Meeting - 3/1/2023 Page 135 / 170 (1) Supplementary regulations shall be complied with as defined herein (2) Landscaping shall be provided and maintained by the owner or developer within the 15 feet adjacent to a street; landscaping shall include but is not limited to, screen planting, lawn area, trees, shrubs, fences and walls; all landscaping shall be planned and maintained to the satisfaction of the zoning official. (23) Only one principal building shall be permitted on one zoning lot except as otherwise provided herein. Amended by Ordinance No. 8947, effective 1-5-2005 Amended by Ordinance No. 9256, effective 4-7-2010 Amended by Ordinance No. 9706, effective 10-2-2018 Grand Island Regular Meeting - 3/1/2023 Page 136 / 170 36-76 (CD) Commercial Development Zone 1.Intent. The intent of this zoning district is to permit a more flexible regulation of land use so as to more fully implement comprehensive planning for large parcels of land proposed for commercial use. 2.Boundaries. The boundaries of the (CD) Commercial Development Zoning District shall be fixed by amendment of the Official Zoning Map, at such times in the future as such district is applied to properties within the City's zoning jurisdiction. 3.Limitations. 1.In a (CD) Commercial Development Zoning District, there shall be provided a minimum size of 1.5 acres 2.Any proposed development shall be constructed in accordance with an overall plan of development. 3.Any proposed plan of development shall be designed as a single architectural scheme with appropriate common landscaping. 4.Adequate parking space shall be provided for all employees', visitors', and users' vehicles, and such parking, loading or service areas that shall be used for motor vehicles shall be located within the boundary lines of the (CD) Commercial Development Zoning District and shall be physically separated from any public street, right-of-way or property line by a buffer strip of not less than 30 feet along the exterior of the (CD) Commercial Development Zone. The buffer strip is not required if such public street, right-of-way or property line is also adjacent to other properties zoned either (CD) Commercial Development Zone or (RD) Residential Development Zone. Setbacks from property lines will be review with the development plan and plat. 5.No building or other permanent structure, nor parking lot, shall be located within 30 feet of any public street, right-of-way, or property line along the exterior of the (CD) Commercial Development Zone. Trees shrubs, and other plantings may be included in the buffer strip. The number of trees and shrubs shall not be regulated by the landscaping section of this code. The buffer strip is not required if such public street, right-of-way or property line is also adjacent to other properties zoned either (CD) Commercial Development Zone or (RD) Residential Development Zone. Landscaping plans will be reviewed with the development plan and plat. Setbacks from property lines will be reviewed with the development plan and plat. 6.The maximum ground coverage shall not exceed 50% of each site within the (CD) Commercial Development Zoning District. 7.The minimum off-street parking requirement shall be provided as defined in this chapter of the city code. 4.Ownership. A (CD) Commercial Development Zoning District shall require a tract of land which is developed as a unit under single ownership or control, or which is under single designated control by a common ownership at the time it is certified as a (CD) Commercial Development Zone. Grand Island Regular Meeting - 3/1/2023 Page 137 / 170 5.Permitted Uses. 1.Public and quasi-public buildings for cultural use 2.Nonprofit community buildings and social welfare establishments 3.Radio and television stations (no antennae), and meeting halls 4.Offices and office buildings 5.Stores and shops for the conduct of retail business, provided, all activities and displays of goods are carried on within an enclosed building except that green plants and shrubs may be displayed in the open. 6.Retail uses as found in the Zoning Matrix [Attachment A hereto] 7.Agencies as found in the Zoning Matrix [Attachment A hereto] 8.Shops as found in the Zoning Matrix [Attachment A hereto] 9.Motel and hotel uses. 10.Residential uses with the largest percentage at least 75% above the ground level. 11.Other uses as found in the Zoning Matrix [Attachment A hereto] 6.Conditional Uses. The following uses are subject to any conditions listed in this chapter and are subject to other conditions relating to the placement of said use on a specific tract of ground in the (CD) Commercial Development Zoning District as approved by City Council. 1.Towers 7.Permitted Accessory Uses. 1.Buildings and uses accessory to the permitted principal use. 8.Procedure. 1.An application to amend the Official Zoning Map to establish a CD-Commercial Development Zone shall be initiated in the manner prescribed in Article X of this chapter. 