05-10-2006 Regional Planning Regular Meeting PacketHall County Regional
Planning Commission
Wednesday, May 10, 2006
Regular Meeting Packet
Commission Members:
Regional Planning Director:Chad Nabity
Technician:
Edwin Maslonka
Secretary:
Barbara Quandt
6:00:00 PM
Council Chambers - City Hall
100 East First Street
John Amick Hall County
Tom Brown Grand Island
Scott Eriksen Grand Island
Mark Haskins Hall County Vice Chairperson
Bill Hayes Doniphan
Dianne Miller Grand Island
Jaye Montor Cairo
Robert (Bob) Niemann Grand Island
Pat O'Neill Hall County Chairperson
Deb Reynolds Hall County
Leslie Ruge Alda Secretary
Don Snodgrass Wood River
Hall County Regional Planning Commission
Call to Order
Roll Call
A - SUBMITTAL OF REQUESTS FOR FUTURE ITEMS
Individuals who have appropriate items for Commission consideration should complete the Request for Future Agenda
Items form located at the Regional Planning Office on the second floor of City Hall. If the issue can be handled
administratively without Commission action, notification will be provided. If the item is scheduled for a meeting,
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.
Hall County Regional Planning Commission
Item .A1
Summary
Wednesday, May 10, 2006
Regular Meeting
Hall County Regional Planning
Commission
Staff Contact: Chad Nabity
Hall County Regional Planning Commission
Staff Recommendation Summary
For Regional Planning Commission Meeting
May 10, 2006
4. Public Hearing - Concerning changes to Chapter 36 of the Grand Island city code
TA-Transitional Agriculture Zone, in reference to landscaping contractor business
with onsite retail. (C-14-2006GI) (See full recommendation)
5. Public Hearing - Concerning blight & substandard area for land generally located
west of Walnut Street, south of Military Road, in the N ½ (half) of Section 25,
Township 10, Range 12 and the E ½ (half) of the NE ¼ (quarter) Section 26,
Township 10, Range 12 in or near Wood River. (C-15-2006WR) (See Full
Recommendation)
CONSENT AGENDA
6. Final Plat - Beberniss Subdivision located north of Wood River Road and West of
60th Road. This final plat proposes to 1 lot on a parcel of land in the NE ¼ SE ¼ of
17-10-10. This land consists of approximately 3.297 acres. This splits an existing
farmstead from a parcel of 20 acres or more. This is in the Hall County Jurisdiction.
7. Final Plat - Brown Acres South Subdivision located north of Chapman Road and
west of 130th Road. This final plat proposes to 1 lot on a parcel of land in the SE ¼
SE ¼ of 07-12-11. This land consists of approximately 3.552 acres. This is a one
time split from an 80 acre tract. This is within Cairo 1 mile Jurisdiction
8. Final Plat - Brown Acres North Subdivision located north of Chapman Road and
west of 130th Road. This final plat proposes to 1 lot on a parcel of land in the NE ¼
SE ¼ of 07-12-11. This land consists of approximately 3.528 acres. This is a one
time split from an 80 acre tract. This is in the Hall County Jurisdiction.
9. Final Plat - JNK Subdivision located south of Cedarview Road and west of 90th
Road. (This final plat proposes to 1 lot on a parcel of land in the NE ¼ NE ¼ of 02-
09-11. This land consists of approximately 5.421 acres. This splits an existing
farmstead from a parcel of 20 acres or more. This is in the Hall County Jurisdiction.
10.Final Plat - JRH Subdivision, located south of Burmood Road, and east of Bluff
Center Road. This final plat proposes to 1 lot on a parcel of land in the NW ¼ NW ¼
of 09-09-12. This land consists of approximately 3.197 acres. This splits an existing
farmstead from a parcel of 20 acres or more. This is in the Hall County Jurisdiction.
It is recommended the Planning Commission Approve the
consent agenda items as presented.
Item E1
Minutes of April 5, 2006 Meeting
The Minutes of the April 5, 2006 Regional Planning Meeting are submitted for approval. A
motion is in order.
Wednesday, May 10, 2006
Regular Meeting
Hall County Regional Planning
Commission
Staff Contact: Chad Nabity
Hall County Regional Planning Commission
THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN, NEBRASKA
Minutes
for
April 5, 2006
The meeting of the Regional Planning Commission was held Wednesday, April 5, 2006,
in the Council Chamber - City Hall - Grand Island, Nebraska. Notice of this meeting
appeared in the "Grand Island Independent" March 25, 2006.
Present: Debra Reynolds Pat O’Neill
Jaye Monter Bob Niemann
Dianne Miller Scott Eriksen
Leslie Ruge Don Snodgrass
Mark Haskins
Absent: Tom Brown, John Amick, Bill Hayes
Other: Joyce Haase, Mitch Nickerson, Steve Riehle, Doug Walker
Staff: Karla Collinson, Chad Nabity
Press: Grand Island Independent
1. Call to order.
Chairman O’Neill called the meeting to order at 6:00 p.m.
2. Minutes of March 1, 2006
A motion was made by Ruge 2nd by Haskins to approve the minutes of
March 1, 2006 meeting.
The motion carried with 7 members present voting in favor (Reynolds,
O’Neill, Miller, Eriksen, Ruge, Snodgrass, Haskins) and 1 member
(Monter) abstaining.
3. Request time to speak
Ken Caldwell, Karen Bretthauer, Greg Baxter and John Nietfeld all
indicated they wished to speak on agenda items.
4. Public Hearing - Concerning changes to Grand Island City Code in
reference Installation of Liquid Propane Storage Tanks and
wholesale distribution of propane in the ME Manufacturing Estates
Zone. (C-13-2006GI) (Hearing, Discussion, Action)
Nabity explained the request from Bosselman Energy to allow this use in the ME
Manufacturing Estates Zone. This would allow the wholesale distribution of
propane in the ME zone. The tank would be allowed to heat a building on the
site but distribution is not currently allowed. This change would allow distribution.
O’Neill questioned if this would allow someone to put in a 10 x 12 office and sell
propane from the site. Nabity agreed that this would be a possibility but
reminded planning commissioners that the minimum lot size is 2.5 acres in the
ME zone. That scenario is unlikely. Nabity stated that he would be happy to
work with language that would better define this. Ken Caldwell, representing
Bosselman’s, stated that their plan is to build a larger building for warehousing,
storage and office space and use propane to heat that building. Allowing this use
would let them move their current operation from its location on 3rd and Blaine.
Commissioners discussed the lot sizes and the possibility that someone would
build a small building with a large tank and decided not amend the suggested
language.
A motion was made by Snodgrass and seconded by Haskins to approve and
recommend that approve changes to Chapter 36 as presented.
A roll call vote was taken and the motion passed with 8 members present
(Haskins, Reynolds, O’Neill, Miller, Eriksen, Ruge, Snodgrass, Monter) voting in
favor and no members voting against.
5. Preliminary Plat - Sterling Estates Subdivision located North of State Street
and East of North Road. (241 lots)
Nieman joined the meeting.
This plat proposes to create 241 lots. 235 lots will be a combination of
townhouse and detached single family. 6 lots along Capital Avenue are
proposed for office development. A rezoning application will be submitted
with the final plat to align zoning boundaries with the proposed streets.
This development will include a 7 acre city park at the east end. The park
will connect to the hike/bike trail. Nabity explained the proposed phasing
for the development. Commissioners questioned the name of Imperial
Lane where it changes from east/west to north/south. Ruge suggested
renaming the street for that section to make it easier for delivery driver and
emergency personnel. John Nietfeld agreed to make that change. Nabity
recommended approval.
A motion was made by Reynolds 2nd by Haskins to approve the
preliminary plat with a new name for the north/south portion of Imperial
Lane.
A roll call vote was taken on the motion to recommend approval with 9 members
( Haskins, Reynolds, O’Neill, Niemann, Miller, Eriksen, Ruge, Monter,
Snodgrass) voting in favor.
6. Preliminary Plat - Springdale Subdivision located South of Lillie Drive and
West of North Road. (36 lots)
This plat proposes to create 36 residential lots. A 3 acre detention cell is also
planned as part of the development. The cell is required by the Moore’s Creek
drainage plan. This property will have to be rezoned from LLR to R-1 to
accommodate the lots sizes. Sewer and water is available to the subdivision.
Nabity stated that the proposed Karen Boulevard would be renamed to Westgate
Road.
Greg Baxter brought up concerns with drainage. The Copper Creek Estates
development to the west of this property will be putting in 100 houses this year
with more planned and will be running water this direction. Mr. Baxter stated that
this area commonly has drainage issues. He expressed concern that the
drainway would not be completed in time to accommodate the additional water.
Karen Bretthauer, the owner and developer of the property, stated that her house
has never had water in the basement. She knows the previous two owners. The
house was built in 1968. She intends to use fill material from the detention cell to
raise the lots. This will also help because the sewer is shallow along Lilly Drive.
A motion was made by Ruge 2nd by Eriksen to approve the preliminary
plat as presented.
A roll call vote was taken on the motion to recommend approval with 9 members
( Haskins, Reynolds, O’Neill, Niemann, Miller, Eriksen, Ruge, Monter,
Snodgrass) voting in favor.
7. Preliminary Plat - Summerfield Estates Fifth Subdivision located North of
13th Street and East of Summerfield Avenue. (14 lots).
Nabity explained that the changes to the preliminary plat do not include any new
lots. Warbler Circle will be extended as opposed to ending in a cul-de-sac at the
east end. A few other changes were made to the size of lots and direction of
future cul-de-sac but nothing major.
A motion was made by Miller 2nd by Monter to approve the preliminary plat
as presented.
A roll call vote was taken on the motion to recommend approval with 9 members
( Haskins, Reynolds, O’Neill, Niemann, Miller, Eriksen, Ruge, Monter,
Snodgrass) voting in favor.
8. Final Plat - Summerfield Estates Fifth Subdivision located North of 13th
Street and East of Summerfield Avenue. (14 lots).
Nabity explained that this plat is in conformance with the preliminary plat as
previously approved. This is the next phase Summerfield Estates and the zoning
is proper to support the proposed lot sizes. Ruge asked if temporary turn
around would be required at the end of Warbler. Nabity stated that this had not
been included in the proposed subdivision agreement but could be added.
A motion was made by Ruge 2nd by Haskins to approve the final plat with
a temporary turnaround at the end of Warbler.
A roll call vote was taken on the motion to recommend approval with 9 members
( Haskins, Reynolds, O’Neill, Niemann, Miller, Eriksen, Ruge, Monter,
Snodgrass) voting in favor.
CONSENT AGENDA
9. Final Plat - Larue Subdivision located South of 13th Street and West of Hwy
281.
This subdivision proposes to create 142 lots on a parcel of land in the E ½ NW ¼
13-11-10.
10. Final Plat - Neumann Second Subdivision located South of 13th Street
and West of North Road.
This subdivision proposes to create 2 lots on a parcel of land comprising of lot 1
Neumann Subdivision.
11. Final Plat - Livermore Subdivision located North of Rosemont
Avenue and East of Riverview Drive, Grand Island Nebraska.
This subdivision proposes to create 2 lots on a parcel of land in the E ½ NW ¼
28-11-09.
12. Final Plat - Bosselville Second Subdivision located South of
Bosselman Avenue and West of Highway 281.
This subdivision proposes to create 2 lots on a parcel of land comprised of lots 5
& 6 block 1 Bosselville Subdivision and part of the NE ¼ 24-10-10.
13. Final Plat - Hillcrest Second Subdivision located North of Platte River
Drive and West of Hwy 281, Hall County Nebraska within Doniphan 1 mile
Jurisdiction.
This subdivision proposes to create 1 lot on a parcel of and in the W ½ SE ¼ 01-
09-10. This is splits an existing farmstead from a tract of 20 acres or more.
14. Final Plat - Gangwish Subdivision located North of Rainforth Road
and East of 190th Road, Hall County Nebraska.
This subdivision proposes to create 1 lot on a parcel of land located in the N ½
SW ¼ 20-09-12. This is splits an existing farmstead from a tract of 20 acres or
more.
15. Final Plat - JLW Subdivision located South of Capital Avenue and
East of 110th Road, Hall County Nebraska.
This subdivision proposes to create 1 lot on a parcel of land in the NW ¼ NW ¼
10-11-11. This property was split in 1976 from the parent parcel without a
subdivision. A subdivision would have been required at that point in time and
could have been done legally. Approval of this subdivision will clear the title of
this property.
A motion was made by Miller 2nd by Haskins to approve the consent
agenda items as presented.
A roll call vote was taken and the motion carried with 9 members present
voting in favor (Haskins, Reynolds, O’Neill, Niemann, Miller, Eriksen,
Ruge, Monter, Snodgrass).
16. Planning Director’s Report
Nabity asked the planning commission to change the date of the May
meeting from May 3rd to May 10th. This would accommodate his attending
the National APA conference at the end of April. Also the lack of
department secretary makes preparing for the May meeting difficult
without the extra week. A motion was made and seconded and approve
unanimously.
7. Next Meeting May 10, 2006 at 6:00 p.m.
8. Adjourn
Chairman O’Neill adjourned the meeting at 7:00.
_____________________________________________
Leslie Ruge, Secretary
by Chad Nabity
Item F1
Public Hearing Concerning Changes to Chapter 36 of the Grand
Island City Code
This application proposes to amend Chapter 36 of the Grand Island city code relative to TA-
Transitional Agriculture Zone in reference to landscaping contractor business with onsite
retail. (See full Directors Recommendation)
Wednesday, May 10, 2006
Regular Meeting
Hall County Regional Planning
Commission
Staff Contact: Chad Nabity
Hall County Regional Planning Commission
ChadN S:\Docs\95.doc Last printed 7/10/2006 11:18 AM Page 1
Agenda Item #4
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
May 2, 2006
SUBJECT:
Concerning amendments to the Zoning Ordinance for the City of Grand Island
and its 2 mile extra-territorial jurisdiction. Amendments to be considered
pertain to the §36-60(C) TA-Transitional Agriculture Zone Permitted
Accessory Uses; to allow landscaping contracting businesses and associated
retail sales on site when certain conditions as outlined are met. (C-14-
2006GI)
PROPOSAL:
The changes proposed here were requested by Jason Harb of Harb’s
Landscaping of Grand Island, Nebraska. All areas with changes are highlighted.
Additions are Italicized and underlined and deletions are in strike out.
§36-60. (TA) Transitional Agriculture Zone
Intent: To provide for a transition from rural to urban uses, and is generally located on the fringe
of the urban area. This zoning district 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.
