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04-07-2010 Regional Planning Regular Meeting PacketHall County Regional Planning Commission Wednesday, April 07, 2010 Regular Meeting Packet Commission Members: Regional Planning Director:Chad Nabity Technician: Edwin Maslonka Secretary: Rose Woods 6:00:00 PM Council Chambers - City Hall 100 East First Street Ray Aguilar Grand Island John Amick Hall County Karen Bredthauer Grand Island Vice Chairperson Julie Connelly Grand Island Scott Eriksen Grand Island Mark Haskins Hall County Bill Hayes Doniphan Jaye Monter Cairo 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 -1 April Summary Insert a narrative here Wednesday, April 07, 2010 Regular Meeting Hall County Regional Planning Commission Staff Contact: Hall County Regional Planning Commission Staff Recommendation Summary For Regional Planning Commission Meeting April 7, 2010 4. Public Hearing - Text Amendment - Amendment to be considered pertain to §36-103 Wind Energy Systems, Grand Island City Zoning Regulations, §6.03 Wind Energy Installation, Hall County Zoning Regulations, and §7.15 Wind Energy Systems, Alda, Cairo, Doniphan and Wood River Zoning Regulations. (C-13-2010 ALL). See Full Recommendation Consent Agenda 5. Final Plat – Ohlman Farms Subdivision– located north of Burmood Rd., and west of McGuire Rd., in Hall County, Nebraska. Consisting of 3.117 acres. (1 Lot). This splits an existing farmstead from a parcel of 20 acres or more. 6. Final Plat – Lake View Acres Subdivision – located north of White Cloud Road and west of 80th Rd., in Hall County, Nebraska. Consisting of 2.1704 acres. (1 Lot). This splits an existing farmstead from a parcel of 20 acres or more. 7. Final Plat – Redwing Acres Subdivision, located north of White Cloud Road and west of 80th Rd., in Hall County, Nebraska. Consisting of 1.549 acres. (1 Lot). This splits an existing farmstead from a parcel of 20 acres or more. Item E2 March Meeting minutes Insert a narrative here Wednesday, April 07, 2010 Regular Meeting Hall County Regional Planning Commission Staff Contact: 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 March 3, 2010 The meeting of the Regional Planning Commission was held Wednesday, February 3 , 2010, in the Community Meeting Room - City Hall – Grand Island, Nebraska. Notice of this meeting appeared in the "Grand Island Independent" January 23, 2010. Present: Pat O’Neill Leslie Ruge John Amick Karen Bredthauer Mark Haskins Don Snodgrass Julie Connelly Scott Eriksen Absent: Deb Reynolds, Ray Aguilar, Bill Hayes and Jaye Monter Other: Staff: Chad Nabity, Rose Woods Press: 1. Call to order. Chairman O’Neill called the meeting to order at 6:00 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 February 3, 2010 meeting. A motion was made by Ruge and seconded by Bredthauer, to approve the Minutes of the February 3 , 2010 meeting as presented. The motion carried with 8 members present and 6 voting in favor (Amick, O’Neill, Ruge, Eriksen, Bredthauer, Snodgrass, Haskins, and Connelly). 3. Request time to speak. Ron Miller, 704 S Cherry, Grand Island, requested time to speak on item # 5. 4. Public Hearing – Annexation - Property located at 3609 E US Hwy 30 and 803 N Shady Bend Rd., in the 2-mile extraterritorial jurisdiction of Grand Island. A map and exact legal description are available at the Hall County Regional Planning Department located within Grand Island City Hall. (C-10-2010GI) O’Neill opened the Public Hearing. Nabity explained this property is contiguous with the Grand Island City Limits. The owners have requested that Shady Bend Subdivision be approved as an addition to the City. These properties are within the Grand Island Utilities Electrical Service District. These properties are all within the Cedar Hollow/Northwest School District. These annexations will not impact the two-mile extraterritorial jurisdiction of Grand Island. Water is available to the property. Sewer is available to the property. This property is within the Grand Island Utilities Electrical Service District. This property is within the Northwest School District. Annexing this property will not impact the two mile extraterritorial jurisdiction of Grand Island. O’Neill closed the Public Hearing. A motion was made by Haskins and seconded by Eriksen, to recommend approval of the Annexation of property located at 3609 E US Hwy 30 and 803 N Shady Bend Rd as submitted. A roll call vote was taken and the motion passed with 8 members present all voting in favor (Amick, O’Neill, Ruge, Eriksen, Haskins, Bredthauer, Connelly, Snodgrass) and no member present voting against. 5. Public Hearing – Rezone – A request to rezone 435 Stuhr Rd., from M1 Light Manufacturing to M2 Heavy Manufacturing, located east of Stuhr Rd., and north of Swift Rd., in the City of Grand Island. (C-11-2010GI) O’Neill opened the Public Hearing. Nabity explained this request to rezone approximately 80 acres of land east of the Stuhr Road between Swift Road and Seedling Mile Road from M1 Light Manufacturing to M2 Heavy Manufacturing. JBS Swift has purchased this property and plans to expand their current operation in the area to this property beginning with the construction of a 2500 spot employee parking lot. Ron Miller, 704 S Cherry, Grand Island, NE, spoke against the rezone request. Miller stated he lives southwest of the Swift plant. He urged the Commission not to allow JBS to expand in any way until it gets rid of its odor issues that have plagued the city for 25 years. Miller stated it’s an “ungodly gagging smell that makes you sick”. The odor comes through closed doors and windows in the wintertime and requires constant running of air-conditioner in the summer because it’s too smelly to open the windows or spend any time outside. Miller stated by JBS relocating their parking lot would allow JBS to expand the plant into the old parking lot. Amick spoke about what the future plans were for the historical house located on the property and hoped JBS would preserve the old house and work with the Historical Society to move the house versus tearing it down. O’Neill commented that JBS was a terrible neighbor, he commented they routinely spill waste from the plant on the road and continues to lie about what it has done, and finds it’s easier and cheaper to pay fines for sloppy operations rather than doing things right. O’Neill asked City Council liaison to let the rest of the Council know of his dissatisfaction of the way JBS has handled things. He asked they take into account Swift’s track record and that they reject the company’s plan when the Council addresses the company’s plan at the March 23, Council meeting. O’Neill closed the Public Hearing. A motion was made by Ruge, seconded by Haskins to approve the rezone request of 435 Stuhr Rd., from M1 - Light Manufacturing to M2 – Heavy Manufacturing, as presented. A roll call vote was taken and the motion passed with 7 members present voting in favor, (O’Neill, Ruge, Eriksen, Haskins, Bredthauer, Connelly, Snodgrass) and one member voting against (Amick). 