2.Said application shall be filed with the city clerk in such form as shall be required by the city council, and shall be accompanied by the following information: 1.Site plan showing preliminary location and dimensions of all building areas, recreation, green or landscaped areas, parking and loading facilities, walkways or malls, screen walls, or plantings, waste disposal areas, illumination facilities, signs, curb cuts, utilities and service, private or dedicated drives or streets, etc. 2.Preliminary drawings or renderings in sufficient detail so that the character of the development may be so determined. Grand Island Regular Meeting - 3/1/2023 Page 138 / 170 3.Evidence as to the methods of retaining, maintaining, and protecting the open space, green areas, recreational facilities, etc. 4.Development schedule as to construction phases of buildings, open space, recreational areas, parking facilities, etc., and estimated completion time. 5.Evidence of ownership or control of the entire parcel to be used as a planned unit development by a single person, association, firm, etc., as defined herein. 6.Evidence of economic feasibility: a copy of such application and supplementary information shall then be forwarded by the city clerk to the Planning Commission for review, hearing, and recommendation. 3.In reviewing the application for amendment, the Planning Commission shall determine the following factors: 1.That the proposed development will be in the public interest, in harmony with the purpose of this chapter and with comprehensive development plans for the City and will not adversely affect nearby property. 2.That adequate, safe, and convenient pedestrian and vehicular trafficways and facilities are provided. 3.That the development to be permitted shall be for the purpose of developing an integrated site plan in conformity with the regulations for a CD-Commercial Development Zone. 4.The Planning Commission shall hold a public hearing on the proposed amendment and shall transmit its recommendation to the city council; a copy of the recommendation shall be sent to the applicant and one copy shall be retained in the permanent files of the Planning Commission. 5.Procedure and action by the city council shall be the same as considering an amendment to a (CD) Commercial Development Zoning District as in Article X of this chapter. 9.Miscellaneous Provisions. 1.It is intended that plans required for review and approval must be in a form that will satisfy the requirements of the subdivision regulations for both the preliminary and final plat and that approval for plans and plats be considered simultaneously. 2.The approved and filed final plan and plat shall be the basis for issuance of a building permit in conformity therewith; the initial building permit shall include as a minimum 50% of the main building or structure; free-standing subordinate buildings shall not be included in the initial permit and shall not receive a permit until the initial permit phase is over 50% constructed; plan changes which increase the number of buildings, increase building height or bulk, or change the location of buildings or other features which materially affect the basic design of the development shall require resubmission of the amendment. Minor Grand Island Regular Meeting - 3/1/2023 Page 139 / 170 adjustments in orientation, height or bulk of buildings, or decrease in number of buildings shall be approved by the Planning Director. 3.Should any successful applicant for an amendment hereunder fail to have completed the construction of the footings and foundations for the initial building permit within eighteen (18) months after the city council shall approve a rezoning to a (CD) Commercial Development Zoning District, the area in its entirety shall be reverted to its former zoning classification by appropriate action of the city council, provided, that the city council shall have the power to extend said period by six (6) months in the event of special and unique hardships and circumstances. 4.Control of the development following completion: 1.The chief building official shall issue a certificate certifying the completion of the planned development, and shall note the issuance of the certificate on the final development plan. 2.After the certificate of completion has been issued, the use of land and the construction, modification, or alteration of any buildings or structures within the (CD) Commercial Development Zoning District will be governed by the approved final development plan exclusively. 3.After the certificate of completion has been issued, no changes may be made in the approved final development plan except upon application to the appropriate agency under the procedures provided below: 1.Any minor extensions, alterations, or modifications of existing buildings or structures shall be authorized by the Planning Director if they are consistent with the purposes and intent of the final plan; no change authorized by this subsection may increase the density of any building or structure by more than ten percent. 