(C) Permitted Accessory Uses :
(1) Guest building
(2) Customary home occupations
(3) Buildings, corrals, stables or pens in conjunction with the permitted uses
(4) Buildings for the display and sale of products grown or raised on the premises, provided, the floor
area does not exceed 500 square feet
(5) Offices incidental to and necessary for a permitted use
(6) Other buildings and uses accessory to the permitted principal uses
(7) Landscaping Contractor Business with limited retail sales when the following conditions are met
(a) The business accessory to a farm, and located on a farm size parcel (20 acres or more), and
(b) A greenhouse and/or tree farm operation is located on the site, and
(c) Total retail floor area within a building on the site does not exceed 1000 square feet, and
(d) Total outdoor retail storage area for items not grown on site does not exceed 20,000 square
feet, and
(e) Signage for the business shall be regulated by the Grand Island sign code for signs in a
residential district.
ChadN S:\Docs\95.doc Last printed 7/10/2006 11:18 AM Page 2
OVERVIEW:
The TA zone is specifically designed to provide a buffer between the urban and
rural uses. Because of that function this zone takes on some of the aspects of
both the urban and rural zoning districts. In general, this usually means that
more restrictions are placed on the property limiting its use for agriculture while
preventing development of the property for urban uses.
A landscaping contractors business including limited on site retail, under the
conditions proposed, would permit an additional economically viable use for
property in the TA zone. This use under these conditions will also preserve a
parcel that is large enough to allow for the future redevelopment of the site at
some point in the future.
It would appear that these proposed changes fall within the intent of the TA zone
as it is defined in the Grand Island Zoning Ordinance.
RECOMMENDATION:
That the Regional Planning Commission recommend that the Grand Island
City Council approve the changes to the Grand Island Zoning Ordinance as
requested.
___________________ Chad Nabity AICP, Planning Director
Item F2
Public Hearing Concerning a Blight and Substandard Study -
Wood River
Wednesday, May 10, 2006
Regular Meeting
Hall County Regional Planning
Commission
Staff Contact: Chad Nabity
Hall County Regional Planning Commission
ChadN S:\Docs\96.doc Last printed 7/10/2006 11:20 AM Page 1
Agenda Item #5
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
May 1, 2006
SUBJECT: Declaration of a site in western and southern Wood River as blighted
and substandard; along with approval of a generalized redevelopment plan for the
area. (C-15-2006C)
PROPOSAL: This site is generally west of Walnut Street, south of Military Road, in the
N ½ (half) of Section 25, Township 10, Range 12 and the E ½ (half) of the NE ¼
(quarter) Section 26, Township 10, Range 12 a detailed map and legal description are
included in the study.
OVERVIEW:
Hanna:Keelan Associates P.C. has prepared a blight and substandard study of the
property describe above. It is their conclusion based on the study that sufficient
evidence exists to declare this property blighted and substandard. A complete copy
of the study is attached.
RECOMMENDATION:
That the Regional Planning Commission recommend that City Council approve the
Blighted and Substandard designation of for this portion of Wood River as Wood
River Redevelopment Area #1 based upon the evidence provided in the Blight and
Substandard Determination Study prepared by Hanna:Keelan Associates P.C. and
based upon the goals and objectives outlined in the 2003 Comprehensive Plan.
___________________ Chad Nabity AICP, Planning Director
WOOD RIVER, NEBRASKA
REDEVELOPMENT AREA #1
BLIGHT / SUBSTANDARD DETERMINATION
STUDY & REDEVELOPMENT PLAN
PREPARED FOR:
CITY OF WOOD RIVER
COMMUNITY DEVELOPMENT AGENCY
PREPARED BY:
HANNA:KEELAN ASSOCIATES, P.C.
Community Planning & Research
Lincoln, Nebraska
www.hannakeelan.com
APRIL, 2006
Wood River Redevelopment Area #1
Blight/Substandard Determination Study
i
TABLE OF CONTENTS
Table of Contents ..................................................i
List of Tables and Illustrations ......................................ii
A. Blight and Substandard Determination Study .....................1
1.Basis for Redevelopment ...................................11
2.The Study Area ..........................................13
3.The Research Approach ....................................17
4.Eligibility Survey and Analysis Findings ......................18
Substandard Factors
(1)Dilapidation/Deterioration of Structures .................18
(2)Age of Obsolescence .................................22
(3)Inadequate Provision for Ventilation, Light, Air
Sanitation or Open Space ............................23
(4)The Existence of Conditions which Endanger
Life or Property by Fire and Other Causes ..............24
Blight Factors
(1)Deteriorated or Deteriorating Structures ................26
(2)Existence of Defective or Inadequate Street Layout ........31
(3)Faulty Lot Layout in Relation to Size, Adequacy
Accessibility, or Usefulness ..........................32
(4)Insanitary and Unsafe Conditions ......................33
(5)Deterioration of Site Improvements .....................34
(6)Diversity of Ownership ..............................35
(7)Tax or Special Assessment Delinquency Exceeding
the Fair Value of the Land ...........................37
(8)Defective or Unusual Condition of Title .................38
(9)Improper Subdivision or Obsolete Platting ...............39
(10)The Existence of Conditions which Endanger Life
or Property by Fire and Other Causes ..................40
(11)Other Environmental and Blighting Factors .............42
(12)Additional Blighting Conditions .......................43
5.Determination of Redevelopment Area Eligibility ...............44
Wood River Redevelopment Area #1
Blight/Substandard Determination Study
ii
B. Redevelopment Plan .........................................51
1. Future Land Use Patterns .................................55
2. Future Zoning Districts ....................................57
3. Recommended Public Improvements .........................59
LIST OF TABLES
Tables
1 Substandard Factors .......................................6
2 Blighted Factors ...........................................8
3 Existing Land Use ........................................14
4 Exterior Survey Findings ..................................22
5 Exterior Survey Findings ..................................30
LIST OF ILLUSTRATIONS
Illustrations
1 City Context Map ..........................................3
2 Generalized Existing Land Use Map .........................15
3 Existing Zoning Map ......................................16
4 Diversity of Ownership Map ................................36
5 Future Land Use Plan .....................................56
6 Generalized Future Zoning Map .............................58
7 Public Improvements Map .................................60
BLIGHT AND SUBSTANDARD
DETERMINATION STUDY
Wood River Redevelopment Area #1
Blight and Substandard Determination Study
1
BLIGHT AND SUBSTANDARD DETERMINATION STUDY
EXECUTIVE SUMMARY
Purpose of Study/Conclusion
The purpose of this Blight and Substandard Determination Study is to apply the
criteria set forth in the Nebraska Community Development Law, Section 18-203, to the
designated Redevelopment Area #1 in Wood River, Nebraska, to develop both a
value added agriculture land use development and an analysis of the Downtown and
western portion of the Community. The results of this Study will assist the Wood
River Community Development Agency(CDA), the City Council and the Agency’s legal
representation to compare the findings of the Study to statutory requirements as to the
declaration of Redevelopment Area #1 as both blighted and substandard.
Location
The findings presented in this Blight and Substandard Determination Study are based
on surveys and analysis conducted for the Wood River Redevelopment Area,
referred to as Redevelopment Area #1. In general, Redevelopment Area #1 consists
of an Area that begins at the intersection of the north line of Tenth Street and the east
line of Walnut Street, thence southward across the public right-of-ways of both U.S.
Highway 30 and to the center-line of the Union Pacific Railroad corridor, thence
southwesterly along said center-line of the Railroad to its intersection with the
extended west line of the MacColl and Leflang’s 2nd Addition (also the west Corporate
Limit Line), thence south along said west line to its intersection with the south line of
Schultz Road, thence west along said south line to its intersection with the east line
of 140th Road, thence south along said east line to its intersection with the extended
east/west half section line of Section 20, T10N, R11 and 12W, of the Sixth Principle
Meridian, thence west along said half section line, across 140th Road and continuing
across the entire width of Section 20 to the center line of 150th Road, thence continuing
westerly from center line into Section 21, 660' (1/8 of a mile), thence north along the
1/8th mile line to its intersection with the center line of the Union Pacific Railroad
right-of-way, thence northeasterly along said center line to its intersection with the
extended west line of the Wood Lawn Subdivision, thence north along said west line
and continuing across the right-of-way line of Military Road to the north line of
Military Road, thence northeasterly along said north line to its intersection with the
east line of Cottonwood Street (Highway 11), thence south along said east line to its
intersection with the north line of Ninth Street, thence east along said north line to its
intersection with the west line of West Street, thence north along said west line to its
intersection with the north line of the alley between Tenth and Eleventh Streets,
thence east along said north alley line to its intersection with the east line of Main
Street, thence south along said east line to its intersection with the north line of the
Wood River Redevelopment Area #1
Blight and Substandard Determination Study
2
alley between Ninth and Tenth Street, thence east along said north line to its
intersection with the west line of East Street, thence north along said west line to its
intersection with the north line of Tenth Street, thence east along said north line to its
intersection with the east line of Walnut Street, also know as the point of beginning.
Wood River Redevelopment Area #1 is described as an Area that is located both within
the corporate limits of the City and adjacent, but also beyond the City of Wood River,
Hall County, Nebraska. Illustration 1 identifies Redevelopment Area #1, in relation
to the City of Wood River. Redevelopment Area #1 includes the right-of-ways of
Highway 30 and adjacent Hall County roads.
The boundaries of Redevelopment Area #1 contains additional land areas outside of the
Corporate Limits of Wood River. Portions of these areas are slated for annexation, in
the very near future, and will need to be annexed prior to the use of Tax Increment
Financing.
Wood River Redevelopment Area #1
Blight and Substandard Determination Study
4
SUBSTANDARD AREA
As set forth in the Nebraska legislation, a substandard area shall mean one in which
there is a predominance of buildings or improvements, whether nonresidential or
residential in character, which by reason of the presence of:
1.Dilapidated/deterioration;
2.Age or obsolescence;
3.Inadequate provision for ventilation, light, air, sanitation or open spaces;
4.(a)High density of population and overcrowding; or
(b)The existence of conditions which endanger life or property by fire
and other causes; or
(c)Any combination of such factors, is conducive to ill health,
transmission of disease, infant mortality, juvenile delinquency,
and crime, and is detrimental to the public health, safety, morals
or welfare.
This evaluation included a detailed exterior structural survey of 113 structures,
a parcel-by-parcel field inventory, conversations with pertinent City of Wood River
department staff and a review of available reports and documents containing
information which could substantiate the existence of substandard conditions.
BLIGHTED AREA
As set forth in the Section 18-2103 (11) Nebraska Revised Statutes (Cumulative
Supplement 1994), a blighted area shall mean "an area, which by reason of the
presence of:
1.A substantial number of deteriorated or deteriorating structures;
2.Existence of defective or inadequate street layout;
3.Faulty lot layout in relation to size, adequacy, accessibility, or usefulness;
4.Insanitary or unsafe conditions;
5.Deterioration of site or other improvements;
6.Diversity of ownership;
7.Tax or special assessment delinquency exceeding the fair value of the
land;
8.Defective or unusual conditions of title;
Wood River Redevelopment Area #1
Blight and Substandard Determination Study
5
9.Improper subdivision or obsolete platting;
10.The existence of conditions which endanger life or property by fire or
other causes;
11.Any combination of such factors, substantially impairs or arrests the
sound growth of the community, retards the provision of housing
accommodations or constitutes an economic or social liability; and
12.Is detrimental to the public health, safety, morals or welfare in its
present condition and use; and in which there is at least one or more of
the following conditions exists;
1.Unemployment in the study or designated blighted area is
at least one hundred twenty percent of the state or national
average;
2.The average age of the residential or commercial units in
the area is at least 40 years;
3.More than half of the plotted and subdivided property in an
area is unimproved land that has been within the city for 40
years and has remained unimproved during that time;
4.The per capita income of the study or designated blighted
area is lower than the average per capita income of the city
or village in which the area is designated; or
5.The area has had either stable or decreasing population
based on the last two decennial censuses."
While it may be concluded the mere presence of a majority of the stated factors may
be sufficient to make a finding of blighted and substandard, this evaluation was made
on the basis that existing blighted and substandard factors must be present to an
extent which would lead reasonable persons to conclude public intervention is
appropriate or necessary to assist with any development or redevelopment activities.
Secondly, the distribution of blighted and substandard factors throughout the
Redevelopment Area must be reasonably distributed so basically good areas are not
arbitrarily found to be blighted simply because of proximity to areas which are
blighted.
On the basis of this approach, the Redevelopment Area is found to be eligible
as "blighted" and "substandard", within the definition set forth in the
legislation. Specifically:
Wood River Redevelopment Area #1
Blight and Substandard Determination Study
6
SUBSTANDARD FACTORS
Of the Four Substandard Factors set forth in the Nebraska Community Development
Law, all four Factors in the Redevelopment Area were found to be present to a strong
extent. The Substandard Factors, present in the Area, are reasonably distributed
throughout the Redevelopment Area.
TABLE 1
SUBSTANDARD FACTORS
REDEVELOPMENT AREA #1
WOOD RIVER, NEBRASKA
1.Dilapidated/deterioration.4
2.Age or obsolescence.4
3.Inadequate provision for ventilation, light, air,
sanitation or open spaces.4
4.Existence of conditions which endanger life or
property by fire and other causes.4
Strong Presence of Factor 4
Reasonable Presence of Factor 3
No Presence of Factor "
Source: Hanna:Keelan Associates, P.C., 2006
Strong Presence of Factor -
The field study method used to analyze exterior building conditions determined that
61, or 54 percent, of the 113 total structures, in the Redevelopment Area, were
deteriorating or dilapidated. This Factor is of a strong presence throughout the
Area.
Based on the results of a parcel-by-parcel field analysis, approximately 55 (48.7
percent) of the total 113 structures within the Redevelopment Area are 40+ years of
age (built prior to 1966). The Factor of age or obsolescence is a strong presence in
the Redevelopment Area.
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The conditions which result in inadequate provision for ventilation, light, air,
sanitation or open space are strongly present and distributed throughout the
Redevelopment Area, including Factors such as graveled roads with open storm water
ditches, and structures with inadequate doors and windows. Additionally, undersized
water mains, as well as the advanced age of both water and sewer mains throughout
the portion of the Redevelopment Area within the Corporate Limits are inadequate
utility systems.