6. Public Hearing - Text Amendment - Amendments to be considered pertain to Sections 36-72 Light Manufacturing and 36-73 Heavy Manufacturing and Appendix A to allow a parking lot as a permitted principal use in these districts; and proposed amendments to 36.102 Landscaping Regulations including landscaping along federal and state funded highways and landscaping for parking lots with more than 500 spaces. (C-12-2010GI) O’Neill opened the Public Hearing. Nabity explained the request 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 Sections 36-72 Light Manufacturing and 36-73 Heavy Manufacturing and Appendix A to allow a parking lot as a permitted principal use in these districts; and proposed amendments to 36.102 Landscaping Regulations including landscaping along federal and state funded highways and landscaping for parking lots with more than 500 spaces. The changes proposed as attached were suggest by City of Grand Island Staff and/or requested by JBS Swift. JBS Swift specifically requested changes to the M2 zoning district to allow parking lots as a principal use and amendments to the landscaping regulations to make special provisions for large parking lots (more than 500 spaces that incorporate rain basins into the design of the parking lot. City staff has suggested adding parking lots as a permitted use in the M1 Light Manufacturing zone; amending Appendix A the Land Use Matrix to include parking lots and the zones they are allowed in; and removing the requirement for a 30 foot landscaping buffer along federal and state funded highways. A motion was made by Amick and seconded by Haskins, to recommend approval to amend the parking regulations pertaining to §36-72 Light Manufacturing and §36-73 Heavy Manufacturing and Appendix A to allow a parking lot as permitted principal use in these districts as presented. A roll call vote was taken and the motion passed with 8 members present, 8 voting in favor (Amick, O’Neill, Ruge, Haskins, Eriksen, Bredthauer, Connelly, Snodgrass) and no member present voting against. Consent Agenda 7. Final Plat – Shady Bend Subdivision, located west of Shady Bend Rd. and south of US Hwy 30, in the 2 -mile extraterritorial jurisdiction of Grand Island. Consisting of 2.441 acres. (2 Lots). 8. Final Plat - JBS Subdivision, located east of Stuhr Rd., and north of Swift Rd., in the City of Grand Island. Consisting of approximately 73 acres more or less. (2 Lots). 9. Final Plat – Meadowlark West Eighth Subdivision, located north of Faidley Avenue and east of Allen Drive., i n the City of Grand Island. Consisting of 3.69 acres. (2 Lots). 10. Final Plat – A and E Subdivision, located south of NE Hwy 2 and west of 70th Rd., in Hall County, Nebraska. Consisting of 1.925 acres. (1 Lot). A motion was made by Bredthauer and seconded by Ruge to approve the plats as presented on the Consent Agenda. A roll call vote was taken and the motion passed with 8 members present (Amick, O’Neill, Ruge, Haskins, Eriksen, Bredthauer, Snodgrass, Connelly) voting in favor and no member present abstaining. 11. Planning Director’s Report Nabity spoke about O’Neill receiving the Outstanding Appointed Official Award he was awarded at the NPZA banquet. Nabity said he was still going over changes for the review of the Wind/Tower Regulations with area communities. 12. Next Meeting April 7, 2010 13. Adjourn Chairman O’Neill adjourned the meeting at 6:45 p.m. _____________________________________________ Leslie Ruge, Secretary by Rose Woods Item F3 Text Amendment Insert a narrative here Wednesday, April 07, 2010 Regular Meeting Hall County Regional Planning Commission Staff Contact: Hall County Regional Planning Commission Agenda Item #4 PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION: March 23, 2010 SUBJECT: Concerning amendments to the Zoning Resolution for Hall County, the Zoning Ordinances for Wood River, Alda, Cairo, and Doniphan and their 1 mile extra- territorial jurisdiction, and the Zoning Ordinance for the City of Grand Island and its 2 mile extra-territorial jurisdiction. Changes are being proposed to he following sections of each resolution or ordinance :Wind Energy Systems sections for Hall County (§6.03 Wind Energy Installation), Grand Island (§36-103 Wind Energy Systems), Wood River, Alda, Doniphan and Cairo (§7.15 Wind Energy Systems), the proposed changes will repeal the existing regulations and replace them with updated regulations including micro, small and commercial wind energy conversion systems and regulations to allow all three sizes under differing circumstances (C-13-2010All) PROPOSAL: The proposed changes are attached. The existing sections will be replaced with the new regulations as proposed. OVERVIEW: Wind energy is an evolving technology that is impacting landuse in central Nebraska. It is now possible to buy a 600W wind turbine at Menards. It is inevitable that people will begin putting up wind generation units. We need to have regulations in place that define how and where this can be done before people put them up. The regulations for the City of Grand Island were modified in 2009 to accommodate the changing technology and staff is recommending additional changes. The regulations regarding wind energy systems for Hall County, Wood River, Alda, Cairo and Doniphan have not been modified since they were adopted in 2004. Planning Commission Staff is recommending similar regulations for all of the entities served by the Hall County Planning Department. Each entity will have the opportunity to review, modify and potentially adopt these regulations. These regulations will define 3 types of wind energy systems based in the generation capacity and the size of the units. Some form of wind generation would be permitted in all zoning districts. Wind Energy Conversion Systems: Micro Wind Energy Conversion Systems: Micro Wind Energy Conversion System (MWECS) shall mean a wind energy conversion system consisting of a wind turbine, a tower, and associated control or conversion electronics, which has a rated capacity of not more than 5 kW and which is intended to primarily reduce on-site consumption of utility power. Rotor Diameter shall not exceed 7 feet. MWECS would be allowed in all zoning districts and on all lots with a permitted principal use as long as the system as constructed conforms to the standards defined in the regulations. There is no maximum height limitation, but height would be limited by fall zone and FAA regulations and impact on nearby regulated airports. Wind Turbines with a rotor diameter of greater than 7 feet but rated capacities of less than 5kW would be considered small wind energy conversion systems. Small Wind Energy Conversion Systems Small Wind Energy Conversion System (SWECS) shall mean a wind energy conversion system consisting of a wind turbine, a tower, and associated control or conversion electronics, which has a rated capacity not less than 5 kW and not more than 100 kW or has a rated capacity of not more than 5 kW and a rotor diameter of greater than 7 feet and which is intended to primarily reduce on-site consumption of utility power. SWECS would be allowed in all zoning districts and on all lots with a permitted principal use as long as the system as constructed conforms to the standards defined in the regulations. There is no maximum height limitation, but height would be limited by fall zone and FAA regulations and impact on nearby regulated airports. Setbacks for MWECS an SWECS The setbacks for MWECS and SWECS are determined by the fall zone. Fall zone is a function of the height of the tower and the underlying zoning setbacks. Tower height is differentiated based on whether the tower is mounted on building or on the ground. (N) Tower Height (Ground Mounted) shall mean the total height of the Wind Energy Conversion System, between the ground level at the base of the tower and the top of the tower, exclusive of the rotor blades. (O) Tower Height (Roof Mounted) shall mean the total height of the Wind Energy Conversion System, between the roof level at the base of the tower and the top of the tower, exclusive of the rotor blades. The fall zone for ground mounted towers is the height of the tower plus the underlying setback. The fall zone for roof mounted towers is 125% of the height of the tower plus the underlying setback for MWCES and 150% of the height of the tower plus the underlying setback for SWCES. Commercial Wind Energy Conversion Systems (WECS) Commercial Wind Energy Conversion System (WECS) shall mean