2.A building or structure that is totally or substantially destroyed may be reconstructed only in compliance with the final development plan unless an amendment to the final development plan is approved under subsection (3) hereof. 3.All other changes in the final development plan as approved by the city council must be made by the city council under the procedures authorized under Article X for amendment of the Official Zoning Map; no changes may be made in the final development plan unless they are found by the city council to be required for the continued successful functioning of the commercial development, or unless they are found by the city council to be required by changes in conditions that have occurred since the final plan was improved or by changes in the comprehensive planning and development policy of the City. (Amended by Ordinance No. 9871, effective 02-9-2022) Grand Island Regular Meeting - 3/1/2023 Page 140 / 170 §36-99. Home Occupations The following are the minimum standards required for a Home Occupation: (A) There shall be no external or externally visible evidence of the home occupation, business or profession whatsoever. There shall be no signage or advertising, linking the residential property with the home occupation. (B) No more than 25% of the floor area of any one story can be used for the home occupation (C) There shall be no machinery other than that normally found in a home (D) There shall be no contact at the premises with customers or clients other than by telephone or mail, except that music lessons may be given to one pupil at a time, and cultural, art, or dance instruction may be given to four pupils at one time and children may be dropped off at an In Home Daycare. (E) No one other than the resident(s) can work from that site except that up to two non-resident employees may be present on the site for In Home Daycare operations as permitted and defined by the State of Nebraska (F) No retail sales are permitted from the site other than incidental sales related to services provided (G) No exterior storage (including storage within detached buildings/garage) is permitted (H) No offensive noise, vibration, smoke, odor, heat or glare shall be noticeable at or beyond the property line (I) The above listed characteristics of a home occupation shall not be construed to restrict the sale of garden produce grown on the premises, provided, this exception shall not extend to allow the operation of a commercial greenhouse or nursery, or the existence of stands or booths for display of said produce All businesses related to Child Care Homes and Child Care Centers shall be in accordance with Neb. R.R.S. 1943, Sec. §71-1902. Amended by Ordinance No. 8947, effective 1-5-2005 Grand Island Regular Meeting - 3/1/2023 Page 141 / 170 Hall County Regional Planning Commission Wednesday, March 1, 2023 Regular Meeting Item F6 Public Hearing - Proposed Amendment to the Future Land Use Map - Alda - Public Hearing regarding a change to the future land use map for the Village of Alda for property located at the northeast corner of the intersection of 60th Road and Wildroad Drive Staff Contact: Grand Island Regular Meeting - 3/1/2023 Page 142 / 170 Agenda Item #9 PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING February 20, 2023 SUBJECT: Concerning proposed amendments to the Future Land Use Map of the Alda Comprehensive Development Plan. (C-19-23A) PROPOSAL: The Village of Alda approved a future land use map as part of their comprehensive development plan on December 2, 2003. The Norma Cunningham Estate is requesting an amendment to the future land use map of for property located at the corner of 60th and Wildwood. The amendment as shown on the attached map would declare the subject property as planned for light industrial developments. This property has been the location of as many as 13 Quonset type buildings since at least 1957 based on aerial photography archives. . Future land use map as adopted Dec. 2003 This property was shown as planned for agriculture. The use of the property since at least 1957 was agricultural and other storage. Over the years individual buildings have been sold as improvements on leased land many of the existing units are taxed separately from the underlying property. Given these factors it is sensible to consider an amendment to the future land use element of the comprehensive plan and the zoning map. RECOMMENDATION: That the Regional Planning Commission recommend that the Village Board of Alda amend the Future Land Use Map to show the property at the corner of 60th Road and Wildwood Drive as planned for light industrial development. ____________________ Chad Nabity AICP, Planning Director Grand Island Regular Meeting - 3/1/2023 Page 143 / 170 1957 Aerial view of the property. 