The parcel-by-parcel field analysis determined that the Substandard Factor existence
of conditions which endanger life or property by fire and other causes was a
strong presence throughout the Redevelopment Area. The primary contributing
Factors include areas with excessive debris (19 percent of the parcels had a
combination of minor or major debris), and areas without modern water and/or
sanitary sewer systems, as well as portions of the Redevelopment Area having
underground utilities that are undersized, or excessively old and prone to breakage and
maintenance.
The prevailing substandard conditions, evident in buildings and the public
infrastructure, as determined by the field survey, include:
1.Aging structures;
2.Dilapidated/deteriorated structures;
3.“Fair” to “Poor” site conditions, or site conditions unimproved for
industrial development;
4.Gravel surfaced roads with open storm water drainage ditches;
5.Frame buildings and wood structural components in masonry
buildings as potential fire hazards; and
6.Parcels lacking adequate accessibility to residential, commercial and
industrial land use types.
7.Age and associated condition of underground water and sewer mains in
the portion of the area located north of the Highway 30 corridor; and
8.Areas within the Redevelopment Area that lack municipal utilities.
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BLIGHT FACTORS
Of the 12 Blight Factors set forth in the Nebraska Community Development Law, six
are present to a strong extent, in the Redevelopment Area, and four are present to a
reasonable, but more limited extent. The Factors “tax or special assessment excluding
the fair value of land,” was of little or no presence and “defective or unusual condition
of title,” was not reviewed. The Blighting Factors which are present are reasonably
distributed throughout the Wood River Redevelopment Area #1.
TABLE 2
BLIGHT FACTORS
REDEVELOPMENT AREA #1
WOOD RIVER, NEBRASKA
1.A substantial number of deteriorated
or deteriorating structures.4
2.Existence of defective or inadequate 3
street layout.
3.Faulty lot layout in relation to size, adequacy,4
accessibility or usefulness.
4.Insanitary or unsafe conditions.3
5.Deterioration of site or other improvements.4
6.Diversity of Ownership.3
7.Tax or special assessment delinquency exceeding
the fair value of land."
8.Defective or unusual condition of title.NR
9.Improper subdivision or obsolete platting.3
10.The existence of conditions which endanger 4
life or property by fire or other causes.
11.Other environmental and blighting factors.4
12.One of the other five conditions.4
Strong Presence of Factor 4
Reasonable Presence of Factor 3
Little or No Presence of Factor "
NR = Not Reviewed
Source: Hanna:Keelan Associates, P.C., 2006
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Strong Presence of Factor -
Deteriorated or dilapidated structures are a strong presence in the Redevelopment
Area. A total of 54 percent of the 113 structures were found to be deteriorating or
dilapidated.
Faulty lot layout exists to a strong extent throughout the Redevelopment Area.
Conditions contributing to the presence of this Factor include inadequate lot sizes and
limited accessibility.
Deterioration of site or other improvements is a strong presence throughout the
area, where of the total parcels examined, 69 percent, or 87 parcels, have “fair” to
“poor” overall site conditions.
The existence of conditions which endanger life or property by fire or other
causes is strongly present throughout the Redevelopment Area. Conditions related to
this Factor include the advanced age of wood frame buildings, several of which are
abandoned and dilapidated. Areas within the corporate limits also contain
underground utility mains that are undersized, or excessively old and prone to
breakage and repetitive maintenance.
In regards to other environmental and Blighting Factors, the presence of
economically and socially undesirable land uses and functional obsolescence is strongly
present throughout the Redevelopment Area. Several buildings in the Downtown
contain storefronts and/or second levels that are vacant.
One of the required five additional Blight Factors has a strong presence
throughout the Redevelopment Area. Based on the field analysis, the estimated
average age of residential buildings is 47.6 years and the average age of commercial
buildings is 64.7 years.
Reasonable Presence of Factor -
Defective or inadequate street layout is reasonably present, due to the existence
of large areas of land with little or no acceptable road access, a significant number of
gravel surfaced roads, with open storm water ditches, as well as gravel surfaced
private entry lane roads or driveways.
Insanitary or unsafe conditions are reasonably present throughout the
Redevelopment Area. Conditions contributing to this Factor include substandard
structures and age of structures, as well as the presence of abandoned and dilapidated
buildings or underutilized buildings.
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Improper subdivision or obsolete platting is a reasonable presence throughout the
Redevelopment Area. Generally, lot sizes throughout the Redevelopment Area contain
a variety of subdivisions in which individual lot sizes are too large by today’s municipal
development standards. Single parcels of large land areas resulted due to owners or
developers subdividing parcels in a piecemeal fashion, rather than as a unified
subdivision. For example, individual parcels of a subdivision directly adjacent the
western Corporate Limits of the City, measuring 206.8' wide by 1,053' long (five acre
lots), are not aligned with existing municipal street rights-of-ways, so as to facilitate
the extension of street corridors.
Conclusion
It is the conclusion of the Consultant retained by the City of Wood River that the
number, degree and distribution of blighting factors, as documented in this Study, are
beyond remedy and control solely by regulatory processes in the exercise of the police
power and cannot be dealt with effectively by the ordinary operations of private
enterprise without the aids provided in the Nebraska Community Development Law.
It is also the opinion of the Consultant, that the findings of this Blight and
Substandard Determination Study warrant designating the Redevelopment Area as
"substandard" and "blighted."
The conclusions presented in this Study are those of the Consultant engaged by the
City of Wood River to examine whether conditions of blight/substandard exist. The
local governing body should review this Study and, if satisfied with the summary of
findings contained herein, may adopt a resolution making a finding of
blight/substandard and this Study a part of the public record.
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BASIS FOR REDEVELOPMENT
For a project in Wood River to be eligible for redevelopment under the Nebraska
Community Development Law, the subject area or areas must first qualify as both a
“substandard” and “blighted” area, within the definition set forth in the Nebraska
Community Development Law. This Study has been undertaken to determine whether
conditions exist which would warrant designation of the Redevelopment Area as a
"blighted and substandard area" in accordance with provisions of the law.
As set forth in Section 18-2103 (10) Neb. Rev. Stat. (Cumulative Supplement 1994),
substandard area shall mean an area in which there is a predominance of buildings
or improvements, whether nonresidential or residential in character, which by reason
of the following:
1.Dilapidation/deterioration;
2.Age or obsolescence;
3.Inadequate provision for ventilation, light, air, sanitation or open spaces;
4.(a)High density of population and overcrowding; or
(b)The existence of conditions which endanger life or property by fire and
other causes; or
(c)Any combination of such factors is conducive to ill health, transmission
of disease, infant mortality, juvenile delinquency and crime, and is
detrimental to the public health, safety, morals or welfare.
As set forth in the Nebraska legislation, a blighted area shall mean an area, which
by reason of the presence of:
1.A substantial number of deteriorated or deteriorating structures;
2.Existence of defective or inadequate street layout;
3.Faulty lot layout in relation to size, adequacy, accessibility or usefulness;
4.Insanitary or unsafe conditions;
5.Deterioration of site or other improvements;
6.Diversity of ownership;
7.Tax or special assessment delinquency exceeding the fair value of the land;
8.Defective or unusual conditions of title;
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9.Improper subdivision or obsolete platting;
10.The existence of conditions which endanger life or property by fire or other
causes;
11.Any combination of such factors, substantially impairs or arrests the sound
growth of the community, retards the provision of housing accommodations or
constitutes an economic or social liability;
12.Is detrimental to the public health, safety, morals, or welfare in its present
condition and use; and in which there is at least one of the following conditions:
1.Unemployment in the designated blighted area is at least one
hundred twenty percent of the state or national average;
2.The average age of the residential or commercial units in the area
is at least 40 years;
3.More than half of the plotted and subdivided property in the area
is unimproved land that has been within the city for 40 years and
has remained unimproved during that time;
4.The per capita income of the designated blighted area is lower
than the average per capita income of the city or village in which
the area is designated; or
5.The area has had either stable or decreasing population based on
the last two decennial censuses."
The Consultant for the Wood River Redevelopment Area #1 Blight and Substandard
Determination Study was guided by the premise that the finding of blight and
substandard must be defensible and sufficient evidence of the presence of factors
should exist so members of the Wood River Council (local governing body), acting as
reasonable and prudent persons, could conclude public intervention is necessary or
appropriate. Therefore, each factor was evaluated in the context of the extent of its
presence and the collective impact of all factors found to be present.
Also, these deficiencies should be reasonably distributed throughout the
Redevelopment Area. Such a "reasonable distribution of deficiencies test" would
preclude localities from taking concentrated areas of blight and expanding them
arbitrarily into non-blighted areas for planning or other reasons. The only exception
which should be made to this rule is where projects must be brought to a logical
boundary to accommodate new development and ensure accessibility, but even in this
instance, the conclusion of such areas should be minimal and related to an area
otherwise meeting the reasonable distribution of deficiencies test.
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THE STUDY AREA
The purpose of this Study is to determine whether all or part of the Wood River
Redevelopment Area #1 in Wood River, Nebraska, qualifies as a blighted and
substandard area, within the definition set forth in the Nebraska Community
Development Law, Section 18-2103.
The findings presented in this Blight and Substandard Determination Study are based
on surveys and analyses conducted for the Wood River Redevelopment Area,
referred to as Redevelopment Area #1. In general, Redevelopment Area #1 consists
of an Area that begins at the intersection of the north line of Tenth Street and the east
line of Walnut Street, thence southward across the public right-of-ways of both U.S.
Highway 30 and to the center-line of the Union Pacific Railroad corridor, thence
southwesterly along said center-line of the Railroad to its intersection with the
extended west line of the MacColl and Leflang’s 2nd Addition (also the west Corporate
Limit Line), thence south along said west line to its intersection with the south line of
Schultz Road, thence west along said south line to its intersection with the east line
of 140th Road, thence south along said east line to its intersection with the extended
east/west half section line of Section 20, T10N, R11 and 12W, of the Sixth Principle
Meridian, thence west along said half section line, across 140th Road and continuing
across the entire width of Section 20 to the center line of 150th Road, thence continuing
westerly from center line into Section 21, 660' (1/8 of a mile), thence north along the
1/8th mile line to its intersection with the center line of the Union Pacific Railroad
right-of-way, thence northeasterly along said center line to its intersection with the
extended west line of the Wood Lawn Subdivision, thence north along said west line
and continuing across the right-of-way line of Military Road to the north line of
Military Road, thence northeasterly along said north line to its intersection with the
east line of Cottonwood Street (Highway 11), thence south along said east line to its
intersection with the north line of Ninth Street, thence east along said north line to its
intersection with the west line of West Street, thence north along said west line to its
intersection with the north line of the alley between Tenth and Eleventh Streets,
thence east along said north alley line to its intersection with the east line of Main
Street, thence south along said east line to its intersection with the north line of the
alley between Ninth and Tenth Street, thence east along said north line to its
intersection with the west line of East Street, thence north along said west line to its
intersection with the north line of Tenth Street, thence east along said north line to its
intersection with the east line of Walnut Street, also know as the point of beginning.
Illustration 1 delineates the Area in relation to the City of Wood River.
The portions of the boundaries of Redevelopment Area #1 presently contain land areas
outside of the Corporate Limits of Wood River. These areas are slated for annexation,
in the very near future, and will need to be annexed prior to the use of Tax Increment
Financing.
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Blight and Substandard Determination Study
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Existing land uses within the Wood River Redevelopment Area #1 are identified in
Illustration 2.
Major land uses in the Redevelopment Area, include residential, commercial, industrial
and vacant uses within the Corporate Limits and, agricultural, farmsteads, industrial
uses along the Railroad Corridor, State Highway 30, County roads and railroad right-
of-way, beyond the Corporate Limits of Wood River. The Redevelopment Area contains
an estimated 474.6 acres, of which approximately 115 acres have been developed.
Residential uses are comprised of single family dwellings and mobile homes.
The principle arterial within the Redevelopment Area is Highway 30, located on the
western edge of the Redevelopment Area.
Table 3 identifies the estimated existing land uses within the Redevelopment Area, in
terms of number of acres and percentage of total for all existing land uses. An
estimated percent of the land use throughout the Area is comprised of agricultural
land.
TABLE 3
EXISTING LAND USE
REDEVELOPMENT AREA #1
WOOD RIVER, NEBRASKA
LAND USE ACRES PERCENT
Parks/Recreation 0.7 0.1%
Public/Quasi-Public 2.0 0.4%
Single Family 8.6 1.8%
Multifamily 0 0.0%
Mobile Home 2.1 0.4%
Rural Farmstead 24.3 5.1%
Commercial 5.0 1.1%
Industrial 20.6 4.3%
Intensive Agricultural 7.3 1.5%
Railroad Corridor 8.8 1.9%
Rural Roads 7.8 1.6%
Streets and Alleys 51.7 10.9%
Vacant 360.0 75.9%
Total Acreage 474.6 100.0%
Source: Hanna:Keelan Associates, P.C., 2006
Illustration 2 identifies the portion of the Redevelopment Area within the planning
jurisdiction of the City of Wood River. The portion of the Redevelopment Area located
beyond the corporate limits of Wood River is in within the one-mile planning
jurisdiction of the City, thus land usage and zoning throughout the entire
Redevelopment Area is controlled by the City of Wood River.
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THE RESEARCH APPROACH
The blight and substandard determination research approach implemented for the
Redevelopment Area included an area-wide assessment (100 percent sample) of all of
the Blight and Substandard Factors identified in the Nebraska Community
Development Law, with the exception of defective or unusual condition of title.
All Factors were investigated on an area-wide basis.
Structural Survey Process
The rating of building conditions is a critical step in determining the eligibility of an
area for redevelopment. It is important that the system for classifying buildings be
based on established evaluation standards and criteria and that it result in an accurate
and consistent description of existing conditions.
A structural condition survey was conducted in the month of March, 2006. A total of
113 structures received exterior inspections. These structures were examined to
document structural deficiencies in individual buildings and to identify related
environmental deficiencies in the Redevelopment Areas. The structural Condition
Survey Form utilized in this process is provided in the Appendix.
Parcel-by-Parcel Field Survey
A parcel-by-parcel field survey was also conducted in the month of March, 2006. A total
of 126 separate parcels were inspected for existing and adjacent land uses, overall site
conditions, existence of debris, parking conditions and street, sidewalk and alley surface
conditions. The Condition Survey Form is included in the Appendix, as well as the
results of the Survey.
Research on Property Ownership and Financial Assessment of Properties
Public records and Cadastral Maps or aerial photographs of all parcels in the
Redevelopment Area were analyzed to determine the number of property owners in each
block.
An examination of public records was conducted to determine if tax delinquencies
existed for properties in the Redevelopment Area. The valuation, tax amount and any
delinquent amount was examined for each of the properties.