a wind energy conversion system of equal to or greater than 100 kW in total name plate generating capacity. WECS are also allowed under these regulations in the following zoning districts based on entity with jurisdiction. These are not allowed in every zoning district. They are primarily allowed in the Agricultural and Transitional Agriculture Zones. A full listing of the zones where they would be allowed is included below. A WECS would be any system that generates more than 100KW. These would need to meet all of the requirements in the regulations and receive a conditional use permit prior to beginning construction. Grand Island Commercial/Utility Grade wind energy systems shall be a Conditional Use within the AG-2 Secondary Agricultural District, the TA Transitional Agriculture District, the AG- SI Special Agriculture/Industrial Zone, AG-SE Special Agriculture District/Events Zone, and the AG-SC Special Agriculture District/Conservation Zone. Hall County Commercial/Utility Grade wind energy systems shall be a Conditional Use within the A- 1 Agricultural – Primary District, the A-2 Secondary Agricultural District, the A-3 Agricultural – Transition District, the AG-SI Special Agriculture/Industrial Zone, the AG-SE Special Agriculture District/Events Zone, the GI General Industrial District and the AG-SC Special Agriculture District/Conservation Zone. Alda, Cairo, Doniphan, and Wood River Commercial/Utility Grade wind energy systems shall be a Conditional Use within the AG Agricultural District, and the TA Transitional District. RECOMMENDATION: That the Regional Planning Commission recommend that the Hall County Board, Grand Island City Council, Wood River City Council and the Village Boards of Alda, Cairo and Doniphan approve the changes to the regulations as proposed. ___________________ Chad Nabity AICP, Planning Director Proposed Changes to Regulations for Hall County, Grand Island, Wood River, Alda, Cairo and Doniphan (These are numbered for the Grand Island Code but would be renumbered for the appropriate jurisdiction at the time of adoption. The requirements for a commercial WECS are to be modified for Hall County, Wood River, Alda, Cario and Doniphan as indicated by the footnote in that section.) 36-103. Wind Energy Conversion Systems Definitions The following are defined for the specific use of this section. (A) Aggregate Project shall mean projects that are developed and operated in a coordinated fashion, but which have multiple entities separately owning one or more of the individual WECS within the larger project. Associated infrastructure such as power lines and transformers that service the facility may be owned by a separate entity but are also part of the aggregated project. (B) Commercial WECS shall mean a wind energy conversion system of equal to or greater than 100 kW in total name plate generating capacity. (C) Connector Line shall mean any power conductor that carries electrical power from one or more wind turbines to the point of interconnection with the distribution system. (D) Hub Height shall mean the distance from ground level as measured to the centerline of the rotor. (E) Meteorological Tower shall mean, for purposes of this regulation, a tower which is erected primarily to measure wind speed and directions plus other data relevant to siting a Wind Energy Conversion System. Meteorological towers do not include towers and equipment used by airports, the Nebraska Department of Roads, or other applications to monitor weather conditions. (F) Micro Wind Energy Conversion System (MWECS) shall mean a wind energy conversion system consisting of a wind turbine, a tower, and associated control or conversion electronics, which has a rated capacity of not more than 5 kW and which is intended to primarily reduce on-site consumption of utility power. Rotor Diameter shall not exceed 7 feet. (G) Property Line shall mean the boundary line of the area over which the entity applying for a Wind Energy Conversion System permit has legal control for the purpose of installing, maintaining and operating a Wind Energy Conversion System. (H) Public Conservation lands shall mean land owned in fee title by State or Federal agencies and managed specifically for conservation purposes, including but not limited to State Wildlife Management Areas, State Parks, federal Wildlife Refuges and Waterfowl Production Areas. For purposes of this regulation, public conservation lands will also include lands owned in fee title by non-profit conservation organizations, Public conservation lands will also include private lands upon which conservation easements have been sold to public agencies or non-profit conservation organizations. (I) Rotor Diameter shall mean the diameter of the circle described by the moving rotor blades. (J) Small Wind Energy Conversion System (SWECS) shall mean a wind energy conversion system consisting of a wind turbine, a tower, and associated control or conversion electronics, which has a rated capacity not less than 5 kW and not more than 100 kW or has a rated capacity of not more than 5 kW and a rotor diameter of greater than 7 feet and which is intended to primarily reduce on- site consumption of utility power. (K) Substations shall mean any electrical facility to convert electricity produced by wind turbines to a higher or lower voltage for interconnection with transmission lines. (L) Total Height shall mean the highest point, above ground level, reached by a rotor tip or any other part of the Wind Energy Conversion System. (M) Tower shall mean the vertical structures, including the foundation that supports the electrical generator, rotor blades, or meteorological equipment. (N) Tower Height (Ground Mounted) shall mean the total height of the Wind Energy Conversion System, between the ground level at the base of the tower and the top of the tower, exclusive of the rotor blades. (O) Tower Height (Roof Mounted) shall mean the total height of the Wind Energy Conversion System, between the roof level at the base of the tower and the top of the tower, exclusive of the rotor blades. (P) Transmission Line shall mean the electrical power lines that carry voltages of at least 69,000 volts (69 KV) and are primarily used to carry electric energy over medium to long distances rather than directly interconnecting and supplying electric energy to retail customers. (Q) Wind Energy Conversion System (WECS) shall mean an electrical generating facility comprised of one or more wind turbines and accessory facilities, including but not limited to: power lines, transformers, substations and meteorological towers that operate by converting the kinetic energy of wind into electrical energy, which may be used on-site or distributed into the electrical grid. (R) Wind Turbines shall mean any piece of electrical generating equipment that converts the kinetic energy of blowing wind into electrical energy using airfoils or similar devices to capture the wind. (S) Vertical Axis Wind Turbine: A wind energy conversion system design where the rotating shaft is perpendicular to the ground and the cups or blades rotate parallel to the ground. Micro Wind Energy Conversion Systems Purpose It is the purpose of this wind energy regulation to; promote the safe, effective and efficient use of wind energy and to encourage the development of residential scale generation systems as they become affordable as determined by the residents of Grand Island and Hall County. Requirements Residential wind energy conversion systems shall be permitted as an Accessory Use within any zoning district. Certain requirements as set forth below shall be met: (A) Tower Height (1) Shall be limited by the size of the property. Tower height shall not exceed the fall zone for the property. (B) Minimum Lot Size (1) Towers shall be permitted on all lots or parcels with a permitted principal use. (C) Fall Zone (1) Fall Zone is the total height and any underlying setbacks for ground mounted MWCES. (2) Fall Zone is the 125% of the tower height and any underlying setbacks for roof mounted MWCES. (D) Setbacks (1) No part of the wind system structure, including guy-wire anchors, may extend closer than 10 feet to the property lines of the installation site; tower must meet required underlying setbacks. (E) Noise (1)\MWCES shall not exceed 60 dBA, as measured at the closet neighboring inhabited dwelling unit. (2) The noise level may be exceeded during short term events such as utility outages and/or severe wind storms, wind speeds of greater than 50 miles per hour. (F) Approved Wind Turbines (1) MWCES must have been approved under the Emerging Technologies program of the California Energy Commission or any other small certification program recognized by the American Wind Energy Association. (G) Compliance with Building and Zoning Codes (1) Applications for MWCES shall be accomplished by standard drawings of the wind turbine structure, including the tower base, and footings. (2) An engineering analysis of the tower showing compliance with official building code of the governing body and/or the State of Nebraska and certified by a licensed professional engineer shall also be submitted. (H) Compliance with FAA Regulations (1) MWCES must comply with applicable FAA regulations, including any necessary approvals for installations within the airport approach zone. (2) No MWCES shall be installed within the regulated airport approach zone until evidence has been given that the Central Nebraska Regional Airport has been informed of the applicant’s intent to install a MWECS. A copy of a certified letter (with mailing receipt) to the Central Nebraska Regional Airport informing them of the owners’ intent to install the MWCES must be submitted with the building permit application. (I) Compliance with National Electrical Code (1) Permit applications for small wind energy systems shall be accompanied by a line drawing of the electrical components in sufficient detail to allow for a determination that the manner of installation conforms to the National Electrical Code and the National Electric Safety Code. (J) Utility Notification (1) No small wind energy system shall be installed until evidence has been given that the utility company has been informed of the customer’s intent to install an interconnected customer- owned generator. (2) Off- grid systems shall be exempt from this requirement. Setbacks Minimum setbacks from all property lines shall be equal to the Fall Zone as defining in C above. Small Wind Energy Conversion Systems Purpose It is the purpose of this regulation to promote the safe, effective and efficient use of small wind energy systems installed to reduce the on-site consumption of utility supplied electricity. Requirements Small wind energy conversion systems shall be permitted as an Accessory Use within any district. Certain requirements as set forth below shall be met: (A) Tower Height (1) Shall be limited by the size of the property. Tower height shall not exceed the fall zone for the property. (B) Minimum Lot Size ((1) Towers shall be permitted on all lots or parcels with a permitted principal use. (C) Fall Zone (1) Fall Zone is the total height and any underlying setbacks for ground mounted SWCES. (2) Fall Zone is the 150% of the tower height and any underlying setbacks for roof mounted SWCES. (D) Setbacks (1) No part of the wind system structure, including guy-wire anchors, may extend closer than 10 feet to the property lines of the installation site; tower must meet required underlying setbacks. (E) Noise (1) SWCES shall not exceed 60 dBA, as measured at the closet neighboring inhabited dwelling unit. (2) The noise level may be exceeded during short term events such as utility outages and/or severe wind storms, wind speeds of greater than 50 miles per hour. (F) Approved Wind Turbines (1) SWCES must have been approved under the Emerging Technologies program of the California Energy Commission or any other small certification program recognized by the American Wind Energy Association. (G) Compliance with Building and Zoning Codes (1) Applications for SWCES shall be accomplished by standard drawings of the wind turbine structure, including the tower base, and footings. (2) An engineering analysis of the tower showing compliance with official building code of the governing body and/or the State of Nebraska and certified by a licensed professional engineer shall also be submitted. (H) Compliance with FAA Regulations (1) Small wind energy conversion systems must comply with applicable FAA regulations, including any necessary approvals for installations within the airport approach zones. (2) No SWCES shall be installed within the regulated airport approach zone until evidence has been given that the Central Nebraska Regional Airport has been informed of the applicant’s intent to install a SWECS. A copy of a certified letter (with mailing receipt) to the Central Nebraska Regional Airport informing them of the owners’ intent to install the SWCES must be submitted with the building permit application. (I) Compliance with National Electrical Code (1) Permit applications for small wind energy systems shall be accompanied by a line drawing of the electrical components in sufficient detail to allow for a determination that the manner of installation conforms to the National Electrical Code and the National Electric Safety Code. (J) Utility Notification (1) No small wind energy system shall be installed until evidence has been given that the utility company has been informed of the customer’s intent to install an interconnected customer- owned generator. (2) Off- grid systems shall be exempt from this requirement. Setbacks Minimum setbacks from all property lines shall be equal to the Fall Zone as defining in C above. Commercial/Utility Grade Wind Energy Conversion Systems Purpose It is the purpose of this regulation to promote the safe, effective and efficient use of commercial/utility grade wind energy conversion systems within the City of Grand Island and its Extraterritorial Zoning Jurisdiction. Requirements1 Commercial/Utility Grade wind energy systems shall be a Conditional Use within the AG-2 Secondary Agricultural District, the TA Transitional Agriculture District, the AG-SI Special Agriculture/Industrial Zone, AG-SE Special Agriculture District/Events Zone, and the AG-SC Special Agriculture District/Conservation Zone. The following requirements and information shall be met and supplied: (A) The name(s) of project applicant. (B) The name of the project owner. (C) The legal description and address of the project. (D) A description of the project including: Number, type, name plate generating capacity, tower height, rotor diameter, and total height of all wind turbines and means of interconnecting with the electrical grid. (E) Site layout, including the location of property lines, wind turbines, feeder lines, and all related accessory structures. This site layout shall include distances and be drawn to scale. (F) Certification by an Engineer competent in disciplines of WEC’s. (G) Documentation of land ownership or legal control of the property. (H) The latitude and longitude of individual wind turbines; included with this shall be an area or zone in close proximity that meets all setbacks; where actual WEC will be considered. (I) A USGS topographical map, or map with similar data, of the property and surrounding area, including any other Wind Energy Conversion System, within 10 rotor distances of the proposed Wind Energy Conversion System not owned by the applicant. (J) Location