05-02-2007 Regional Planning Regular Meeting PacketHall County Regional
Planning Commission
Wednesday, May 02, 2007
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
Karen Bredthauer 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 .A
Summary to Agenda
Wednesday, May 02, 2007
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 2, 2007
4. Public Hearing - Concerning amended rezoning from CD to Amended CD for
property located on Lot 1, Conestoga North 12th Subdivision, (3425 State St.), Grand
Island, NE Approval of this amended development plan would allow for the
expansion of the El Toro and Baltz buildings on this site. (C-18-2007GI) (See full
recommendation)
CONSENT AGENDA
5. Final Plat - Siemers Subdivision, located on the east side of Engleman Road
between One R Road and White Cloud Road, in Hall County, Nebraska. This land
consists of approximately 2.500 acres. This is a one time split from a parcel of 80
acres or more.
6. Final Plat – Marion Francis Subdivision located on the east side of Monitor Road,
between White Cloud Road and Abbott Road in Hall County, Nebraska. This land
consists of approximately 3.663 acres. This is a one time split from a parcel of 80
acres or more.
7. Final Plat - Cooper Subdivision located south of 1st Street, and east of Kimball, in
the City of Grand Island, Nebraska. This is two lots in a B3 Heavy Business zone.
There is a single house on each parcel. They are each connected to public sewer
and water independent of the other. The lots meet or exceed the minimum size
permitted in the B3 Zone. This property consists of approximately 0.200 acres.
It is recommended the Planning Commission Approve the
consent agenda items as presented.
Item E
Minutes of April 4, 2007 Meeting
Minutes of the April 2, 2007 Regional Planning Commission Meeting
Wednesday, May 02, 2007
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 4, 2007
The meeting of the Regional Planning Commission was held Wednesday, April 4, 2007,
in the Council Chamber - City Hall - Grand Island, Nebraska. Notice of this meeting
appeared in the "Grand Island Independent" March 24, 2007.
Present: Pat O’Neill Dianne Miller
Bob Niemann Leslie Ruge
Mark Haskins Debra Reynolds
Bill Hayes Karen Bredthauer
Absent: John Amick, Jaye Monter, Scott Eriksen, Don Snodgrass
Other: Steve Riehle, Mitch Nickerson
Staff: Chad Nabity, Barbara Quandt
Press: GI Independent, Tracy Overstreet
1. Call to order.
Chairman O’Neill called the meeting to order at 6:02 p.m. He stated that
this was a public meeting subject to the open meetings laws of the State
of Nebraska. He noted that the requirements for an open meeting were
posted on the wall in the room and easily accessible to anyone who may
be interested in reading them.
2. Minutes of March 7, 2007 meeting.
A motion was made by Miller and seconded by Reynolds to approve the
Minutes of the March 7, 2007.
The motion carried with 6 members present voting in favor (O’Neill, Miller,
Niemann, Ruge, Reynolds, Bredthauer) and 2 members present
abstaining (Hayes, Haskins).
3. Request time to speak
4. Public Hearing - Concerning a change of zoning for a tract of land
comprising a part of the East Half of the Southwest Quarter of the
Southeast Quarter (E1/2 SW1/4 SE1/4), of Section Twenty Three (23),
Township Eleven (11) North, Range Ten (10) West of the 6th P.M., in
the City of Grand Island, Hall County, Nebraska from LLR Large Lot
Residential to B2 General Business Zone. This property is located at
4106 West Stolley Park Road. (C-15-2007GI)
Chairman O’Neill opened the above mentioned Public Hearing. Nabity
presented. The applicant is proposing to rezone approximately 4.987
acres of land, owned by Chief Industries Inc. and located west of Highway
30 and north of Stolley Park Road, from LLR – Large Lot Residential to B2
– General Business Zone. The Comprehensive Plan designated this
property for future development as a combination of mobile home and
manufacturing, typically M1or M2. The B2 zone is more restrictive and is
largely consistent with the City’s Comprehensive Land Use Plan. City
water and sewer services are available and can be extended to serve the
rezoning area. This change would allow for the expansion of an existing
business, Chief Industries, Inc., in an appropriate place near their existing
location. This site would work well for corporate offices based on location
and accessibility. This change would provide an appropriate buffer
between the designated combination of uses designated by the
Comprehensive Plan. This change would not likely impact the traffic
volumes on Stolley Park Road, or Highway 30, negatively. Staff
recommends this zoning change as requested.