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ELIGIBILITY SURVEY AND ANALYSIS FINDINGS
An analysis was made of each of the blighted and substandard factors listed in the
Nebraska legislation to determine whether each or any were present in the
Redevelopment Area and, if so, to what extent and in what locations. The following
represents a summary evaluation of each blight and substandard factor presented in
the order of listing in the law.
SUBSTANDARD FACTORS
(1)Dilapidation/Deterioration of Structures
The rating of building conditions is a critical step in determining the eligibility of a
substandard area for redevelopment. The system for classifying buildings must be
based on established evaluation standards and criteria and result in an accurate and
consistent description of existing conditions.
This section summarizes the process used for assessing building conditions in the Wood
River Redevelopment Area #1, the standards and criteria used for evaluation and the
findings as to the existence of dilapidation/deterioration of structures.
The building condition analysis was based on an exterior inspection of all 113 existing
structures, within the Redevelopment Area, to note structural deficiencies in individual
buildings and to identify related environmental deficiencies for individual sites or
parcels within the area.
1.Structures/Building Systems Evaluation
During the on-site field analysis, each component of a
structure/building was examined to determine whether it
was in sound condition or has minor, major, or critical
defects. Structures/building systems examined included the
following three types, one Primary and two Secondary.
Structural Systems (Primary Components). These
include the basic elements of any structure/building: roof
structure, wall foundation, and basement foundation.
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(Secondary Components)
Building Systems. These components include: roof surface
condition, chimney, gutters/down spouts, and exterior wall
surface.
Architectural Systems. These are components generally
added to the structural systems and are necessary parts of
the structure/building, including exterior paint, doors,
windows, porches, steps, and fire escape, and driveways and
site conditions.
The evaluation of each individual parcel of land included the
review and evaluation of: adjacent land use, street surface
type, street conditions, sidewalk conditions, parking, railroad
track/right-of-way composition, existence of debris, existence
of vagrants, and overall site condition, and the
documentation of age and type of structure/building.
2.Criteria for Rating Components for Structural,
Building and Architectural Systems
The components for the previously identified Systems were
individually rated utilizing the following criteria.
Sound. Component that contained no defects, is adequately
maintained, and requires no treatment outside of normal
ongoing maintenance.
Minor - Defect. Components that contained minor defects
(loose or missing material or holes and cracks over a limited
area) which often can be corrected through the course of
normal maintenance. The correction of such defects may be
accomplished by the owner or occupants, such as pointing
masonry joints over a limited area or replacement of less
complicated systems. Minor defects are considered in rating
a structure/building as deteriorating/dilapidated.
Major - Defect. Components that contained major defects
over a widespread area and would be difficult to correct
through normal maintenance. Structures/buildings having
major defects would require replacement or rebuilding of
systems by people skilled in the building trades.
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Critical Defect. Components that contained critical defects
(bowing, sagging, or settling to any or all exterior systems
causing the structure to be out-of-plumb, or broken, loose or
missing material and deterioration over a widespread area)
so extensive the cost of repairs would be excessive in relation
to the value returned on the investment.
3.Final Structure/Building Rating
After completion of the Exterior Rating of each
structure/building, each individual structure/building was
placed in one of four categories, based on the combination of
defects found with Components contained in Structural,
Building and Architectural Systems. Each final rating is
described below:
Sound. Defined as structures/buildings that can be kept in
a standard condition with normal maintenance.
Structures/buildings, so classified, have less than six
points.
Deficient-Minor. Defined as structures/buildings classified
as deficient--requiring minor repairs--having between six
and 10 points.
Deteriorating. Defined as structures/buildings classified as
deficient--requiring major repairs-- having between 11 and
20 points.
Dilapidated. Defined as structurally substandard
structures/buildings containing defects that are so serious
and so extensive that it may be most economical to raze the
structure/building. Structures/buildings classified as
dilapidated will have at least 21 points.
An individual Exterior Rating form is completed for each
structure/building. The results of the Exterior Rating of all
structures/buildings are presented in a Table format.
Primary Components Secondary Components
One Critical = 11 pts One Critical = 6pts
Major Deteriorating = 6 pts Major Deteriorating = 3pts
Minor = 2 pts Minor = 1 pt
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Major deficient buildings are considered to be the same as deteriorating
buildings as referenced in the Nebraska legislation; substandard
buildings are the same as dilapidated buildings. The word "building" and
"structure" are presumed to be interchangeable.
4.Field Survey Conclusions
The condition of the total 113 buildings within
the Redevelopment Area were determined
based on the finding of the exterior survey.
These surveys indicated the following:
-Thirty-Eight (38) structures were classified
as structurally sound;
-Fourteen (14) structures were classified as
deteriorating with minor defects.
-Twenty-Seven (27) structures were classified
as deteriorating with major defects; and
-Thirty- Four (34) structures were classified
as substandard.
The results of the exterior structural survey identified the conditions of the structures,
throughout the Redevelopment Area. A total of 61 (54 percent) of the total 113
structures, within the Area, are either deteriorating or dilapidated to a substandard
condition.
Conclusion
The results of the structural condition survey indicates deteriorating
structures are present to a strong extent throughout the Redevelopment
Area. Table 4 identifies the results of the structural rating process per
building type.
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TABLE 4
EXTERIOR SURVEY FINDINGS
REDEVELOPMENT AREA #1
WOOD RIVER, NEBRASKA
Exterior Structural Rating
Activity Sound
Deficient
(Minor)Deteriorating Dilapidated
Number of
Structure
Deteriorating
and/ or
Dilapidated
Single Family 6 5 19 16 46 35
Commercial 13 4 3 9 29 12
Industrial 11 2 4 7 24 11
Other 8 3 1 2 14 3
Totals 38 14 27 34 113 61
Percent 33.6%12.4%23.9%30.1%100.0%54.0%
Source: Hanna:Keelan Associates, P.C., 2006
(2)Age of Obsolescence
As per the results of the Field Survey, the estimated average age of residential
structures in the Redevelopment Area is 47.6 years of age and the average age
of commercial structures is 64.7 years. The Survey also estimates that of the
total 113 structures, 55 (48.7 percent) are 40+ years of age, or were built prior
to 1966.
Conclusion
The age and obsolescence of the structures is a strong presence throughout
the Wood River Redevelopment Area #1.
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(3)Inadequate Provision for Ventilation, Light, Air, Sanitation or Open
Spaces
The results from the exterior structural survey, along with other field data, provided the
basis for the identification of insanitary and unsafe conditions in the Wood River
Redevelopment Area #1. Factors contributing to insanitary and unsafe conditions are
discussed below.
The field survey determined that 54 percent of the total 113 structures, in
the Redevelopment Area, were deteriorating or dilapidated. When not
adequately maintained or upgraded to present-day occupancy standards,
buildings that are deteriorating or dilapidated pose special safety and
sanitary problems. There is a significant number of wood-framed, one and
two-story commercial, farm or residential buildings in need of structural
repair and/or fire protection.
A total of 24 parcels in the Redevelopment Area were identified as
possessing minor to major excessive debris. This equals 19 percent of the
total 126 parcels. Coupled with unoccupied deteriorating and dilapidated
structures, debris creates an environment inviting pests and vermin.
These unwanted nuisances can create unsafe and insanitary conditions.
The parcel-by-parcel field survey identified a total of 61, or 48.4 percent of
the total parcels as possessing “fair” overall site conditions. Additionally,
26, or 20.6 percent of the total 126 parcels were identified as being in “poor”
condition. This represents a total of 69 percent of the total 126 parcels as
being in “fair” or “poor” condition.
Lands associated with the proposed value added agricultural ethanol
production Facility are located within the Corporate Limits of the City of
Wood River, but do not currently have access to municipal water or
sanitary sewer service. The portion of the Redevelopment area located
north of Highway 30 and east of Cottonwood Street (Highway 11) contains
water mains less than 2" in diameter along the north/south streets Dodd,
Marshall and West Streets. Downtown Wood River also contains several
water mains that are 1.5" to 4" in diameter that are at least 50+ years of
age and prone to breakage and maintenance. Although sanitary sewer
mains are of adequate diameter, the advanced age (70 to 85+ years) of the
mains results in the mains being prone to breakage and maintenance.
Lastly, the Wood Lawn Subdivision, currently located west of Cottonwood
Street and beyond the current Corporate Limits, does not have access to
municipal water and sanitary sewer services.
Conclusion
The inadequate provision for ventilation, light, air, sanitation or open spaces
in the Wood River Redevelopment Area #1 is strongly sufficient to constitute
a Substandard Factor.
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4)The Existence of Conditions Which Endanger Life or Property by Fire
and Other Causes
1.Frame Buildings
There were wood-framed buildings with wooden structural
elements, located throughout the Redevelopment Area, with
some in need of structural repair and/or fire protection. An
estimated 54 percent of these buildings have been
determined to be deteriorating or dilapidated. Additionally,
the field survey identified that approximately 62 (or 56.9
percent) of the 113 total structures have substandard
porches, steps and fire escapes.
2.Limitations of the 500-Year Flood Plain.
Potential life-threatening conditions exist in the lower
elevations of the Redevelopment Area. Areas included in the
500-year Flood Plain are generally located along and north
of the Union Pacific Railroad corridor portion of the Area.
3.Lack of Adequate Utilities
Lands associated with the proposed value added agricultural
Ethanol Production Facility and within the Wood Lawn
Subdivision do not currently have access to municipal water
or sanitary sewer service. Portions of the Redevelopment
area located north of Highway 30 and east of Cottonwood
Street (Highway 11) contain water mains that range from
1.5" to 4" in diameter that are at least 50+ years of age and
prone to breakage and maintenance. Although sanitary
sewer mains are of adequate diameter, the advanced age (70
to 85+ years) of the mains results in the mains being prone
to breakage and maintenance. Water mains of at least 6" in
diameter are current industry standards to provide adequate
quantity and volume of water sufficient to prevent fires from
destroying buildings.
Specific data relating to the Redevelopment Area is discussed in the following
paragraphs.
Minor and major debris located on 24 parcels (19 percent) is significant
and poses a potential fire hazard, as well as a place to harbor pests, which
can be detrimental to the public's overall health and safety.
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Approximately 48.7 percent of the structures, in the Redevelopment Area,
were built prior to 1966, thus 40+ years of age. There are masonry
buildings with wooden structural elements, located throughout the Area,
in need of structural repair or fire protection. Several of these buildings
have been determined to be deteriorating or dilapidated.
Overall site conditions at properties throughout the Redevelopment Area
were generally found to be in “fair” condition. The field survey determined
that 60 parcels, or 49.6 percent of the total 126 parcels, are in “fair”
condition, while 25 parcels (20.7 percent) was determined to be in “poor”
condition. This overall condition rating included the evaluation of the
general condition of structures and road and site improvements.
Conclusion
The conditions which endanger life or property by fire and other causes are
strongly present throughout the Redevelopment Area.
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BLIGHT FACTORS
(1)Dilapidation/Deterioration of Structures
The rating of building conditions is a critical step in determining the eligibility of a
substandard area for redevelopment. The system for classifying buildings must be
based on established evaluation standards and criteria and result in an accurate and
consistent description of existing conditions.
This section summarizes the process used for assessing building conditions in the Wood
River Redevelopment Area #1, the standards and criteria used for evaluation and the
findings as to the existence of dilapidation/deterioration of structures.
The building condition analysis was based on an exterior inspection of all 113 existing
structures, within the Redevelopment Area, to note structural deficiencies in individual
buildings and to identify related environmental deficiencies for individual sites or
parcels within the area.
1.Structures/Building Systems Evaluation
During the on-site field analysis, each component of a
structure/building was examined to determine whether it
was in sound condition or has minor, major, or critical
defects. Structures/building systems to be examined will
include the following three types, one Primary and two
Secondary.
Structural Systems (Primary Components). These
include the basic elements of any structure/building: roof
structure, wall foundation, and basement foundation.
(Secondary Components)
Building Systems. These components include: roof surface
condition, chimney, gutters/down spouts, and exterior wall
surface.
Architectural Systems. These are components generally
added to the structural systems and are necessary parts of
the structure/building, including exterior paint, doors,
windows, porches, steps, and fire escape, and driveways and
site conditions.
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The evaluation of each individual parcel of land includes the
review and evaluation of: adjacent land use, street surface
type, street conditions, sidewalk conditions, parking, railroad
track/right-of-way composition, existence of debris, existence
of vagrants, and overall site condition, and the
documentation of age and type of structure/building.
2.Criteria for Rating Components for Structural,
Building and Architectural Systems
The components for the previously identified Systems, are
individually rated utilizing the following criteria.
Sound. Component that contained no defects, is adequately
maintained, and requires no treatment outside of normal
ongoing maintenance.
Minor - Defect. Component that contained minor defects
(loose or missing material or holes and cracks over a limited
area) which often can be corrected through the course of
normal maintenance. The correction of such defects may be
accomplished by the owner or occupants, such as pointing
masonry joints over a limited area or replacement of less
complicated systems. Minor defects are considered in rating
a structure/building as deteriorating/dilapidated.
Major - Defect. Components that contained major defects
over a over a widespread area and would be difficult to
correct through normal maintenance. Structures/buildings
having major defects would require replacement or
rebuilding of systems by people skilled in the building
trades.
Critical Defect. Components that contained critical defects
(bowing, sagging, or settling to any or all exterior systems
causing the structure to be out-of-plumb, or broken, loose or
missing material and deterioration over a widespread area)
so extensive the cost of repairs would be excessive in relation
to the value returned on the investment.
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3.Final Structure/Building Rating
After completion of the Exterior Rating of each
structure/building, each individual structure/building was
placed in one of four categories, based on the combination of
defects found with Components contained in Structural,
Building and Architectural Systems. Each final rating is
described below:
Sound. Defined as structures/buildings that can be kept in
a standard condition with normal maintenance.
Structures/buildings, so classified, have less than six
points.
Deficient-Minor. Defined as structures/buildings classified
as deficient--requiring minor repairs--having between six
and 10 points.
Deteriorating. Defined as structures/buildings classified as
deficient--requiring major repairs-- having between 11 and
20 points.
Dilapidated. Defined as structurally substandard
structures/buildings containing defects that are so serious
and so extensive that it may be most economical to raze the
structure/building. Structures/buildings classified as
dilapidated will have at least 21 points.
An individual Exterior Rating form is completed for each
structure/building. The results of the Exterior Rating of all
structures/buildings are presented in a Table format.