of migratory waterfowl flyways, wetlands, scenic, and natural areas within 1,320 feet of the proposed Wind Energy Conversion System. (K) An Acoustical Analysis that certifies that the noise requirements within this regulation can be met (L) The applicant shall supply the emergency management agency and/or fire departments with a basic emergency response plan. (M) FAA and FCC permit, if necessary. (1) Commercial/Utility Grade wind energy conversion systems must comply with applicable FAA regulations, including any necessary approvals for installations within the airport zone. (2) No WEC shall be installed within the regulated airport approach zone until evidence has been given that the Central Nebraska Regional Airport has been informed of the applicant’s intent to install a SWECS. A copy of a certified letter (with mailing receipt) to the Central 1 Hall County Requirements: Commercial/Utility Grade wind energy systems shall be a Conditional Use within the A-1 Agricultural – Primary District, the A-2 Secondary Agricultural District, the A-3 Agricultural – Transition District, the AG-SI Special Agriculture/Industrial Zone, the AG-SE Special Agriculture District/Events Zone, the GI General Industrial District and the AG-SC Special Agriculture District/Conservation Zone. The following requirements and information shall be met and supplied: Alda , Cairo, Doniphan, and Wood River Requirements: Commercial/Utility Grade wind energy systems shall be a Conditional Use within the AG Agricultural District, and the TA Transitional District. The following requirements and information shall be met and supplied: Nebraska.Regional Airport informing them of the owners intent to install the SWCES must be submitted with the building permit application. (N) Evidence that there will be no inference with any commercial and/or public safety communication towers. (O) Decommissioning Plan as required by this regulation. Setbacks All towers shall adhere to the setbacks established in the following table: Wind Turbine- Commercial/Utility WECS Meteorological Towers Property Lines 150 feet from property lines; however, the setback may be less when two adjoining property owners are within the aggregate project. One times the tower height. Neighboring Dwelling Units 1,000 feet One times the tower height. Road Rights-of-Way* One-half the rotor diameter. One times the tower height. Other Rights-of-Way NA NA Wildlife Management Areas and State Recreational Areas 600 feet 600 feet Wetlands, USFW Types III, IV, and V 600 feet 600 feet Other structures and cemeteries adjacent to the applicant's sites One-half the rotor diameter. One times the tower height. Other existing WECS not owned by the applicant. NA NA * The setback shall be measured from any future Rights-of-Way if a planned change or expanded Right-of-Way is known. Special Safety and Design Standards All towers shall adhere to the following safety and design standards: (A) Clearance of rotor blades or airfoils must maintain a minimum of 12 feet of clearance between their lowest point and the ground. (B) All Commercial/Utility WECS shall have a sign or signs posted on the tower, transformer and substation, warning of high voltage. Other signs shall be posted on the tower base or perimeter fencing with emergency contact information. (C) All wind turbines, which are a part of a commercial/utility WECS, shall be installed with a tubular, monopole type tower. (D) Consideration shall be given to painted aviation warnings on all towers less than 200 feet. (E) Color and finish: All wind turbines and towers that are part of a commercial/utility WECS shall be white, grey, or another non-obtrusive color. Blades may be black in order to facilitate deicing. Finishes shall be matte or non-reflective. (F) Lighting: Lighting, including lighting intensity and frequency of strobe, shall adhere to but not exceed requirements established by the FAA permits and regulations. Red strobe lights shall be used during nighttime illumination to reduce impacts on neighboring uses and migratory birds. Red pulsating incandescent lights should be avoided. (G) Other signage: All other signage shall comply with the sign regulations found in the City Code. (H) Feeder Lines: All communications and connector lines associated with the project distribution system installed as part of a WECS shall be buried. Where obstacles to the buried lines create a need to go above ground, these lines may be placed above ground only to miss the obstacle. (I) Waste Disposal: Solid and Hazardous wastes, including but not limited to crates, packaging materials, damaged or worn parts, as well as used oils and lubricants, shall be removed from the site promptly and disposed of in accordance with all applicable local, state and federal regulations. (J) Discontinuation and Decommissioning: A WECS shall be considered a discontinued use after one year without energy production, unless a plan is developed and submitted to the Zoning Administrator outlining the steps and schedule for returning the WECS to service. All WECS and accessory facilities shall be completely removed to twelve feet below ground level within 180 days of the discontinuation of use. The 180 days may be extended if proof of weather delays is provided. Each Commercial/Utility WECS shall have a Decommissioning plan outlining the anticipated means and cost of removing WECS at the end of their serviceable life or upon use being discontinued. The cost estimates shall be made by a competent party; such as a Professional Engineer, a contractor capable of decommissioning or a person with suitable expertise or experience with decommissioning. The plan shall also identify the financial resources that will be available to pay for decommissioning and removal of the WECS and accessory facilities. The initial plan shall be submitted with the application. An updated plan shall be filed with the City every 5 years. (K) Noise: No Commercial/Utility WECS shall exceed 50 dBA at the nearest structure or use occupied by humans. (L) Interference: The applicant shall not cause interference with power quality of area utility feeder circuits and shall not introduce noise to the connected electric distribution system. WECS shall not cause interference with any commercial or public safety electromagnetic communications, such as radio, telephone, microwaves, or television signals. The applicant shall notify all electric utilities and communication tower operators within five miles of the proposed WECS location upon application for permits. (M) Environmental Permits: The developer shall present evidence the project meets the environmental permitting requirements of all applicable state and federal agencies if such permits are required. (N) Drainage System: The applicant shall be responsible for immediate repair of damage to public drainage systems stemming from construction, operation or maintenance of the WECS. Current GI Wind Regs §36-103. Wind Energy Conversion Systems Definitions The following are defined for the specific use of this section. (A) Aggregate Project shall mean projects that are developed and operated in a coordinated fashion, but which have multiple entities separately owning one or more of the individual WECS within the larger project. Associated infrastructure such as power lines and transformers that service the facility may be owned by a separate entity but are also part of the aggregated project. (B) Commercial WECS shall mean a wind energy conversion system of equal to or greater than 100 kW in total name plate generating capacity. (C) Connector Line shall mean any power conductor that carries electrical power from one or more wind turbines to the point of interconnection with the distribution system. (D) Hub Height shall mean