Paul Briseno, John Greene and Ray Keeser commented at the public
hearing expressing concerns regarding increased traffic, especially
construction traffic, on Liberty Lane and Freedom Drive. They stated that
these roads are not built to a standard to support more than the
neighborhood traffic. The neighbors were not opposed to Chief placing
offices at this location, but they were concerned about traffic through their
neighborhood.
Bob Eihusen, with Chief, stated that they were unsure where they would
access the new building. The closest public street to the new building
would be on Liberty Lane. He anticipates between 20 and 30 employees
at the building.
Nabity stated that this property does have access to both Liberty Lane and
Stolley Park Road and that he did not believe that the City could limit
access to either road at this time since they are both public streets.
Liberty Lane is dedicated up to the Chief property but the improved road
does not extend all the way to Chief’s property. The road would have to
be improved from the end of the black top to Chief’s property to provide
public access.
Steve Riehle, Grand Island Public Works Director, stated that Liberty Lane
and Freedom Drive would not stand up to construction traffic and that
Public Works would work with Chief to keep construction vehicles from
using those roads.
Chairman O’Neill closed the public meeting.
A motion was made by Ruge, and seconded by Niemann, to recommend the
approval of the change of zoning as proposed.
A roll call vote was taken and the motion passed with 8 members present
(O’Neill, Ruge, Hayes, Reynolds, Haskins , Niemann, Miller, Reynolds) voting in
favor.
5. Public Hearing – Concerning a change of zoning for a tract of land
consisting of Lot 9, Frank P. Barks’ Subdivision and Lots 5 and 6, Block 3,
East Park Subdivision, in the City of Grand Island, Hall County, Nebraska
from M2 Heavy Manufacturing to R4 High Density Residential Zone. This
property is located at 1822 and 1824 East 7th Street. (C-16-2007GI)
Chairman O’Neill opened the Public Hearing. Nabity reported that this
application proposes to rezone approximately 1.357 acres of land east of
Skypark Road and north of 7th Street, from M2 Heavy Manufacturing to R4 High
Density Residential. There are two single family homes on this property. Nabity
stated that the adjacent property is designated residential use, and that this is
largely consistent with the City’s Comprehensive Land Use Plan. This property is
accessible to existing municipal infrastructure with City water and sewer services
available . The existing house would be a permitted use in the R4 zone. This
property is immediately adjacent to property that is zoned R4 with the uses
similar on both properties. This property has been zoned M2 since at least 1979.
If the house is damaged to an extent greater than 50% of its current value, it
cannot be rebuilt without action by the Grand Island City Council. This change to
an R4 zone would allow the houses to be rebuilt should one, or both, become
damaged. This will not change any of the current uses of the property.
Chairman O’Neill closed the Public Hearing.
A motion was made by Haskins, and seconded by Reynolds, to recommend the
approval of the change of zoning as proposed.
A roll call vote was taken and the motion passed with 8 members present
(O’Neill, Ruge, Hayes, Haskins, Bredthauer, Niemann, Miller, Reynolds) voting in
favor.
6. Public Hearing – Concerning tax increment financing for Pro Con
Handicapped Housing Development. (C-17-2007GI)
Chairman O’Neill opened the Public Hearing. Nabity reported that this a
redevelopment plan for property located in Blight and Substandard Area #5, east
and west of Geddes Street, on the south side of Capital Avenue. The applicant
is proposing to redevelop vacant properties for handicapped accessible housing.
The applicant is requesting to use Tax Increment Financing to offset part of the
costs of development. Nabity stated that the purpose of the CRA, and the
designated blight and substandard areas, is to provide incentives for
development in underdeveloped areas of the community. This project will
provide housing in an area designated for housing development at an
appropriate density as indicated by the Grand Island Comprehensive Plan.
Development of this property should prevent further decay of this neighborhood
and may spur additional development in an area of Grand Island that has been in
the City limits for more than 100 years and has remained largely undeveloped.
This area has already been declared blighted and substandard by the CRA, the
Hall County Regional Planning Commission, as well as the Grand Island City
Council. This project is consistent with the existing zoning and the future land
use plan for the City of Grand Island. The Regional Planning Commission
recommendation is limited to the appropriateness of the proposed use at this
location. The Grand Island Comprehensive Plan and Zoning Map both call for
residential uses at this location. Staff recommended approval of the
redevelopment plan as submitted.
Chairman O’Neill closed the Public Hearing.
A motion was made by Hayes, and seconded by Miller, to recommend the
approval of the redevelopment plan as submitted.
A roll call vote was taken and the motion passed with 8 members present
(O’Neill, Ruge, Hayes, Haskins, Bredthauer, Niemann, Miller, Reynolds) voting in
favor.