Primary Components Secondary Components
One Critical = 11 pts One Critical = 6pts
Major Deteriorating = 6 pts Major Deteriorating = 3pts
Minor = 2 pts Minor = 1 pt
Major deficient buildings are considered to be the same as
deteriorating buildings as referenced in the Nebraska legislation;
substandard buildings are the same as dilapidated buildings. The
word "building" and "structure" are presumed to be interchangeable.
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4.Field Survey Conclusions
The condition of the total 113 buildings within the
Redevelopment Area were determined based on the
finding of the exterior survey. These surveys indicated
the following:
-Thirty- Eight (38) structures were classified as
structurally sound;
-Fourteen (14) structures were classified as
deteriorating with minor defects.
-Twenty- Seven (27) structures were classified as
deteriorating with major defects; and
-Thirty- Four (34) structures were classified as
substandard.
The results of the exterior structural survey identified the conditions of the
structures, throughout the Redevelopment Area. A total of 61 (54 percent) of the
total 113 structures, within the Area, are either deteriorating or dilapidated to a
substandard condition.
Conclusion
The results of the structural condition survey indicates deteriorating
structures are present to a strong extent throughout the Redevelopment
Area. Table 5 identifies the results of the structural rating process per
building type.
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TABLE 5
EXTERIOR SURVEY FINDINGS
REDEVELOPMENT AREA #1
WOOD RIVER, NEBRASKA
Exterior Structural Rating
Activity Sound
Deficient
(Minor)Deteriorating Dilapidated
Number of
Structures
Deteriorating
and/ or
Dilapidated
Single Family 6 5 19 16 46 35
Commercial 13 4 3 9 29 12
Industrial 11 2 4 7 24 11
Other 8 3 1 2 14 3
Totals 36 14 27 32 113 61
Percent 33.6%12.4%23.9%30.1%100.0%54.0%
Source: Hanna:Keelan Associates, P.C., 2006
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(2)Existence of Defective or Inadequate Street Layout
The street pattern within the Wood River Redevelopment Area #1 consists of a
standard rectilinear grid system, of hard surfaced roads throughout the incorporated
areas of the Community. Highway 30 and the Union Pacific Railroad bisect the
Redevelopment Area from the northeast to the southwest.
The principle existing roads within the Redevelopment Area, located beyond the
corporate limits, with the exception of Highway 30, are rural Hall County gravel
surfaced roads. Rural roads which provide access to and beyond the Redevelopment
Area. Major problem conditions that contribute to the factor of existence of defective
or inadequate street layout are discussed below.
1.Conditions of Rural Roads
West and southwestern portions Redevelopment Area #1 is primarily
accessed by gravel surfaced rural roads (County Roads 140th, 150th and
Military Road), the majority of which were determined to be in “good”
condition. However, 54 (42.9 percent) of the total 126 parcels front on
either rural or asphalt in “fair” or “poor condition. Periods of inclement
weather, coupled with heavy truck traffic associated with farm vehicles
and semi-trucks during harvest, can be detrimental to rural road
conditions. Lands identified for future value added industrial
development need hard surfaced roads for reliable access to processing
facilities.
2.Lack of Adequate Access
County Roads, such as Avenue A, 140th and 150th, are gravel surfaced and
contain open storm water drainage ditches, which respectively generate
heavy dust clouds and ambient dust conditions, or harbor pests and
vermin detrimental to health and human safety. Future development in
the Area will require road improvements, including: an overpass of both
Highway 30 and the Union Pacific Railway corridor at Cottonwood Street
(Highway 11), designated turning lanes from Highways 30 and 11; the
possibility of frontage roads; and widening of existing gravel surfaced
access roads with concrete box culverts, small scale bridges and other
road systems to allow the Area to be fully accessible.
Conclusion
The existence of defective or inadequate street layout in the Wood River
Redevelopment Area is present to a reasonable degree and constitutes a
blighting factor.
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(3)Faulty Lot Layout in Relation to Size, Adequacy, Accessibility or
Usefulness
Building use and condition surveys, the review of property ownership and subdivision
records and field surveys resulted in the identification of conditions associated with
faulty lot layout in relation to size, adequacy and accessibility, or usefulness of land
within the Redevelopment Area. The problem conditions include:
1.Inadequate Lot Size.
A variety of lot sizes and configurations are present throughout the
Redevelopment Area. The diagonal Union Pacific Railroad serves as the
southern boundary of the Redevelopment Area between West and Walnut
Streets. As a result, individual parcels are triangular shaped, further
complicating the use, adequacy and accessibility of individual parcels of
land.
Lengths of individual parcels (east/west), within the Wood Lawn
Subdivision, a rural subdivision directly west of Cottonwood Street
(Highway 11) are 1,053' long and 206.8 feet (5.0 acres),typically too large
for a single “municipal” residential parcel, but more than likely intended
for “hobbyist farmers” who grow food for personal consumption. These
parcels in the Wood Lawn Subdivision would be difficult to annexe, due
to the fact that the parcel lines don’t line up with street right-of-ways to
the east of Cottonwood Street (Highway 11). Fortunately, all but two of
the parcels have remained vacant, allowing the subdivision to be
replatted for municipal use.
Individual lots within blocks located west of Downtown Wood River, are
generally 25' x 150', although the predominant land use is single family
residential. Typical lot sizes in residential subdivisions platted in the
late 1800s are 50' x 150', small by today’s development standards.
2.Limited Accessibility
Furthermore, commercial and industrial uses have had to vacate road
Right-of-Ways adjacent to the north side of Highway 30 to accumulate
enough land for development needs. This has effected the neighborhood
by limiting accessibility in the central portion of the Community.
Conclusion
Problems relating to faulty lot layout are present to a strong extent in the
Redevelopment Area.
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(4)Insanitary and Unsafe Conditions
The results of the area-wide field survey, along with information retained from City
Officials provided the basis for the identification of insanitary and unsafe conditions
within the Wood River Redevelopment Area #1.
1.Age of Structure
The analysis of all 113 structures, in the Redevelopment Area, identified
approximately 48.7 percent of the structures as being 40+ years of age,
built prior to 1966. This results in the potential for deteriorating
buildings.
2.Deteriorating Buildings
The deteriorating or dilapidated conditions cited in this Study were
prevalent in 61 (54 percent) of the existing structures. The structures in
this condition can result in hazards which endanger adjacent properties.
3.Existence of Debris
Several parcels contain structures or outbuildings that are functionally
obsolete and have been allowed to deteriorate or become dilapidated. The
field survey identified 34 (30.1 percent) of the 113 total structures as
being dilapidated. While 24 parcels (19 percent) of the total 126 parcels
were found to have excessive debris. These abandoned structures and
adjacent areas with debris can harbor pests and vermin, as well as be a
threat to the health, safety and welfare of trespassers. The existence of
these abandoned structures and associated areas with debris are a
detriment to the appearance and development potentials of the
Redevelopment Area.
4.Age of Water and Sanitary Sewer Systems
Lands associated with the Wood Lawn Subdivision, located west of
Cottonwood Street, and the proposed value added agricultural Ethanol
Production Facility, located south of the Union Pacific Railroad corridor,
do not currently have access to municipal water or sanitary sewer service.
The portion of the Redevelopment area located north of Highway 30 and
east of Cottonwood Street (Highway 11) contain water mains that range
in size from 1.5" to 4" in diameter along the north/south streets - Dodd,
Marshall and West Streets. Downtown Wood River also contains several
water mains that are 1.5" or 4" in diameter that are at least 50+ years of
age and prone to breakage and maintenance. Sanitary sewer mains are
of adequate diameter, but the advanced age (70 to 85+ years) of these
mains results in the mains being prone to breakage and maintenance.
Conclusion
Insanitary and unsafe conditions are present to a strong extent throughout
the Redevelopment Area.
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(5)Deterioration of Site or Other Improvements
Field observations were conducted to determine the condition of site improvements
within the Wood River Redevelopment Area #1, including Highway and County Roads,
storm water drainage ditches, traffic control devices and off-street parking. The
Appendix documents the present condition of these site features. The primary
problems in the Redevelopment Area are age and condition of public utilities, debris
and inadequate public improvements.
A total of 61, or 48.4 percent of the total 126 parcels within the
Redevelopment Area received an overall site condition rating of “fair”,
while 26 parcels (20.6 percent) received a “poor” rating. Conditions that
lead to these findings included:
•A total of 88 (69.8 percent) of the parcels lacked sidewalks and a total
of 54 (or 42.9 percent) parcels fronted on streets that were in fair or
poor condition.
•The field survey identified 63 (52.1 percent) of the total 126 parcels as
having parking areas that were gravel surfaced. While 42 (33.3
percent of the total parcels fronted on streets or roads that are gravel
surfaced and generally in fair condition (53 parcels, 42.1 percent
fronted on streets in “fair” condition)
•Lastly, 27 (23.9 percent) of the total 113 structures were identified as
deteriorating and 34, or 30.1 percent of the structures were found to
be dilapidated. Together, these structures amount to more than half
of the buildings (55.2 percent) throughout Redevelopment Area #1, as
being in need of rehabilitation, or, potentially if too dilapidated and
cost prohibitive to restore, considered for demolition and replacement.
Conclusion
Deterioration of site improvements is present to a strong extent in the
Redevelopment Area.
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(6) Diversity of Ownership
The total number of unduplicated owners within the Redevelopment Area, is estimated
to be 106 individuals, partnerships or corporations. This diversity is established on a
block-by-block basis. The number of owners within developed portions of
Redevelopment Area #1 range from one to 11 owners per platted City Block or unified
area. Downtown Wood River contains the largest number of owners per block, which
is typical of late 1800s and early 1900s era commercial retail areas when 25" width
stores were of standard. Large tracks of vacant agricultural lands in the west and
southwest portions of the Redevelopment Area, however, generally have only one
owner of record.
There are several publicly owned lands within the Redevelopment Area and when
considered in combination with Highway 30, Hall County roads and associated local
public right-of-ways, utilize significant portions of land.
The necessity to acquire numerous lots is a hindrance to redevelopment, especially in
the commercial Downtown areas of communities. However, land assemblage of larger
proportions is necessary for major developments, is more economically feasible and will
attract financial support, as well as public patronage required to repay such financial
support. Such assemblage is difficult without public intervention.
Conclusion
Problems resulting from diversity of ownership are of reasonable presence
in the Redevelopment Area.
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(7)Tax or Special Assessment Delinquency Exceeding the Fair Value of the
Land
A thorough examination of public records was conducted to determine the status of
taxation of properties located in the Redevelopment Area. It should be noted, real
estate is taxed at approximately 98 percent of fair value, rendering it almost
impossible for a tax to exceed value in a steady real estate market. If a badly
dilapidated property was assessed/valued too high, a public protest system is designed
to give the owner appropriate relief and tax adjustment.
1.Real estate taxes.
Public records were examined for the purposes of determining if
delinquent taxes currently outstanding on parcels within the
Redevelopment Area. The records indicated that none of the parcels
were classified as delinquent by Hall County.
2.Real Estate Taxes
The tax values within the Redevelopment Area generally appeared to be
equal to or greater than the market value of the properties.
3.Tax Exempt
Several tax exempt properties exist throughout the Redevelopment Area,
approximately seven single or multiple lot areas are identified by the
Hall County Assessor and Treasurers Offices. Additionally, two
residential properties have partial or full Homestead Exemption status.
Conclusion
Examination and analysis of public records, leads to the conclusion that
taxes or special assessments delinquency were of no presence of Factor
throughout the Redevelopment Area.
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(8)Defective or Unusual Condition of Title
Whenever land is sold, mortgaged, or both, a title insurance policy is typically issued,
at which time any title defects corrected. Once title insurance has been written, all
other titles in the same subdivision or addition will only have to be checked for the
period of time subsequent to the creation of the addition or subdivision, as everything
previous is the same and any defects will already have been corrected. Thus, the only
possibility for title problems are from improper filings, since platting on properties that
have not been mortgaged or sold is very small.
Conclusion
Examination of public records does not provide any basis for identifying any
defective or unusual conditions of title. Such few conditions as may exist
would contribute to neither any existing problems nor to difficulty in
acquisition or redevelopment and are therefore not found to exist at a level
nearly large enough to constitute a Blighted Factor in the Redevelopment
Area.
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(9)Improper Subdivision or Obsolete Platting
An in-depth analysis of the subdivision conditions in the Wood River Redevelopment
Area #1 indicates that improper subdivision and obsolete platting is prevalent
throughout the Redevelopment Area.
A substantial number of parcels exist that are 25' x 100' (2,500 sq.ft.), 25' x 125' (3,125
sq.ft.) or 25' x 140' (3,500 sq.ft.) in area. These parcel are located throughout the
Downtown and residential/commercial area west of the Downtown, on the north side
of Highway 30. Individual lot sizes of these acreages were intended for commercial
development needs during the late 1800's and early 1900's. Commercial development
standards by current development standards dictate individual lot sizes of at least a
quarter to an entire half block, if not larger.
Substandard or obsolete platting also exists in areas beyond the current Corporate
Limits, in the Wood Lawn Subdivision, located west of Cottonwood Street (Highway
11). Individual lots in this subdivision are five acres in size, but measure 206.8' x
1,053' and are very long and narrow shaped lots. If single family dwellings were to
develop along the frontage of Cotton Wood Street, no potential would remain for the
extension of east/west streets through and west of the subdivision to facilitate future
growth and expansion of the City of Wood River.
The above referenced issues are inhibiting factors to development and redevelopment
efforts throughout Redevelopment Area #1. Inadequately sized parcels and
development without regard for existing platted subdivisions has and will continue to
inhibit development without publicly supported programs that provide incentives for
reinvestment in this Area.
Conclusion
A strong presence of improper subdivision or obsolete platting exists
throughout the Redevelopment Area.
Wood River Redevelopment Area #1
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(10)The Existence of Conditions Which Endanger Life or Property by Fire
and Other Causes
1.Frame Buildings
There are wood-framed buildings with wooden structural elements,
located throughout the Redevelopment Area. Many of these
buildings are in need of structural repair and/or fire protection,
and have been determined to be deteriorating or dilapidated. The
field survey identified that approximately 63 (or 55.8 percent) of
the 113 total structures have substandard porches, steps and fire
escapes.
2.Limitations of the 500-Year Flood Plain.
Potential life-threatening conditions exist in the lower elevations
of the Redevelopment Area. Areas included in the 500-year Flood
Plain are generally located along and north of the Union Pacific
Railroad corridor portion of the Area.