the distance from ground level as measured to the centerline of the rotor. (E) Fall Zone shall mean the area, defined as the furthest distance from the tower base, in which a guyed or tubular tower will collapse in the event of a structural failure. This area may be less than the total height of the structure. (F) Meteorological Tower shall mean, for purposes of this regulation, a tower which is erected primarily to measure wind speed and directions plus other data relevant to siting a Wind Energy Conversion System. Meteorological towers do not include towers and equipment used by airports, the Nebraska Department of Roads, or other applications to monitor weather conditions. (G) Property Line shall mean the boundary line of the area over which the entity applying for a Wind Energy Conversion System permit has legal control for the purpose of installing, maintaining and operating a Wind Energy Conversion System. (H) Public Conservation lands shall mean land owned in fee title by State or Federal agencies and managed specifically for conservation purposes, including but not limited to State Wildlife Management Areas, State Parks, federal Wildlife Refuges and Waterfowl Production Areas. For purposes of this regulation, public conservation lands will also include lands owned in fee title by non-profit conservation organizations, Public conservation lands will also include private lands upon which conservation easements have been sold to public agencies or non-profit conservation organizations. (I) Rotor Diameter shall mean the diameter of the circle described by the moving rotor blades. (J) Small Wind Energy Conversion System (SWECS) shall mean a wind energy conversion system consisting of a wind turbine, a tower, and associated control or conversion electronics, which has a rated capacity of not more than 100 kW and which is intended to primarily reduce on-site consumption of utility power. (K) Substations shall mean any electrical facility to convert electricity produced by wind turbines to a higher or lower voltage for interconnection with transmission lines. (L) Total Height shall mean the highest point, above ground level, reached by a rotor tip or any other part of the Wind Energy Conversion System. (M) Tower shall mean the vertical structures, including the foundation, that support the electrical generator, rotor blades, or meteorological equipment. (N) Tower Height shall mean the total height of the Wind Energy Conversion System, between the ground level at the base of the tower and the top of the tower, exclusive of the rotor blades. (O) Transmission Line shall mean the electrical power lines that carry voltages of at least 69,000 volts (69 KV) and are primarily used to carry electric energy over medium to long distances rather than directly interconnecting and supplying electric energy to retail customers. (P) Wind Energy Conversion System (WECS) shall mean an electrical generating facility comprised of one or more wind turbines and accessory facilities, including but not limited to: power lines, transformers, substations and meteorological towers that operate by converting the kinetic energy of wind into electrical energy, which may be used on-site or distributed into the electrical grid. (Q) Wind Turbines shall mean any piece of electrical generating equipment that converts the kinetic energy of blowing wind into electrical energy using airfoils or similar devices to capture the wind. Small Wind Energy Conversion Systems Purpose It is the purpose of this regulation to promote the safe, effective and efficient use of wind energy systems installed to reduce the on-site consumption of utility supplied electricity. Requirements Small wind energy conversion systems shall be permitted as an Accessory Use within any district where the use is listed and allowed. Certain requirements as set forth below shall be met: (A) Tower Height (1) For all residential or residentially zoned properties tower height shall be limited to 80 feet or the maximum height for a structure in that district, tower must meet required setbacks. (2) For non-residential or non-residentially zoned properties between 20,000 square feet and one acre tower height shall be limited to 80 feet or the maximum height for a structure in that district, tower must meet required setbacks. (3) For non-residential or non-residentially zoned properties greater than one acre in size, there is no limitation on tower height, except that the tower must meet required setbacks. (B) Mi nimum Lot Size (1) Towers shall not be permitted on any lot of less than 20,000 square feet (C) Setbacks (1) No part of the wind system structure, including guy-wire anchors, may extend closer than 10 feet to the property lines of the installation site; tower must meet required underlying setbacks. (D) Noise (1) Small wind energy systems shall not exceed 60 dBA, as measured at the closet neighboring inhabited dwelling unit. (2) The noise level may be exceeded during short term events such as utility outages and/or severe wind storms, wind speeds of greater than 50 miles per hour. (E) Approved Wind Turbines (1) Small wind turbines must have been approved under the Emerging Technologies program of the California Energy Commission or any other small certification program recognized by the American Wind Energy Association. (F) Compliance with Building and Zoning Codes (1) Applications for small wind energy systems shall be accomplished by standard drawings of the wind turbine structure, including the tower base, and footings. (2) An engineering analysis of the tower showing compliance with official building code of the governing body and/or the State of Nebraska and certified by a licensed professional engineer shall also be submitted. (G) Compliance with FAA Regulations (1) Small wind energy conversion systems must comply with applicable FAA regulations, including any necessary approvals for installations close to airports. (2) No small wind energy system shall be installed until evidence has been given that the Central Nebraska Regional Airport has been informed of the applicant’s intent to install a SWECS. (H) Compliance with National Electrical Code (1) Permit applications for small wind energy systems shall be accompanied by a line drawing of the electrical components in sufficient detail to allow for a determination that the manner of installation conforms to the National Electrical Code and the National Electric Safety Code. (I) Utility Notification (1) No small wind energy system shall be installed until evidence has been given that the utility company has been informed of the customer’s intent to install an interconnected customer- owned generator. (2) Off- grid systems shall be exempt from this requirement. Setbacks All towers for SWECS shall adhere to the setbacks established in the following table: Required Setbacks for SWECS Towers Property Lines One times the total height plus underlying setback Road Rights-of-Way* One times the total height plus underlying setback Other Rights-of-Way One times the total height plus underlying setback * The setback shall be measured from any future Rights-of-Way if a planned change or expanded Right-of- Way is known Commercial/Utility Grade Wind Energy Conversion Systems Purpose It is the purpose of this regulation to promote the safe, effective and efficient use of commercial/utility grade wind energy conversion systems within the City of Grand Island and its Extraterritorial Zoning Jurisdiction. Requirements Commercial/Utility Grade wind energy systems shall be a Conditional Use within the AG-2 Secondary Agricultural District, the TA Transitional Agriculture District and the AG-SI Special Agriculture/Industrial Zone. The following requirements and information shall be met and supplied: (A) The name(s) of project applicant. (B) The name of the project owner. (C) The legal description and address of the project. (D) A description of the project including: Number, type, name plate generating capacity, tower height, rotor diameter, and total height of all wind turbines and means of interconnecting with the electrical grid. (E) Site layout, including the location of property lines, wind turbines, feeder lines, and all related accessory structures. This site layout shall include distances and be drawn to scale. (F) Certification by an Engineer competent in disciplines of WEC’s. (G) Documentation of land ownership or legal control of the property. (H) The latitude and longitude of individual wind turbines; included with this shall be an area or zone in close proximity that meets all setbacks; where actual WEC will be considered. (I) A USGS topographical map, or map with similar data, of the property and surrounding area, including any other Wind Energy Conversion System, within 10 rotor distances of the proposed Wind Energy Conversion System not owned by the applicant. (J) Location of migratory waterfowl flyways, wetlands, scenic, and natural areas within 1,320 feet of the proposed Wind Energy Conversion System. (K) An Acoustical Analysis that certifies that the noise requirements within this regulation can be met (L) The applicant shall supply the emergency management agency and/or fire departments with a basic emergency response plan. (M) FAA and FCC permit, if necessary. Applicant shall submit permit or evidence that the permit has been filed with the appropriate agencies and that the Central Nebraska Regional Airport has been notified of the project. (N) Evidence that there will be no inference with any commercial and/or public safety communication towers. (O) Decommissioning Plan as required by this regulation. Setbacks All towers shall adhere to the setbacks established in the following table: Wind Turbine- Commercial/Utility WECS Meteorological Towers Property Lines 150 feet from property lines; however, the setback may be less when two adjoining property owners are within the aggregate project. One times the tower height. Neighboring Dwelling Units 1,000 feet One times the tower height. Road Rights-of-Way* One-half the rotor diameter. One times the tower height. Other Rights-of-Way NA NA Wildlife Management Areas and State Recreational Areas 600 feet 600 feet Wetlands, USFW Types III, IV, and V 600 feet 600 feet Other structures and cemeteries adjacent to the applicant's sites One-half the rotor diameter. One times the tower height. Other existing WECS not owned by the applicant. NA NA * The setback shall be measured from any future Rights-of-Way if a planned change or expanded Right-of-Way is known. Special Safety and Design Standards All towers shall adhere to the following safety and design standards: (A) Clearance of rotor blades or airfoils must maintain a minimum of 12 feet of clearance between their lowest point and the ground. (B) All Commercial/Utility WECS shall have a sign or signs posted on the tower, transformer and substation, warning of high voltage. Other signs shall be posted on the tower base or perimeter fencing with emergency contact information. (C) All wind turbines, which are a part of a commercial/utility WECS, shall be installed with a tubular, monopole type tower. (D) Consideration shall be given to painted aviation warnings on all towers less than 200 feet. (E) Color and finish: All wind turbines and towers that are part of a commercial/utility WECS shall be white, grey, or another non-obtrusive color. Blades may be black in order to facilitate deicing. Finishes shall be matte or non-reflective. (F) Lighting: Lighting, including lighting intensity and frequency of strobe, shall adhere to but not exceed requirements established by the FAA permits and regulations. Red strobe lights shall be used during nighttime illumination to reduce impacts on neighboring uses and migratory birds. Red pulsating incandescent lights should be avoided. (G) Other signage: All other signage shall comply with the sign regulations found in the City Code. (H) Feeder Lines: All communications and connector lines associated with the project distribution system installed as part of a WECS shall be buried. Where obstacles to the buried lines create a need to go above ground, these lines may be placed above ground only to miss the obstacle. (I) Waste Disposal: Solid and Hazardous wastes, including but not limited to crates, packaging materials, damaged or worn parts, as well as used oils and lubricants, shall be removed from the site promptly and disposed of in accordance with all applicable local, state and federal regulations. (J) Discontinuation and Decommissioning: A WECS shall be considered a discontinued use after one year without energy production, unless a plan is developed and submitted to the Zoning Administrator outlining the steps and schedule for returning the WECS to service. All WECS and accessory facilities shall be completely removed to twelve feet below ground level within 180 days of the discontinuation of use. The 180 days may be extended if proof of weather delays is provided. Each Commercial/Utility WECS shall have a Decommissioning plan outlining the anticipated means and cost of removing WECS at the end of their serviceable life or upon use being discontinued. The cost estimates shall be made by a competent party; such as a Professional Engineer, a contractor capable of decommissioning or a person with suitable expertise or experience with decommissioning. The plan shall also identify the financial resources that will be available to pay for decommissioning and removal of the WECS and accessory facilities. The initial plan shall be submitted with the application. An updated plan shall be filed with the City every 5 years. (K) Noise: No Commercial/Utility WECS shall exceed 50 dBA at the nearest structure or use occupied by humans. (L) Interference: The applicant shall not cause interference with power quality of area utility feeder circuits and shall not introduce noise to the connected electric distribution system. WECS shall not cause interference with any commercial or public safety electromagnetic communications, suc h as radio, telephone, microwaves, or television signals. The applicant shall notify all electric utilities and communication tower operators within five miles of the proposed WECS location upon application for permits. (M) Environmental Permits: The developer shall present evidence the project meets the environmental permitting requirements of all applicable state and federal agencies if such permits are required. (N) Drainage System: The applicant shall be responsible for immediate repair of damage to public drainage systems stemming from construction, operation or maintenance of the WECS. Amended by Ordinance No. 9210, effective 04-08-2009 Current Hall County Wind Regs Section 6.03 Wind Energy Installation In any zoning district, a conditional use permit may be granted to allow wind energy conversion system, including such devices as wind charger, windmill or wind turbine; subject to the following condition: 1. The setback distances from all lot lines to any tower support base shall be determined according to the following setback table: SETBACK TABLE Rotor Diameter Setback Distance 5 feet 100 feet 10 feet 165 feet 15 feet 220 feet 20 feet 270 feet 25 feet 310 feet 30 feet 340 feet 35 feet 365 feet 40 feet 385 feet 2. The distance from any tower support base to any tower support base of another wind energy device under other ownership shall be a minimum of five (5) rotor distances figured by the size of the largest rotor. 3. The wind energy system operation shall not cause interference to the radio and television reception on adjoining property. 