10-02-2013 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, October 2, 2013
Regular Meeting Packet
Commission Members:
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
Dennis McCarty Grand Island
Jaye Monter Cairo
Pat O’Neill Hall County Chairperson
Deb Reynolds Hall County
Leslie Ruge Alda Secretary
Don Snodgrass Wood River
Regional Planning Director: Chad Nabity
Technician:
Edwin Maslonka
Secretary:
Rose Woods
6:00 PM
City Hall
Grand Island Regular Meeting - 10/2/2013 Page 1 / 48
Call to Order
Roll Call
A - SUBMITTAL OF REQUESTS FOR FUTURE ITEMS
Individuals who have appropriate items for City Council consideration should complete the Request for
Future Agenda Items form located at the Information Booth. If the issue can be handled administratively
without Council action, notification will be provided. If the item is scheduled for a meeting or study
session, notification of the date will be given.
B - RESERVE TIME TO SPEAK ON AGENDA ITEMS
This is an opportunity for individuals wishing to provide input on any of tonight's agenda items to reserve
time to speak. Please come forward, state your name and address, and the Agenda topic on which you will
be speaking.
DIRECTOR COMMUNICATION
This is an opportunity for the Director to comment on current events, activities, and issues of interest to
the commission.
Grand Island Regular Meeting - 10/2/2013 Page 2 / 48
Hall County Regional Planning
Commission
Wednesday, October 2, 2013
Regular Meeting
Item A1
Agenda
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 10/2/2013 Page 3 / 48
REGIONAL PLANNING COMMISSION
AGENDA AND NOTICE OF MEETING
Wednesday, October 2, 2013
6:00 p.m.
City Hall Council Chambers — Grand Island
1. Call to Order.
This is a public meeting subject to the open meetings laws of the State
of Nebraska. The requirements for an open meeting are posted on the
wall in this room and anyone who would like to find out what those are
is welcome to read through them.
2. Minutes of September 4, 2013.
3.Request Time to Speak.
4.Public Hearing - Concerning adoption of a blight and substandard Area 13.
This property is located between south Lincoln Ave., and south Adams Street,
and west Oklahoma Ave., and west Phoenix Ave., in the City of Grand Island.
(C-27-2013GI)
5.Public Hearing - Concerning adoption of a blight and substandard Area 14.
This property is located between Faidley Ave and 13th Street. Along the east
side of Webb Road, in the City of Grand Island. (C-26-2013GI)
Consent Agenda
6.Final Plat – Copper Creek Estates 5th Subdivision – located south of Old
Potash Highway and west of Cherokee Ave., in the City of Grand Island, in
Hall County, Nebraska. Consisting of (20) and 5.644 acres.
7.Final Plat – Larry Wilhelmi Subdivision – located south of One R Rd., and
east of 110th Rd., in Hall County, Nebraska. Consisting of (1 Lot) and 14.263
acres.
8.Final Plat – Dibbern Pork 2nd Subdivision – located south of Schimmer
Drive and east of Cameron Road in Hall County, Nebraska. Consisting of (1
Lot) and 3.6967 acres.
9.Final Plat – Lazy H Subdivision – located north of Capital Ave, and west of
Bluff Center Rd., in Hall County, Nebraska. Consisting of (1 Lot) and 2.80
acres.
10.Community Beautification Award
11. Planning Director’s Report
Grand Island Regular Meeting - 10/2/2013 Page 4 / 48
12.Next Meeting November 6, 2013
13. Adjourn
PLEASE NOTE: This meeting is open to the public, and a current agenda is
on file at the office of the Regional Planning Commission, located on the
second floor of City Hall in Grand Island, Nebraska.
Grand Island Regular Meeting - 10/2/2013 Page 5 / 48
Hall County Regional Planning
Commission
Wednesday, October 2, 2013
Regular Meeting
Item E1
Meeting Minutes
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 10/2/2013 Page 6 / 48
THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
September 4, 2013
The meeting of the Regional Planning Commission was held Wednesday, September 4, 2013,
in the Community Meeting Room - City Hall – Grand Island, Nebraska. Notice of this meeting
appeared in the "Grand Island Independent" August 24, 2013.