3.Lack of Adequate Utilities
Lands associated with the Wood Lawn Subdivision, located west
of Cottonwood Street, and the value added agricultural Ethanol
Production Facility, located south of the Union Pacific Railroad
corridor, do not currently have access to municipal water or
sanitary sewer service. The portion of the Redevelopment Area
located north of Highway 30 and east of Cottonwood Street
(Highway 11) contains water mains that range in size from 1.5" to
4" in diameter along north/south streets Dodd, Marshall and West
Streets. Downtown Wood River also contains several water mains
that are 1.5" to 4" in diameter that are at least 50+ years of age
and prone to breakage and maintenance. Sanitary sewer mains
are of adequate diameter, the advanced age (70 to 85+ years) of the
mains results in the mains being prone to breakage and
maintenance.
Specific data relating to the Redevelopment Area is discussed in the following
paragraphs.
Minor and major debris located on 24 parcels (19 percent) is significant
and poses a potential fire hazard, as well as a place to harbor pests,
which can be detrimental to the public's overall health and safety.
Approximately 48.7 percent of the structures, in the Redevelopment Area,
were built prior to 1966, thus 40+ years of age. There are masonry
buildings with wooden structural elements, located throughout the Area.
Many are in need of structural repair or fire protection, and have been
determined to be deteriorating or dilapidated.
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Overall site conditions at properties located throughout the
Redevelopment Area were generally found to be in “fair” condition. The
field survey determined that 61 parcels, or 48.4 percent of the total 126
parcels, are in “fair” condition, while 26 parcels (20.6 percent) are in
“poor” condition. This overall condition rating included the evaluation of
the general condition of structures and road and site improvements.
Conclusion
The conditions which endanger life or property by fire and other causes are
strongly present throughout the Redevelopment Area.
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(11)Other Environmental and Blighting Factors
The Nebraska Community Development Law includes in its statement of purpose an
additional criterion for identifying blight, viz., "economically or socially undesirable
land uses." Conditions which are considered to be economically and/or socially
undesirable include: (a) incompatible uses or mixed-use relationships, (b) economic
obsolescence, and c) functional obsolescence. For purpose of this analysis, functional
obsolescence relates to the physical utility of a structure and economic obsolescence
relates to a property's ability to compete in the market place. These two definitions are
interrelated and complement each other.
A few public improvements have occurred throughout the Redevelopment Area, in the
past several years. Additional efforts are needed. Without some type of public
assistance and coordination of effort, difficult challenge will be rendered for future
value added economic development projects to be successful ventures. Numerous
problems or obstacles exist for comprehensive redevelopment efforts by the private
sector in the project area; problems that only public assistance programs can help
remedy. These include removal of substantially dilapidated structures and
mixed/nonconforming land uses.
Parcels located southwest of the intersection of Schultz Road and 140th Road, known
as the proposed site of the value added agriculture Ethanol Production Facility in
Wood River Redevelopment Area #1, currently lack modern water and sanitary sewer
systems. Additionally, utility systems in Downtown Wood River are 70 to 85 years of
age and in need of upgrading. Several structures in the Downtown and northern half
of the Redevelopment Area contain commercial, industrial and agricultural
outbuildings that are functionally and economically obsolescent. The uses the
buildings were constructed to house no longer accommodate new commercial and
industrial businesses.
The Redevelopment Area lacks the necessary infrastructure required to facilitate value
added developments. Graveled roads and open storm water drainage ditches also exist
and will need to be improved prior to any development activities of the value added
Ethanol Production Facility.
Conclusion
Other Environmental, Blighted Factors are present to a reasonable extent
throughout the Wood River Redevelopment Area #1. The Redevelopment
Area contains a fair amount of functionally obsolete structures and a variety
of mixed/nonconforming land uses.
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(12)Additional Blighting Conditions
According to the definition set forth in the Nebraska Community Development Law,
Section 18-2102, in order for an area to be determined "blighted" it must (1) meet the
eleven criteria by reason of presence and (2) contain at least one of the five conditions
identified below:
1.Unemployment in the designated blighted and substandard area
is at least one hundred twenty percent of the state or national
average;
2.The average age of the residential or commercial units in the area
is at least forty years;
3.More than half of the plotted and subdivided property in the area
is unimproved land that has been within the City for forty years
and has remained unimproved during that time;
4.The per capita income of the designated blighted and substandard
area is lower than the average per capita income of the City or City
in which the area is designated; or
5.The area has had either stable or decreasing population based on
the last two decennial censuses.
One of the aforementioned criteria is prevalent throughout the designated
blighted areas.
The average age of the residential or commercial units in the area is at least forty (40)
years.
According to the Field Survey, the estimated average age of the
residential structures is 47.6 years of age, while the average age of
commercial structures is 64.7 years of age.
Conclusion
The criteria of one of five additional blighting conditions is average age of
residential units is over 40 years of age and is strongly present throughout
the Wood River Redevelopment Area #1.
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DETERMINATION OF REDEVELOPMENT AREA ELIGIBILITY
The Wood River Redevelopment Area #1 meets the requirements of the Nebraska
Community Development Law for designation as both a "blighted and substandard
area." There is at least a reasonable distribution of all four factors that constitute the
Area as substandard. Of the 12 possible factors that can constitute an Area blighted,
10 are at least reasonably present in the Redevelopment Area. Factors present in each
of the criteria are identified below.
Substandard Factors
1.Dilapidated/deterioration.
2.Age or obsolescence.
3.Inadequate provision for ventilation, light, air, sanitation, or open
spaces.
4.Existence of conditions which endanger life or property by fire and
other causes.
Blighted Factors
1.A substantial number of deteriorated or deteriorating structures.
2.Existence of defective or inadequate street layout.
3.Faulty lot layout in relation to size, adequacy, accessibility or
usefulness.
4.Insanitary or unsafe conditions.
5.Deterioration of site or other improvements.
6.Diversity of Ownership
7.Improper subdivision or obsolete platting.
8.The existence of conditions which endanger life or property by fire
or other causes.
9.Other environmental and blighting factors.
10. One of the other five conditions.
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45
Although all of the previously listed Factors are reasonably present throughout the
Redevelopment Area, the conclusion is that the average age of the structures,
insanitary and unsafe conditions, lack of modern infrastructure systems, deterioration
of site or other improvements and the existence of conditions which endanger life or
property by fire or other causes are a sufficient basis for designation of the
Redevelopment Area as blighted and substandard.
The extent of Blight and Substandard Factors in the Redevelopment Area, addressed
in this document, is presented in Tables 1 and 2, located on Pages 6 and 8
respectively. The eligibility findings indicate the Redevelopment Area is in need of
revitalization and strengthening to ensure it will contribute to the physical, economic
and social well-being of the City of Wood River and support any value added
developments. Indications are, the Area, on the whole, has not been subject to
comprehensive, sufficient growth and development through investment by the private
sector nor would the areas be reasonably anticipated to be developed without public
action or public intervention.
Structural/Site Conditions Parcel #
Survey Form Address:
Section I:
1.Type of Units: SF MF Mixed Use Duplex No. of Units
2.Units: Under construction/rehab For Sale Both
3.Vacant Units: Inhabitable Uninhabitable
4.Vacant Parcel: Developable Undevelopable
5.Non-residential Use: Commercial Industrial Public
Other/Specify:
Section II:Structural Components
Primary Components (Critical)
Dilapidated
(Major)
Deteriorating Minor None Sound
1 Roof
2 Wall Foundation
3 Foundation
Concrete Stone Rolled Asphalt Brick Other
Secondary Components (Critical)
Dilapidated
(Major)
Deteriorating Minor None Sound
4 Roof
Asphalt Shingles Rolled Asphalt Cedar Combination Other
5 Chimney
6 Gutters, Downspouts
7 Wall Surface
Frame Masonry Siding Combination Stucco Other
8 Paint
9 Doors
10 Windows
11 Porches,Steps,Fire Escape
12 Driveways, Side Condition
Final Rating:
Sound Deficient-Minor Deteriorating Dilapidated
Built Within:1 year 1-5 years 5-10 years
10-20 years 20-40 years 40-100 years 100+ years
Section III: Revitalization Area
1. Adjacent Land Usage:
2. Street Surface Type:
3. Street Condition: E G F ____P
4. Sidewalk Condition: N E G F P
5. Parking (Off-Street): N # of Spaces Surface
6. Railroad Track/Right-of Way Composition: N E G F ____P
7. Existence of Debris: MA MI N
8. Existence of Vagrants: MA MI N
9. Overall Site Condition: E G F P
WOOD RIVER BLIGHT/SUBSTANDARD STUDY
TOTAL PERCENT RESIDENTIAL COMMERCIAL INDUSTRIAL VACANT OTHER
AGE OF STRUCTURE
1-5 years 5 4.4%0 2 3 NA 0
5-10 years 7 6.2%3 1 1 NA 2
10-20 years 7 6.2%2 1 3 NA 1
20-40 years 39 34.5%23 6 8 NA 2
40-100 years 48 42.5%18 12 9 NA 9
100+ years 7 6.2%0 7 0 NA 0
TOTAL 113 100.0%46 29 24 NA 14
FINAL STRUCTURAL RATING
sound 38 33.6%6 13 11 NA 8
deficient minor 14 12.4%5 4 2 NA 3
deficient major 27 23.9%19 3 4 NA 1
substandard 34 30.1%16 9 7 NA 2
TOTAL 113 100.0%46 29 24 NA 14
STREET CONDITION
none 0 0.0%0 0 0 0 0
excellent 21 16.7%14 2 3 1 1
good 51 40.5%12 22 4 7 6
fair 53 42.1%19 5 19 1 9
poor 1 0.8%1 0 0 0 0
TOTAL 126 100.0%46 29 26 9 16
SIDEWALK CONDITION
none 88 69.8%40 6 26 5 11
excellent 8 6.3%0 6 0 1 1
good 28 22.2%6 15 0 3 4
fair 2 1.6%0 2 0 0 0
poor 0 0.0%0 0 0 0 0
TOTAL 126 100.0%46 29 26 9 16
DEBRIS
major 9 7.1%3 1 5 0 0
minor 15 11.9%9 1 2 1 2
none 102 81.0%34 27 19 8 14
TOTAL 126 100.0%46 29 26 9 16
OVERALL SITE CONDITION
excellent 5 4.0%1 1 0 0 3
good 34 27.0%9 16 1 5 3
fair 61 48.4%23 10 14 4 10
poor 26 20.6%13 2 11 0 0
TOTAL 126 100.0%46 29 26 9 16
WOOD RIVER BLIGHT/SUBSTANDARD STUDY
TOTAL PERCENT RESIDENTIAL COMMERCIAL INDUSTRIAL VACANT OTHER
DOORS
sound 60 53.1%16 19 14 N/A 11
none 2 1.8%1 0 1 N/A 0
minor 27 23.9%19 4 1 N/A 3
substandard 21 18.6%9 6 6 N/A 0
critical 3 2.7%1 0 2 N/A 0
TOTAL 113 100.0%46 29 24 14
WINDOWS
sound 46 40.7%11 16 10 N/A 9
none 8 7.1%0 1 5 N/A 2
minor 35 31.0%25 5 2 N/A 3
substandard 20 17.7%8 7 5 N/A 0
critical 4 3.5%2 0 2 N/A 0
TOTAL 113 100.0%46 29 24 14
STREET TYPE
none 0 0.0%0 0 0 0 0
concrete 38 30.2%18 7 6 3 4
asphalt 46 36.5%12 22 3 5 4
gravel 42 33.3%16 0 17 1 8
dirt 0 0.0%0 0 0 0 0
brick 0 0.0%0 0 0 0 0
TOTAL 126 100.0%46 29 26 9 16
PORCHES...