2022 Aerial View of the Property Grand Island Regular Meeting - 3/1/2023 Page 144 / 170 Proposed changes to the Alda Future Land Use Map Grand Island Regular Meeting - 3/1/2023 Page 145 / 170 Hall County Regional Planning Commission Wednesday, March 1, 2023 Regular Meeting Item F7 Public Hearing - Proposed Rezoning - Alda - Public Hearing regarding the rezoning for property located at the northeast corner of the intersection of 60th Road and Wildwood Drive Staff Contact: Grand Island Regular Meeting - 3/1/2023 Page 146 / 170 Agenda Item #10 PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION: February 20, 2023 SUBJECT:Zoning Change (C-20-23A) PROPOSAL: To rezone property in southeast Alda east of 60th Road and south Schimmer Drive (south of the electric substation) from TA-Transitional Agriculture to I1-Light Industrial District, in the jurisdiction of the Village of Alda. OVERVIEW: Site Analysis Current zoning designation: TA Transitional Agriculture Permitted and conditional uses: TA – Farming, single family homes, green houses, parks and public service facilities. Comprehensive Plan Designation: Designated agricultural unless changed Existing land uses. Existing Quonset type storage buildings Adjacent Properties Analysis Current zoning designations: North, South and East: TA Transitional Agriculture West: R6-Single Family Residential Permitted and conditional uses: R6 – Residential uses on lots of at least 6000 square feet with a density of less than 12 units per acre. Parks, hospitals, rest homes schools and churches are also allowed in this district. TA – Farming, single family homes, green houses, parks and public service facilities. Comprehensive Plan Designation: North, South and East Designated agricultural uses West; Designated for residential development. Existing land uses: North: Agriculture West: Residential East: Agriculture South: Agriculture Grand Island Regular Meeting - 3/1/2023 Page 147 / 170 EVALUATION: Positive Implications: Consistent with the City’s Comprehensive Land Use Plan (with proposed amendment): The subject property is proposed for industrial development. Consistent with the existing roads: 60th Road and Wildwood Drive would both support industrial uses. Supported by existing Infrastructure: This location is not served by the village sewer lines. This would allow alternate uses (non-residential) that would not require sewer. Consistent with existing uses: These Quonset style storage units have been at this location since at least 1957 and used by multiple people for many years. This change brings the existing use into conformance with the zoning. Aerial photo from 1957 showing the Quonset Buildings at 60th and Wildwood Negative Implications: None foreseen. Grand Island Regular Meeting - 3/1/2023 Page 148 / 170 RECOMMENDATION: That the Regional Planning Commission recommend that the Village of Alda change the zoning on this site from TA Transitional Agriculture to L1 Light Industrial District as shown on the attached map. ___________________ Chad Nabity AICP, Planning Director Grand Island Regular Meeting - 3/1/2023 Page 149 / 170 Grand Island Regular Meeting - 3/1/2023 Page 150 / 170 Grand Island Regular Meeting - 3/1/2023 Page 151 / 170 Grand Island Regular Meeting - 3/1/2023 Page 152 / 170 Grand Island Regular Meeting - 3/1/2023 Page 153 / 170 Grand Island Regular Meeting - 3/1/2023 Page 154 / 170 Hall County Regional Planning Commission Wednesday, March 1, 2023 Regular Meeting Item J1 Final Plat - Cunningham Farms Subdivision - Alda - Located east of 60th Road and north of Wildwood Drive in Hall County, Alda ETJ. Staff Contact: Grand Island Regular Meeting - 3/1/2023 Page 155 / 170 Grand Island Regular Meeting - 3/1/2023 Page 156 / 170 Grand Island Regular Meeting - 3/1/2023 Page 157 / 170 Grand Island Regular Meeting - 3/1/2023 Page 158 / 170 Constellation St60th Rd SWildwood Dr W CunninghamFarmsSubdivision ® PROPOSED SUBDIVISIONLOCATION MAP 1 inch = 300 feet Grand Island Regular Meeting - 3/1/2023 Page 159 / 170 Grand Island Regular Meeting - 3/1/2023 Page 160 / 170 Grand Island Regular Meeting - 3/1/2023 Page 161 / 170 Grand Island Regular Meeting - 3/1/2023 Page 162 / 170 Hall County Regional Planning Commission Wednesday, March 1, 2023 Regular Meeting Item J2 Final Plat - JMR Subdivision - Grand Island - Located north of 4th Street and east of Wheeler Avenue in Grand Island, NE Staff Contact: Grand Island Regular Meeting - 3/1/2023 Page 163 / 170 Grand Island Regular Meeting - 3/1/2023 Page 164 / 170 4th St W W aln ut S t N L o c u st St N5th St W Wh e eler A v e N JMRSubdivison ® PROPOSED SUBDIVISIONLOCATION MAP 1 inch = 100 feet Grand Island Regular Meeting - 3/1/2023 Page 165 / 170 Grand Island Regular Meeting - 3/1/2023 Page 166 / 170 Hall County Regional Planning Commission Wednesday, March 1, 2023 Regular Meeting Item J3 Final Plat - Gloe Acres Second Subdivision - Located south of Wildwood Drive and east of 110th Road in Hall County Staff Contact: Grand Island Regular Meeting - 3/1/2023 Page 167 / 170 Grand IslandRegular Meeting - 3/1/2023Page 168 / 170 Wildwood Dr W 110th Rd SGloe Acres 2ndSubdivision ® PROPOSED SUBDIVISIONLOCATION MAP 1 inch = 400 feet Grand Island Regular Meeting - 3/1/2023 Page 169 / 170 Grand Island Regular Meeting - 3/1/2023 Page 170 / 170