Present:Leslie Ruge Pat O’Neill
Bill Hayes Deb Reynolds
Karen Bredthauer Don Snodgrass
Mark Haskins
Absent: Scott Eriksen, Julie Connelly, Jaye Monter, John Amick, Dennis
McCarty
Other:
Staff:Chad Nabity, Rose Rhoads
Press:
1.Call to order.
Chairman O’Neill called the meeting to order at 6:00 p.m.
O’Neill stated that this was a public meeting subject to the open meetings laws
of the State of Nebraska. He noted that the requirements for an open meeting
were posted on the wall in the room and easily accessible to anyone who may be
interested in reading them.
2. Minutes of August 7, 2013 meeting.
A motion was made by Ruge to approve the meeting minutes and seconded by
Bredthauer to approve the Minutes of the August 7, 2013 meeting as mailed.
Grand Island Regular Meeting - 10/2/2013 Page 7 / 48
The motion carried with 7 members present and 6 voting in favor (Hays,
Reynolds, O’Neill, Haskins, Ruge, and Bredthauer) and 1 member present
abstaining (Snodgrass).
3.Request Time to Speak.
No one requested time to speak.
4.Public Hearing – Rezone - A request to rezone the properties from CD to
revised CD for Lot 1 of the Grand Island Mall 13th Subdivision, in the City of
Grand Island, Hall County, Nebraska. (C-22-2013GI)
O’Neill opened the Public Hearing.
Nabity explained this proposed development would move the building envelope and
increase the size of the proposed building on this lot from 5,760 square feet
(including the gas island canopy)to a 7,650 square foot building.
O’Neill closed the Public Hearing.
A motion was made by Hayes and seconded by Reynolds to approve the Rezone
from CD – Commercial Development Zone to Amended CD – Commercial
Development Zone.
A roll call vote was taken and the motion passed with 7 members present and voting in
favor (Hayes, Snodgrass, O’Neill, Bredthauer, Ruge, Reynolds and Haskins) and no
one voting against.
5.Final Plat – Elrod Estates 2nd Subdivision – located east of Saturn St and south of
Apollo Ave., in Alda, in Hall County, Nebraska. Consisting of (4 Lots) and 1.678
acres.
6.Final Plat – Kenmare 3rd Subdivision – located west of Blaine Street and west of
Wicklow Drive, in the City of Grand Island, in Hall County, Nebraska. Consisting of
(1 Lot) and 7.725 acres.
A motion was made by Bredthauer and seconded by Haskins to approve the plat
as presented. A motion was also made to approve the Final Plat for Elrod
Estates 2nd Subdivision and Kenmare 3rd Subdivision.
A roll call vote was taken and the motion passed with 7 members present and voting in
favor (Snodgrass, O’Neill, Hayes Bredthauer, Ruge, Reynolds and Haskins) and no one
voting against.
7.Planning Director’s Report.
Grand Island Regular Meeting - 10/2/2013 Page 8 / 48
Nabity spoke briefly about items for next month’s meeting. Nabity spoke to the board
for the Energy Element that needs to be amended to the Comprehensive Plan.
8.Next Meeting October 2, 2013
9. Adjourn
Chairman Pat O’Neill adjourned the meeting at 6:22 p.m.
___________________________________________
Leslie Ruge, Secretary
By Rose Rhoads
Grand Island Regular Meeting - 10/2/2013 Page 9 / 48
Hall County Regional Planning
Commission
Wednesday, October 2, 2013
Regular Meeting
Item F1
Public Hearing Blight Study Area 13
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 10/2/2013 Page 10 / 48
Blight and Substandard Study
City of Grand Island, Nebraska • July 2013 Page 1
PPUURRPPOOSSEE OOFF TTHHEE BBLLIIGGHHTT AANNDD SSUUBBSSTTAANNDDAARRDD SSTTUUDDYY
The purpose of completing this Blight and Substandard study is to examine existing conditions
within the city of Grand Island. This study has been commissioned by an individual property
owner within the community with the hope that the City will consider the study area for future
redevelopment activity. The area is bordered on the south by a major transportation route and
the general area of the community has begun to see some new investment in properties as
well as considerable redevelopment activities.