sound 26 23.0%5 14 3 N/A 4
none 0 0.0%0 0 0 N/A 0
minor 24 21.2%8 6 5 N/A 5
substandard 62 54.9%33 9 15 N/A 5
critical 1 0.9%0 0 1 N/A 0
TOTAL 113 100.0%46 29 24 14
PAINT
sound 22 19.5%10 8 2 N/A 2
none 31 27.4%3 9 11 N/A 8
minor 32 28.3%23 3 5 N/A 1
substandard 21 18.6%8 8 3 N/A 2
critical 7 6.2%2 1 3 N/A 1
TOTAL 113 100.0%46 29 24 14
DRIVEWAY
sound 19 16.8%3 13 0 N/A 3
none 0 0.0%0 0 0 N/A 0
minor 14 12.4%6 4 1 N/A 3
substandard 79 69.9%37 12 22 N/A 8
critical 1 0.9%0 0 1 N/A 0
TOTAL 113 100.0%46 29 24 14
WOOD RIVER BLIGHT/SUBSTANDARD STUDY
TOTAL PERCENT RESIDENTIAL COMMERCIAL INDUSTRIAL VACANT OTHER
ROOF STRUCTURE
sound 38 33.6%8 11 13 N/A 6
none 0 0.0%0 0 0 N/A 0
minor 42 37.2%23 9 5 N/A 5
substandard 32 28.3%15 9 5 N/A 3
critical 1 0.9%0 0 1 N/A 0
TOTAL 113 100.0%46 29 24 14
WALL FOUNDATION
sound 48 42.5%8 16 15 N/A 9
none 2 1.8%2 0 0 N/A 0
minor 47 41.6%28 11 5 N/A 3
substandard 15 13.3%8 2 3 N/A 2
critical 1 0.9%0 0 1 N/A 0
TOTAL 113 100.0%46 29 24 14
FOUNDATION
sound 59 52.2%10 20 18 N/A 11
none 23 20.4%23 0 0 N/A 0
minor 23 20.4%11 6 4 N/A 2
substandard 7 6.2%1 3 2 N/A 1
critical 1 0.9%1 0 0 N/A 0
TOTAL 113 100.0%46 29 24 14
FOUNDATION TYPE
Concrete 88 77.9%22 28 24 N/A 14
Stone 1 0.9%1 0 0 N/A 0
Rolled Asphalt 0 0.0%0 0 0 N/A 0
Brick 1 0.9%0 1 0 N/A 0
Other 0 0.0%0 0 0 N/A 0
TOTAL 90 79.6%23 29 24 14
ROOF SURFACE
sound 57 50.4%16 14 16 N/A 11
none 0 0.0%0 0 0 N/A 0
minor 21 18.6%9 8 3 N/A 1
substandard 34 30.1%21 7 4 N/A 2
critical 1 0.9%0 0 1 N/A 0
TOTAL 113 100.0%46 29 24 14
ROOF TYPE
Asphalt Shingles 44 38.9%26 4 7 N/A 7
Rolled Asphalt 38 33.6%19 18 1 N/A 0
Cedar 1 0.9%1 0 0 N/A 0
Combination 0 0.0%0 0 0 N/A 0
Other 30 26.5%0 7 16 N/A 7
TOTAL 113 100.0%46 29 24 14
WOOD RIVER BLIGHT/SUBSTANDARD STUDY
TOTAL PERCENT RESIDENTIAL COMMERCIAL INDUSTRIAL VACANT OTHER
CHIMNEY
sound 0 0.0%0 0 0 N/A 0
none 101 89.4%39 26 22 N/A 14
minor 8 7.1%4 3 1 N/A 0
substandard 4 3.5%3 0 1 N/A 0
critical 0 0.0%0 0 0 N/A 0
TOTAL 113 100.0%46 29 24 14
GUTTER, DOWNSPOUTS
sound 37 32.7%4 14 10 N/A 9
none 55 48.7%34 6 11 N/A 4
minor 18 15.9%8 7 2 N/A 1
substandard 3 2.7%0 2 1 N/A 0
critical 0 0.0%0 0 0 N/A 0
TOTAL 113 100.0%46 29 24 14
WALL SURFACE
sound 47 41.6%10 14 13 N/A 10
none 0 0.0%0 0 0 N/A 0
minor 36 31.9%25 7 3 N/A 1
substandard 27 23.9%11 8 5 N/A 3
critical 3 2.7%0 0 3 N/A 0
TOTAL 113 100.0%46 29 24 14
WALL SURFACE TYPE
Frame 17 15.0%12 2 2 N/A 1
Masonry 22 19.5%0 17 1 N/A 4
Siding 56 49.6%28 7 14 N/A 7
Combination 5 4.4%2 1 2 N/A 0
Stucco 5 4.4%2 2 1 N/A 0
Other 8 7.1%2 0 4 N/A 2
TOTAL 113 100.0%46 29 24 14
PARKING SPACES
none 34 27.0%2 16 0 9 7
1-2 60 47.6%41 4 10 0 5
3-5 14 11.1%3 2 7 0 2
6-10 9 7.1%0 3 6 0 0
11-20 7 5.6%0 3 3 0 1
21 or more 2 1.6%0 1 0 0 1
TOTAL 126 100.0%46 29 26 9 16
PARKING SURFACE
none 34 27.0%2 16 0 9 7
concrete 29 23.0%16 7 4 0 2
asphalt 0 0.0%0 0 0 0 0
gravel 61 48.4%27 6 22 0 6
dirt 2 1.6%1 0 0 0 1
brick 0 0.0%0 0 0 0 0
TOTAL 126 100.0%46 29 26 9 16
REDEVELOPMENT PLAN
Wood River Redevelopment Area #1
Redevelopment Plan
51
REDEVELOPMENT PLAN
Purpose of Plan/Conclusion
The purpose of this Redevelopment Plan is to serve as a guide for implementation
of redevelopment activities within Redevelopment Area #1, in the City of Wood
River, Nebraska. Redevelopment activities associated with the Community
Development Law, State Statutes, 18-2101 through 18-2154 should be utilized to
promote the general welfare and enhance the tax base and economic and social well
being of the Community. The development of any public activities and promotion of
public events in the Area, along with any and all other purposes, as outlined in the
Community Development Law.
A Redevelopment Plan prepared for the Wood River Community Development Agency
(CDA) must contain the general planning elements required by Nebraska State
Revised Statues, Section 18-2111 re-issue 1991 items (1) through (6). A description of
these items are as follows:
(1)The boundaries of the redevelopment project area with a
map showing the existing uses and condition of the real
property therein; (2) a land-use plan showing proposed uses
of the area; (3) information showing the standards of
population densities, land coverage and building intensities
in the area after redevelopment; (4) a statement of the
proposed changes, if any, in zoning ordinances or maps,
street layouts, street levels or grades, or building codes and
ordinances; (5) a site plan of the area; and (6) a statement
as to the kind and number of additional public facilities or
utilities which will be required to support the new land uses
in the area after redevelopment.
Furthermore, the CDA Redevelopment Plan must further address the items required
under Section 18-2113, "Plan; considerations", which the CDA must consider prior to
recommending a redevelopment plan to the Planning Commission and City Council for
adoption. These "considerations" are defined as follows:
"...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
Wood River Redevelopment Area #1
Redevelopment Plan
52
provision for light and air, the promotion of the healthful and convenient
distribution of population, the provision of adequate transportation,
water, sewage, 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."
Conclusion
The Redevelopment Plan applies to Redevelopment Area #1 in Wood River, Nebraska,
which consists of the blight and substandard determination area. Illustration 1
delineates Redevelopment Area #1. In essence, the area included in the
Redevelopment Plan equals an estimated 474.6 total acres. The Downtown and
western residential and Highway 30 commercial corridor, as well as a large parcel
designated for a value added agricultural Ethanol Production Facility, in the
southwest portion of the City are included in the Redevelopment Area. An additional
undeveloped subdivision beyond and west of the current Corporate limits is also
included in Redevleopment Area #1. The official boundary description of the Area is
as follows:
In general, Redevelopment Area #1 consists of an Area that begins at the intersection
of the north line of Tenth Street and the east line of Walnut Street, thence southward
across the public right-of-ways of both U.S. Highway 30 and to the center-line of the
Union Pacific Railroad corridor, thence southwesterly along said center-line of the
Railroad to its intersection with the extended west line of the MacColl and Leflang’s
2nd Addition (also the west Corporate Limit Line), thence south along said west line to
its intersection with the south line of Schultz Road, thence west along said south line
to its intersection with the east line of 140th Road, thence south along said east line to
its intersection with the extended east/west half section line of Section 20, T10N, R11
and 12W, of the Sixth Principle Meridian, thence west along said half section line,
across 140th Road and continuing across the entire width of Section 20 to the center
line of 150th Road, thence continuing westerly from center line into Section 21, 660' (1/8
of a mile), thence north along the 1/8th mile line to its intersection with the center line
of the Union Pacific Railroad right-of-way, thence northeasterly along said center line
to its intersection with the extended west line of the Wood Lawn Subdivision, thence
north along said west line and continuing across the right-of-way line of Military Road
to the north line of Military Road, thence northeasterly along said north line to its
intersection with the east line of Cottonwood Street (Highway 11), thence south along
said east line to its intersection with the north line of Ninth Street, thence east along
said north line to its intersection with the west line of West Street, thence north along
said west line to its intersection with the north line of the alley between Tenth and
Eleventh Streets, thence east along said north alley line to its intersection with the
east line of Main Street, thence south along said east line to its intersection with the
north line of the alley between Ninth and Tenth Street, thence east along said north
line to its intersection with the west line of East Street, thence north along said west
Wood River Redevelopment Area #1
Redevelopment Plan
53
line to its intersection with the north line of Tenth Street, thence east along said north
line to its intersection with the east line of Walnut Street, also know as the point of
beginning. Illustration 1 delineates the Area in relation to the City of Wood River.
The redevelopment planning process for Redevelopment Area #1 has resulted in a
listing of planning and implementation recommendations. As discussed in the Blight
and Substandard Determination Study, there are several existing land uses and
properties in substandard condition which are nonconforming in nature, detrimental
to the health, safety and general welfare of the Community and generally obsolete in
respect to the development and living environment norms of today’s Nebraska
communities, including the City of Wood River. To eliminate these conditions and
enhance private development activities within the Redevelopment Area, the City of
Wood River will need to consider the following general planning and redevelopment
actions:
*Encourage removal and replacement of substantially
dilapidated and substandard structures within the
Redevelopment Area;
*Rehabilitation of public, residential, commercial and
industrial properties that are cost effective to revitalize;
*Provide incentives for existing businesses, within the
Redevelopment Area, to expand in place and/or make
needed improvements to their properties.
*Improve public infrastructure to better service portions of
the Area that have age and/or condition related problems,
or are lacking appropriate utilities;
*Identify suitable locations along the Highway 30 Corridor
for expanded commercial uses.
*Promote the development of appropriate single and small
scale multifamily residential dwellings upon both individual
lots and larger tracts of vacant land. Areas exist to the west
of the Downtown that would be suitable for duplexes and
four-plexes, and promoted for alternative elderly housing.
*Improve overall efficiency of vehicular circulation within the
Redevelopment Area. Recent changes in the development
state include an overpass along Highway 11, providing safe
passage over Highway 30 and the Union Pacific Railroad;
Wood River Redevelopment Area #1
Redevelopment Plan
54
*Develop new and improved pedestrian routes throughout
the Redevelopment Area. Additionally, require all new
construction projects to install sidewalks to improve
pedestrian safety throughout the Redevelopment Area;
*Develop a plan for screening and/or buffering industrial
storage areas from residential and commercial land uses;
and
*Promote the development of value added agricultural
industries that will provide additional economic
opportunities for locally grown agricultural products.
Implementation
Both a time-line and budget should be developed for the implementation of the
Redevelopment Plan. Each of these processes should be designed in conformance with
the resources and time available to the City. A reasonable time-line to complete the
redevelopment activities identified in the Plan would be 7 to 10 years.
Various funding sources exist for the preparation and implementation of a capital
improvement budget designed to meet the funding needs of proposed redevelopment
activities. These include city and federal funds commonly utilized to finance street
improvement funds, i.e. Community Development Block Grants, Special Assessments,
General Obligation Bonds and Tax Increment Financing (TIF). The use of TIF for
redevelopment projects in the Redevelopment Area is deemed to be an essential and
integral element of the Redevelopment Area and use of TIF in connection with such
projects is contemplated by the Plan and such designation and use of TIF will not
constitute a substantial modification to the Plan.
The City agrees, when approving the Plan, to the utilization of TIF for appropriate
redevelopment projects and agrees to pledge the taxes generated from a redevelopment
project for such purposes in accordance with the Act.
Any redevelopment program receiving TIF is subject to a Cost Benefit Analysis. TIF,
as a source of public financing, ultimately impacts taxing authorities in the City of
Wood River and Hall County. Proposed redevelopment projects using TIF must meet
the Cost Benefit Analysis and the "But for" test. Accordingly, "But for TIF" a
redevelopment project could not be fully executed and constructed in the Community.
Wood River Redevelopment Area #1
Redevelopment Plan
55
1.Future Land Use Patterns
The existing land use patterns within Redevelopment Area #1 were depicted and
described in detail in the Blight and Substandard Determination Study. In
general, Redevelopment Area #1 consists of several land use types. The primary
existing land uses are single-family residential, industrial, commercial, vacant
and public. The field survey identified properties and structures in substandard
condition, as well as vacant lands that have remained undeveloped in spite of
available utilities.
Illustration 5, the Future Land Use Plan, represents an effort to encourage
land uses that stimulate future growth opportunities in the Redevelopment
Area, while creating compatible land uses resulting in the efficient use of the
physical features of the landscape. The following recommended future land use
classifications are generally in conformance with "The Wood River
Comprehensive Plan."
In Illustration 5, commercial land uses are planned to remain in their current
locations along the primary transportation corridor, Highway 30. Industrial
land uses are primarily proposed to be located along the Union Pacific Railroad
corridor and within the southwestern portion of the Redevelopment Area, to
facilitate the development of value added agricultural Ethanol Production
Facility. Multifamily residential uses are proposed in the areas north of Eighth
Street, west of West Street and to the north of Avenue A, generally to Ninth
Street, to buffer single family residential uses slated for the northern portion of
the Redevelopment Area along Cottonwood Street.
The portion of the Redevelopment Area located north of the Union Pacific
Railroad corridor is included in a 500-year Flood Plain, for which no elevation
data is available. The Flood Plain Map is based upon an old “Flood Prone Area
Map.”
Lastly, areas beyond the current Corporate Limits of Wood River, specifically
the Wood Lawn Subdivision located west of Cottonwood Street (Highway 11),
are recommended as a residential growth area to facilitate the continued growth
and development of the City of Wood River. Lands and parcels located within
the subdivision will need to be annexed into the Corporate Limits of the City,
prior to the use of TIF as an incentive for development.
Wood River Redevelopment Area #1
Redevelopment Plan
57
2.Future Zoning Districts
The recommended future Zoning Districts Map for the Redevelopment Area #1
is identified in Illustration 6. Areas are generally in conformance with the
Comprehensive Plan 2001 update and specifically with the proposed Future
Land Use Plan, Illustration 5.
All lands proposed for residential use, throughout the Redevelopment Area, are
located either to the north of Avenue A Street, or to the north of Eighth Street
(between Cottonwood and Marshall Streets). These lands are currently zoned
a variety of commercial (BG), industrial (I-1), and a couple of different
residential districts, including R-9 (low density) and RM (Mobile Home Overly).
The Future Land Use Map, Illustration 5, promotes residential uses to the
north of the commercial corridor along Highway 30. Limiting development to
residential uses in the northern portions of the Redevelopment Area will prevent
a mixture of land uses that can lead to conflict and nuisance complaints and
preserve the northwestern and northern portions of the community for
residential growth. The Highway 30 and Union Pacific Railroad corridors offer
an excellent buffer to keep industrial uses in the southern portion of the
Redevelopment Area, where there is direct access to Highway 11 and eventually
Interstate 80, for semi-truck traffic, as well as to the Union Pacific Railway.
Additional residential zoning (R-3 and R-6) is recommended for the
Redevelopment Area, in conformance with the City’s Future Land Use Plan.
As identified in Illustration 6, commercial uses are planned as BG General
Commercial zoning districts, along the north side of the Highway 30 Corridor,
while industrial uses are planed within and southwest of the Union Pacific
Railroad corridor. Lastly, a TA Transitional Agriculture zoning district
completes the remaining portion of the Redevelopment Area, south of the
proposed ethanol facility.
The above recommendations are proposed to be in conformance with the Future
Land Use Plan, Illustration 5, all in an effort to support existing building types
and maintain the integrity of the residential neighborhoods.
Wood River Redevelopment Area #1
Redevelopment Plan
59
3.Recommended Public Improvements
The primary purpose for a Redevelopment Plan, accompanied with the
preceding Blight and Substandard Determination Study, is to allow for the use
of public financing in a specific area. This public financing is planned and
implemented to serve as a "first step" for public improvements and encourage
private development within the Redevelopment Area. The most common form
of public improvements occur with infrastructure, specifically streets, water,
sanitary sewer and storm sewer systems, sidewalks, open space and recreational
uses. The primary infrastructure concerns in the Redevelopment Area #1 are
street improvements, sidewalks and the need for improvements to underground
water and sanitary sewer systems.