4. To limit climbing access to the tower, a fence six (6) feet high with a locking portal shall be placed around the tower base or the tower climbing apparatus shall be limited to no more than 12 feet from the ground, or the tower may be mounted on a roof top. 5. Data pertaining to the machine’s turbine safety and stability shall be filed with the application. Such data shall include turbine safety and acceptance results from tests conducted by a qualified individual or organization based upon standards set by the U.S. Department of Energy (DOE), Electric Power Research Institute (EPRI) Utility Wind Turbine Verification Program. (U.S. Department of Energy EPRI Wind Turbine Verification Program electric Power Research Institute. 3412 Hillview Avenue, Palo Alto, California 94304) 6. The application shall provide covenants, easements or similar documentation from the abutting owners providing access to wind sufficient for its adequate operation, unless adequate accessibility to the wind is provided on the site. Current Wood River, Alda, Cairo and Doniphan Wind Regs Section 7.15 Wind Energy Systems In the TA zoning district, a conditional use permit may be granted to allow the installation of a wind energy conversion system, including such devices as wind chargers, windmills, or wind turbines; subject to the following condition: 7.15.01 The distance from the base of any tower to the base of any other tower shall be a minimum of five (5) times the diameter of the largest rotor on any of the towers. 7.15.02 The wind energy system operation shall not cause interference to the radio and television reception on adjoining property. 7.15.03 To limit climbing access to the tower, a fence six feet (6’) high with a locking portal shall be placed around the tower base or the tower climbing apparatus shall be limited to no more than twelve feet (12’) from the ground, or the tower may be mounted on a roof top. 7.15.04 The setback distances from all lot lines to any tower support base shall be determined according to the following setback table: Rotor Diameter Setback Distance Minimum Lot Area 5 feet 100 feet 1 Acre 10 feet 165 feet 2.5 Acres 15 feet 220 feet 4.5 Acres 20 feet 270 feet 6.75 Acres 25 feet 310 feet 9.0 Acres 30 feet 340 feet 10.75 Acres 35 feet or larger 365 feet 12.25 Acres 7.15.05 Where there are several towers under single ownership the minimum lot areas may be adjusted down provided that minimum setback distances are met on all perimeter units. In addition, the landing areas for all internal towers and rotors shall be within the property owned by the operator. 7.15.06 Data pertaining to the machine’s turbine safety and stability shall be filed with the application. Such data shall include turbine safety and acceptance results from tests conducted by a qualified individual or organization based upon standards set by the U.S. Department of Energy (DOE), Electric Power Research Institute (EPRI) Utility Wind Turbine Verification Program. 7.15.07 The Conditional Use Permit Application shall provide covenants, easements, or similar documentation from the abutting owners providing access to wind sufficient for its adequate operation, unless adequate accessibility to the wind is provided on the site. March 23, 2010 Dear Members of the Board: RE: Text Amendment – Concerning amendments to the Zoning Resolution for Hall County. (C-13-2010ALL) The Hall County Regional Planning Commission will be holding a public hearing concerning amendments to the Zoning Resolution for Hall County. Changes are being proposed to he following section: Wind Energy Systems sections for Hall County (§6.03 Wind Energy Installation), the proposed changes will repeal the existing regulations and replace them with updated regulations including micro, small and commercial wind energy conversion systems and regulations to allow all three sizes under differing circumstances. (C-13- 2010All) You are being notified of these changes to satisfy the requirements of §23-164 of the N.R.S.S. You are hereby notified that the Regional Planning Commission will consider this Text Amendment at the next meeting that will be held at 6:00 p.m. on April 7, 2010 in the Council Chambers located in Grand Island's City Hall. Sincerely, Chad Nabity, AICP Planning Director cc: Zoning Administrator Planning Commission Chairperson and/or Village Clerk Item J4 Final Plats Insert a narrative here Wednesday, April 07, 2010 Regular Meeting Hall County Regional Planning Commission Staff Contact: Hall County Regional Planning Commission Item M5 Ohlman Farms, Lake View Aces, Redwing Acres Insert a narrative here Wednesday, April 07, 2010 Regular Meeting Hall County Regional Planning Commission Staff Contact: Hall County Regional Planning Commission March 23, 2010 Dear Members of the Board: RE: Final Plat – Ohlman Farms Subdivision For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is herewith submitted a final plat of Ohlman Farms Subdivision, located north of Burmood Rd., and west of McGuire Rd., in Hall County Nebraska. This final plat proposes to create 1 lot on a tract of land in part of the North Half, Northeast Quarter, Southeast Quarter (N1/2, NE1/4, SE1/4) of Section Four (4), Township Nine (9) North, Range Twelve (12) West of the 6th P.M. Hall County, Nebraska, said tract containing 3.117 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 p.m. on April 7, 2010 in the Council Chambers located in Grand Island's City Hall. Sincerely, Chad Nabity, AICP Planning Director cc: Hall County Clerk Hall County Attorney Hall County Public Works Hall County Building Department Manager of Postal Operations Olsson Associates This letter was sent to the following School Districts 1R, 2, 3, 8, 12, 19, 82, 83, 100, 126. March 23, 2010 Dear Members of the Board: RE: Final Plat – Lake View Acres Subdivision For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is herewith submitted a final plat of Lake View Acres Subdivision, located north of White Cloud Rd., and west of 80th Rd., in Hall County Nebraska. This final plat proposes to create 1 lot on a tract of land comprising a part of the East Half of the Southeast Quarter (E1/2 SE1/4) of Section Twenty Four (24), Township Twelve (12) North, Range Eleven (11) West of the 6th P.M. Hall County, Nebraska, said tract containing 2.1704 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 p.m. on April 7, 2010 in the Council Chambers located in Grand Island's City Hall. Sincerely, Chad Nabity, AICP Planning Director cc: Hall County Clerk Hall County Attorney Hall County Public Works Hall County Building Department Manager of Postal Operations Benjamin & Associates This letter was sent to the following School Districts 1R, 2, 3, 8, 12, 19, 82, 83, 100, 126. March 23, 2010 Dear Members of the Board: RE: Final Plat – Redwing Acres Subdivision For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is herewith submitted a final plat of Lake View Acres Subdivision, located north of White Cloud Rd., and west of 80th Rd., in Hall County Nebraska. This final plat proposes to create 1 lot on a tract of land comprising a part of the East Half of the Southeast Quarter (E1/2 SE1/4) of Section Twenty Four (24), Township Twelve (12) North, Range Eleven (11) West of the 6th P.M. Hall County, Nebraska, said tract containing 1.549 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 p.m. on April 7, 2010 in the Council Chambers located in Grand Island's City Hall. Sincerely, Chad Nabity, AICP Planning Director cc: Hall County Clerk Hall County Attorney Hall County Public Works Hall County Building Department Manager of Postal Operations Benjamin & Associates This letter was sent to the following School Districts 1R, 2, 3, 8, 12, 19, 82, 83, 100, 126.