CONSENT AGENDA
7. Final Plat - Commonwealth Business Park Sixth Subdivision located east of
Kaufman Avenue and north of Old Potash Highway. (2 lots)
8. Final Plat – Woodland Park Fifth Subdivision located east of Independence
Avenue and north of Capital Avenue. (15 lots & 1 outlot)
9. Final Plat - ARP Subdivision – Hall County - Located south of Abbott Road
between 80th Road and 90th Road. (1 lot)
The Consent Agenda was considered by the Commission members.
A motion was made by Haskins and seconded by Hayes, to approve Consent
Agenda Items 7, 8 and 9 as presented.
A roll call vote was taken and the motion passed with 8 members present
(O’Neill, Ruge, Hayes, Haskins, Bredthauer, Niemann, Miller, Reynolds) voting in
favor.
10. Planning Director’s Report
Nabity reported that an amended CD Zone application has been submitted and
will be on the May Agenda. Nabity will be attending the APA Conference in
Philadelphia.
7. Next meeting May 2 , 2007
8. Adjourn
Chairman O’Neill adjourned the meeting at 6:35 p.m.
_____________________________________________
Leslie Ruge, Secretary
by Barbara Quandt
Item F1
Public Hearing - C-18-2007GI
Concerning Amended CD Zone for Lot 1, Conestoga North. (C-18-2007GI) (Hearing,
Discussion, Action)
Wednesday, May 02, 2007
Regular Meeting
Hall County Regional Planning
Commission
Staff Contact: Chad Nabity
Hall County Regional Planning Commission
Agenda Item #4
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
April 24, 2007
SUBJECT: Change of Zoning for Lot 1 of Grand Island Mall 12th Subdivision,
located South of State Street, and West of Webb Road, from CD Commercial
Development to Amended CD Commercial Development. (Hearing, Discussion,
Action) (C-18-2007GI)
PROPOSAL: This proposed development would increase the building envelopes and
allow larger buildings for two buildings on the lot (Ballz Sports Bar and El Toro
Restaurant) see the attached exhibits. El Toro would be expanded as shown and further
expansion within the building envelope would also be allowed if approved. Ballz would
be allowed to expand within the building envelope at some point in the future.
OVERVIEW:
Site Analysis
Current zoning designation: CD-Commercial Development Zone buildings as
shown.
Permitted and conditional uses:
Comprehensive Plan Designation: Commercial development
Existing land uses. Existing buildings
Adjacent Properties Analysis
Current zoning designations: North, East: B1-Light Business Zone,
South, East CD Commercial Development Zone
West, B2-General Business Zone
Permitted and conditional uses: CD – Commercial office and retail uses. B1-
Commercial and retail uses that do not include
outside storage or display of merchandise, office
uses and residential uses up to a density of 43
units per acre. B2-Commercial and retail uses,
office uses, residential uses up to a density of 43
units per acre, some limited manufacturing uses.
Comprehensive Plan Designation: North, South, East and West: Designated for
commercial development and uses.
Existing land uses: North: Small Retail Shops
East: Restaurants
West: U.S. 281, Retail
South: Parking for Conestoga Mall
EVALUATION:
Positive Implications:
· Consistent with the City’s Comprehensive Land Use Plan: The subject property is
designated for commercial development.
· Is infill development. This development is using property that is within the existing
functional and legal boundaries of the City of Grand Island.
· Accessible to Existing Municipal Infrastructure: Water and sewer services are
available to service the area.
· Monetary Benefit to Applicant: Would allow the applicant to develop and sell this
property.
· Allows for Changes to the Market: Changes to the market caused by legislation
(smoking ban) may lead to the need for Ballz to expand with an outdoor venue. El
Toro has outgrown their existing space and will either need to move or expand on
site.
Negative Implications:
· Parking: It appears that there is enough parking on the site for the proposed
expansions. The parking may not be immediately adjacent to these buildings but
would be on the entire property which includes multiple buildings.
Other Considerations
Consideration of this amended CD zone is required due to the change in building sizes.
A change of up to 10% can be approved administratively but this change will almost
double the size of the El Toro Building.
Commercial development zones allow up to 30% of the property within the CD zone to
be covered with buildings. Total coverage of the property is substantially below the 30%
allowed even with the additional building area.
No changes will be made to the platted lot 1 of Conestoga North 12th Subdivision.
RECOMMENDATION:
That the Regional Planning Commission recommend that the Grand Island City
Council approve the amended CD zoning district and final development plan.