Streets throughout the Redevelopment Area are generally in good to excellent
condition with 42.9 percent of the parcels fronting on streets identified as either
being in “fair”or “poor” condition. Furthermore, 42 parcels front on gravel
surfaced streets, in need of hard surfacing. A total of 88 parcels (69.8%), or 244
parcels, have no sidewalks adjacent the property. A planned program of
sidewalk improvements should be established in Redevelopment Area #1, in
conjunction with improvements planned within the One- and Six Year Road
Plan and the City’s Capital Improvement Program. This process would allow
Community Development Block Grants and Tax Increment Financing to be used
to finance public improvements.
Aging water and sanitary sewer systems in developed portions of the
Redevelopment Area are and will continue to present maintenance and repair
problems. As identified in the Blight and Substandard Determination Study,
underground water mains in the Redevelopment Area are approximately 50+
years of age, while the sanitary sewer mains range in age from 70 to 85+ years.
The advanced age of these utility systems will necessitate replacement in the
near future.
Specifically, the region identified as Area “A” includes the site of the proposed
Ethanol Production Facility in the southern portion and a Subdivision that was
never annexed into the City of Wood River, “Wood Lawn Subdivision” located to
the west of the Community. Each of these areas will require an extension of all
appropriate municipal infrastructure to further promote growth and
development of these areas.
Area “B” includes water mains within the north/south streets that are
comprised of 2" or smaller mains, that are at least 50 years old, and highly
prone to breakage and repeated maintenance needs. Although a dedicated
street, Dodd Street south of Eighth Street, appears as more of a vacant lot,
rather than a street, improvements to Dodd Street should be incorporated into
the City’s One-and-Six year Road Plan, in conjunction with water main
improvements.
Wood River Redevelopment Area #1
Redevelopment Plan
61
Area “C” includes Downtown Wood River and is the oldest portion of the City.
Water mains throughout the Downtown are generally 1.5" to 4" in diameter.
Current development standards recommend no smaller than 6" diameter mains
in commercial areas. However, cost comparisons between 6" and 8" diameter
mains are minimal, and thus communities should consider 8" mains in
Downtown areas.
Redevelopment Finance tools, such as Tax Increment Financing, will provide
incentives to facilitate development. As identified in the City's current
Comprehensive Plan, Wood River should identify regions of greatest priority and
budget for selected reconstruction projects. Tax Increment Financing can serve
as a valuable source of additional monies to defer the cost of reconstruction
projects within Redevelopment Area #1. The Community Development Block
Program is one example of a State and Federal program to assist in financing
development activities in a designated blighted and substandard area.
Conclusions
Redevelopment activities, in Redevelopment Area #1, should serve Wood River
residents, as well as highway travelers. The role of Redevelopment Area #1 as
a developing commercial corridor with public and recreation facilities will foster
an appreciation for its image, character and uniqueness in Wood River.
A successful Redevelopment Plan, for Redevelopment Area #1, should guide
redevelopment and development opportunities, while basing the viability of this
Area as a residential, commercial, service and industrial area. New
construction should not imitate existing styles or characteristics, but rather be
compatible by similar materials, colors and heights exhibited by existing
structures within, and adjacent to Redevelopment Area #1.
The Community Development Agency (CDA) and the City of Wood River should
seek funding sources to create a revolving loan and/or grant program for the
rehabilitation and improvement of buildings and public uses in the
Redevelopment Area. The rehabilitation of buildings would prolong the life of
structures and enhance the visual appearance of the Community. To prevent
further decay, the Consultant recommends investment in all infrastructure
systems to secure the entire Redevelopment Area. Prior to transportation
network improvements, the City and the CDA should develop a plan in
conjunction with the City’s Capital Improvement Plan and the One- and Six
Year Street Plan to accommodate efficient infrastructure development and
improvements
Wood River Redevelopment Area #1
Redevelopment Plan
62
The following identifies estimated costs for the improvement of various
infrastructure features in Redevelopment Area #1.
Normal Street Replacement
Costs are dependent on street width and thickness of pavement or overlay.
Concrete paving of 6” thick with integral curbs costs an estimated $45 per
square yard. Asphalt overlay has a cost of $3 per square yard, per inch of
thickness of asphalt overlay.
The cost to construct a 6" thick, 30' wide concrete street is $150 per linear foot
The cost to construct a 6" thick, 60' wide concrete street is $300 per linear foot
The cost to construct a 2" thick, 30' wide asphalt overlay is $20 per linear foot
The cost to construct a 2" thick, 60' wide asphalt overlay is $40 per linear foot
Ramped Curb Cuts
$1,250 each
Sanitary Sewer
$50 to $60 per linear foot
Water Valves
$750 each
Fire Hydrants
$2,500 each
Overlay of Parking Lots
Asphalt overlay costs $3 per square yard per inch of thickness of asphalt
overlay. Therefore the cost of a 2" overlay of a 150 x 150 foot parking lot is
$15,000.
Paved Alleys
The cost for paved alleys is dependent on alley width and pavement thickness.
A 6" thick concrete alley would cost $45 per square yard.
The cost of a 6" thick, 16 foot wide concrete alley is $80 per linear foot.
The cost of a 6" thick, 20 foot wide concrete alley is $100 per linear foot.
Wood River Redevelopment Area #1
Redevelopment Plan
63
Storm Sewers
The cost of Storm Sewers is dependent upon the size of the storm sewer pipe and
on the number of inlets required. A breakdown of approximate unit prices is as
follows:
15" RCP costs $22 per linear foot
18" RCP costs $26 per linear foot
24" RCP costs $35 per linear foot
30" RCP costs $44 per linear foot
36" RCP costs $52 per linear foot
42" RCP costs $61 per linear foot
48" RCP costs $70 per linear foot
Inlets cost an estimated $2,500 each. Therefore, assuming 470 linear feet of 30"
storm sewer and four inlets per block, a block of storm sewer would cost $30,680.
Public and Private Foundations
This Redevelopment Plan addresses numerous community and economic development
activities for Redevelopment Area #1 in Wood River, Nebraska. The major components of this
Redevelopment Plan will be accomplished as individual projects, however, a comprehensive
redevelopment effort is recommended. Just as the redevelopment efforts should be tied
together, so should the funding sources to ensure a complete project. The use of state and
federal monies, local equity and tax incentives coupled with private funding sources, can be
combined for a realistic and feasible funding package. The following provides a summary
listing of the types of funding to assist in implementing this Redevelopment Plan. Each
selected redevelopment project should be accompanied with a detailed budget of both sources
and uses of various funds.
Building Improvement District
Tax Increment Financing
LB 840 or LB 1240
Historic Preservation Tax Credits
Low Income Housing Tax Credits
Sales Tax
Community Development Block Grants - Re-Use Funds
Local Lender Financing
Owner Equity
Small Business Association-Micro Loans
Community Assistance Act
Donations and Contributions
Intermodal Surface Transportation Efficiency Act
Wood River Redevelopment Area #1
Redevelopment Plan
64
Private Foundations
American Express Foundation
Kellogg Corporate Giving Program
Marietta Philanthropic Trust
Monroe Auto Equipment Company Foundation
Norwest Foundation
Piper, Jaffray & Hopwood Corporate Giving
Target Stores Corporate Giving
Pitney Bowes Corporate Contributions
Union Pacific Foundation
US West Foundation
Woods Charitable Fund, Inc.
Abel Foundation
ConAgra Charitable Fund, Inc.
Frank M. and Alice M. Farr Trust
Hazel R. Keene Trust
IBP Foundation, Inc.
Mid-Nebraska Community Foundations, Inc.
Northwestern Bell Foundation
Omaha World-Herald Foundation
Peter Kiewit and Sons Inc. Foundation
Thomas D. Buckley Trust
Valmont Foundation
Quivey-Bay State Foundation
Item J1
Final Plat - Beberniss Subdivision
This final plat proposes to create 1 lot on a parcel of land in the NE 1/4SE 1/4 of 17-10-10.
This land consists of approximately 3.297 acres. This splits an existing farmstead from a
parcel of 20 acres or more. This is in the Hall County Jurisdictiction. It is recommended the
Planning Commission approve and recommend the County Board approve this Final Plat.
Wednesday, May 10, 2006
Regular Meeting
Hall County Regional Planning
Commission
Staff Contact: Chad Nabity
Hall County Regional Planning Commission
April 13, 2006
Dear Members of the Board:
RE: Final Plat – Beberniss Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is herewith
submitted a final plat of Beberniss Subdivision, located north of Wood River Road, and west of
60th Road.
This final plat proposes to 1 lot on a parcel of land in the NE ¼ SE ¼ of 17-10-10. This land
consists of approximately 3.297 acres. This splits an existing farmstead from a parcel of 20 acres
or more.
You are hereby notified that the Regional Planning Commission will consider this final plat at the
next meeting that will be held at 6:00 p.m. on May 10, 2006 in the Council Chambers located in
Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
cc: County Clerk
County Attorney
Director of Public Works
Director of Building Inspections
Manager of Postal Operations
Rockwell and Associates
This letter was sent to the following School Districts 1R, 2, 3, 8, 12, 16, 19, 82, 83, 100, 126.
Item J2
Final Plat - JRH Subdivision
This final plat proposes to create 1 lot on a parcel of land in the NW 1/4 NW 1/4 of 09-9-12.
This land consists of approximately 3.197 acres. This splits an existing farmstead from a
parcel of 20 acres or more. This is in the Hall County Jurisdiction. It is recommended the
Planning Commission approve and recommend the County Board approve this Final Plat.
Wednesday, May 10, 2006
Regular Meeting
Hall County Regional Planning
Commission
Staff Contact: Chad Nabity
Hall County Regional Planning Commission
April 13, 2006
Dear Members of the Board:
RE: Final Plat – JRH Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is herewith
submitted a final plat of JRH Subdivision, located south of Burmood Road, and east of Bluff
Center Road.
This final plat proposes to 1 lot on a parcel of land in the NW ¼ NW ¼ of 09-09-12. This land
consists of approximately 3.197 acres. This splits an existing farmstead from a parcel of 20 acres
or more.
You are hereby notified that the Regional Planning Commission will consider this final plat at the
next meeting that will be held at 6:00 p.m. on May 10, 2006 in the Council Chambers located in
Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
cc: County Clerk
County Attorney
Director of Public Works
Director of Building Inspections
Manager of Postal Operations
Benjamin Associates
This letter was sent to the following School Districts 1R, 2, 3, 8, 12, 16, 19, 82, 83, 100, 126.
Item J3
Final Plat - Brown Acres South Subdivision
This final plat proposes to create 1 lot on a parcel of land in the SE 1/4 SE 1/4 of 07-12-11.
This land consists of approximately 3.552 acres. This is a one time split from an 80 acre
tract. This is within Cairo 1 mile Jurisdiction. It is recommended the Planning Commission
approve and recommend Cairo Village Board approve this Final Plat.
Wednesday, May 10, 2006
Regular Meeting
Hall County Regional Planning
Commission
Staff Contact: Chad Nabity
Hall County Regional Planning Commission
April 13, 2006
Dear Members of the Board:
RE: Final Plat – Brown Acres South Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is herewith
submitted a final plat of Brown Acres South Subdivision, located north of Chapman Road, and
west of 130th Road.
This final plat proposes to 1 lot on a parcel of land in the SE ¼ SE ¼ of 07-12-11. This land
consists of approximately 3.552 acres. This is a one time split from an 80 acre tract.
You are hereby notified that the Regional Planning Commission will consider this final plat at the
next meeting that will be held at 6:00 p.m. on May 10, 2006 in the Council Chambers located in
Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
cc: Cairo Village Clerk
Cairo Village Attorney
County Clerk
County Attorney
Director of Public Works
Director of Building Inspections
Manager of Postal Operations
Olsson Associates
This letter was sent to the following School Districts 1R, 2, 3, 8, 12, 16, 19, 82, 83, 100, 126.
Item J4
Final Plat - Brown Acres North Subdivision
This final plat proposes to create 1 lot on a parcel of land in the NE 1/4 SE 1/4 of 07-12-11.
This land consists of approximately 3.528 acres. This is a one time split from an 80 acre
tract. This is in the Hall County Jurisdiction. It is recommended the Planning Commission
approve and recommend the County Board approve this Final Plat.
Wednesday, May 10, 2006
Regular Meeting
Hall County Regional Planning
Commission
Staff Contact: Chad Nabity
Hall County Regional Planning Commission
April 13, 2006
Dear Members of the Board:
RE: Final Plat – Brown Acres North Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is herewith
submitted a final plat of Brown Acres North Subdivision, located north of Chapman Road, and
west of 130th Road.
This final plat proposes to 1 lot on a parcel of land in the NE ¼ SE ¼ of 07-12-11. This land
consists of approximately 3.528 acres. This is a one time split from an 80 acre tract.
You are hereby notified that the Regional Planning Commission will consider this final plat at the
next meeting that will be held at 6:00 p.m. on May 10, 2006 in the Council Chambers located in
Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
cc: County Clerk
County Attorney
Director of Public Works
Director of Building Inspections
Manager of Postal Operations
Olsson Associates
This letter was sent to the following School Districts 1R, 2, 3, 8, 12, 16, 19, 82, 83, 100, 126.
Item J5
Final Plat - JNK Subdivision
This final plat proposes to create 1 lot on a parcel of land in the NE 1/4 NE 1/4 of 02-09-11.
This land consists of approximately 5.421 acres. This splits an existing farmstead from a
parcel of 20 acres or more. This in the Hall County Jurisdiction. It is recommended the
Planning Commission and the County Board approve this Final Plat.
Wednesday, May 10, 2006
Regular Meeting
Hall County Regional Planning
Commission
Staff Contact: Chad Nabity
Hall County Regional Planning Commission
April 13, 2006
Dear Members of the Board:
RE: Final Plat – JNK Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is herewith
submitted a final plat of JNK Subdivision, located south of Cedarview Road, and west of 90th
Road.
This final plat proposes to 1 lot on a parcel of land in the NE ¼ NE ¼ of 02-09-11. This land
consists of approximately 5.421 acres. This splits an existing farmstead from a parcel of 20 acres
or more.
You are hereby notified that the Regional Planning Commission will consider this final plat at the
next meeting that will be held at 6:00 p.m. on May 10, 2006 in the Council Chambers located in
Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
cc: County Clerk
County Attorney
Director of Public Works
Director of Building Inspections
Manager of Postal Operations
Benjamin Associates
This letter was sent to the following School Districts 1R, 2, 3, 8, 12, 16, 19, 82, 83, 100, 126.