___________________ Chad Nabity AICP, Planning Director
April 10, 2007
C-18-2007GI
Dear Property Owner:
You are hereby notified that a public hearing will be held at a meeting before the Regional Planning
Commission, in the Council Chambers, located in Grand Island’s City Hall, 100 E First Street,
beginning at 6:00 p.m., Wednesday May 2, 2007 concerning the following changes:
An amendment to the Grand Island Zoning Map from CD Commercial Development to
Amended CD, for a tract of land consisting of Lot 1 Conestoga North Subdivision, in the City of
Grand Isla nd, Hall County, Nebraska. This property is located at 3425 State Street, as shown
on the enclosed map.
You, as an owner of property adjacent to or within 300 feet of the proposed zone changes, are invited
to attend this hearing and give testimony before the Planning Commission relative to the request.
This notice is not a requirement of law, but is being sent to you in the interest of public involvement so
that you will be aware of such possible land use changes adjacent to or near your property and have
the opportunity to express your views.
If you have any questions concerning this proposal, please call the office of the Regional Planning
Commission.
Sincerely,
Chad Nabity, AICP
Planning Director
Item M1
Siemers Subdivision - Final Plat
Siemers Subdivision, located on the east side of Engleman Road between One R Road and
White Cloud Road in Hall County, Nebraska. (1 lot)
Wednesday, May 02, 2007
Regular Meeting
Hall County Regional Planning
Commission
Staff Contact: Chad Nabity
Hall County Regional Planning Commission
April 19, 2007
Dear Members of the Board:
RE: Final Plat – Siemers Subdivision
For reasons of Section 19-923 Revised Statutes of Nebraska, as amended, there is herewith submitted a final plat of
Siemers Subdivi sion, located on the east side of N. Engleman Road between W. One R Road and W. White Cloud Road,
Hall County Nebraska.
This subdivision proposes to create 1 lot on a tract of land comprising a part of the North Half of the Southwest Quarter
(N1/2 SW1/4), of Section Twenty Three (23), Township Twelve (12) North, Range Ten (10) West of the 6th P.M., Hall
County, Nebraska. This subdivision consists of 2.500 acres, more or less.
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 on May 2, 2007, in the Council Chambers located in Grand Island’s City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
cc: County Clerk
County Attorney
County Public Works Director
County Building Director
Manager of Postal Operations
Rockwell & Associates
This letter was sent to the following School Districts 1R, 2, 3, 8, 12, 16, 19, 82, 83, 100, 126.
Item M2
Marion Francis Subdivision - Final Plat
Marion Francis Subdivision, located on the east side of Monitor Road, between white Cloud
Road and Abbott Road in Hall County, Nebraska. (1 lot)
Wednesday, May 02, 2007
Regular Meeting
Hall County Regional Planning
Commission
Staff Contact: Chad Nabity
Hall County Regional Planning Commission
April 19, 2007
Dear Members of the Board:
RE: Final Plat – Marion Francis Subdivision
For reasons of Section 19-923 Revised Statutes of Nebraska, as amended, there is herewith submitted a final plat of
Marion Francis Subdivision, located on Monitor Road between White Cloud Road and Abbott Road, Hall County
Nebraska.
This subdivision proposes to create 1 lot on a tract of land comprising a part of the South Half of the Northwest Quarter
(S1/2 NW1/4) of Section Twenty Seven (27), Township Twelve (12) North, Range Ten (10) West of the 6th P.M., Hall
County, Nebraska. This subdivision consists of 3.663 acres, more or less.
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 on May 2, 2007, in the Council Chambers located in Grand Island’s City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
cc: County Clerk
County Attorney
County Public Works Director
County Building Director
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 M3
Cooper Subdivision - Final Plat
Cooper Subdivision located south of 1st Street, and east of Kimball, in the City of Grand
Island, Hall County, Nebraska. (2 lots)
Wednesday, May 02, 2007
Regular Meeting
Hall County Regional Planning
Commission
Staff Contact: Chad Nabity
Hall County Regional Planning Commission
April 19, 2007
Dear Members of the Board:
RE: Final Plat – Cooper Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is herewith submitted a final plat of
Cooper Subdivision, located on the southeast corner of 1st Street and Kimball Avenue, in the City of Grand Island.
This final plat proposes to create two lots on a tract of land comprising all of Lot Four (4), Block Ninety-three (93), Original
Town of Grand Island, Nebraska. This tract of land consists of approximately 0.200 acres.
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 2, 2007 in the Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
cc: City Clerk
City Attorney
Director of Public Works
Director of Utilities
Director of Building Inspections
Manager of Postal Operations
Benjamin & Associates, Inc.
This letter was sent to the following School Districts 1R, 2, 3, 8, 12, 19, 82, 83, 100, 126.