The City of Grand Island, when considering conditions of Blight and Substandard, will be
looking at those issues and definitions provided for in the Nebraska Community
Redevelopment Law as found in Chapter 18, Section 2104 of the Revised Nebraska State
Statutes, as follows:
“The governing body of a city, to the greatest extent it deems to be feasible in
carrying out the provisions of Sections 18-2101 to 18-2144, shall afford maximum
opportunity, consistent with sound needs of the city as a whole, to the rehabilitation
or redevelopment of the community redevelopment area by private enterprises.
The governing body of a city shall give consideration to this objective in exercising
its powers under sections 18-2101 to 18-2144, including the formulation of a
workable program, the approval of community redevelopment plans consistent
with the general plan for the development of the city, the exercise of its zoning
powers, the enforcement of other laws, codes, and regulations relating to the use
and occupancy of buildings and improvements, the disposition of any property
acquired, and providing of necessary public improvements”.
The Nebraska Revised Statutes §18-2105 continues by granting authority to the governing body
for formulation of a workable program. The statute reads,
“The governing body of a city or an authority at its direction for the purposes of the
Community Development Law may formulate for the entire municipality a workable
program for utilizing appropriate private and public resources to eliminate or
prevent the development or spread of urban blight, to encourage needed urban
rehabilitation, to provide for the redevelopment of substandard and blighted
areas, or to undertake such of the aforesaid activities or other feasible municipal
activities as may be suitably employed to achieve the objectives of such workable
program. Such workable program may include, without limitation, provision for the
prevention of the spread of blight into areas of the municipality which are free from
blight through diligent enforcement of housing, zoning, and occupancy controls
and standards; the rehabilitation or conservation of substandard and blighted
areas or portions thereof by replanning, removing congestion, providing parks,
playgrounds, and other public improvements by encouraging voluntary
rehabilitation and by compelling the repair and rehabilitation of deteriorated or
deteriorating structures; and the clearance and redevelopment of substandard
and blighted areas or portions thereof.”
Blight and Substandard are defined as the following:
“Substandard areas means an area in which there is a predominance of buildings
or improvements, whether nonresidential or residential in character, which, by
reason of dilapidation, deterioration, age or obsolescence, inadequate provision
for ventilation, light, air, sanitation, or open spaces, high density of population and
overcrowding, or the existence of conditions which endanger life or property by fire
and other causes, or any combination of such factors, is conducive to ill health,
transmission of disease, infant mortality, juvenile delinquency, and crime, (which
cannot be remedied through construction of prisons), and is detrimental to the
public health, safety, morals, or welfare;”
Grand Island Regular Meeting - 10/2/2013 Page 11 / 48
Blight and Substandard Study
City of Grand Island, Nebraska • July 2013 Page 2
“Blighted area means an area, which (a) by reason of the presence of a substantial
number of deteriorated or deteriorating structures, existence of defective or
inadequate street layout, faulty lot layout in relation to size, adequacy,
accessibility, or usefulness, insanitary or unsafe conditions, deterioration of site or
other improvements, diversity of ownership, tax or special assessment delinquency
exceeding the fair value of the land, defective or unusual conditions of title,
improper subdivision or obsolete platting, or the existence of conditions which
endanger life or property by fire and other causes, or 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 is detrimental to the public health, safety, morals, or welfare in its
present condition and use and (b) in which there is at least one of the following
conditions: (i) Unemployment in the designated area is at least one hundred twenty
percent of the state or national average; (ii) the average age of the residential or
commercial units in the area is at least forty years; (iii) more than half of the plotted
and subdivided property in an area is unimproved land that has been within the
city for forty years and has remained unimproved during that time; (iv) the per
capita income of the area is lower than the average per capita income of the city
or in which the area is designated; or (v) the area has had either stable or
decreasing population based on the last two decennial censuses. In no event shall
a city of the metropolitan, primary, or first class designate more than thirty-five
percent of the city as blighted, a city of the second class shall not designate an
area larger than fifty percent of the city as blighted, and a shall not designate an
area larger than one hundred percent of the as blighted;”
This Blight and Substandard Study is intended to give the Grand Island Community
Redevelopment Authority and Grand Island City Council the basis for identifying and declaring
Blighted and Substandard conditions existing within the City’s jurisdiction. Through this process,
the City and property owner will be attempting to address economic and/or social liabilities
which are harmful to the well-being of the entire community.
The study area can be seen in Figure 1 of this report. The Redevelopment Plan portion of this
report will contain, in accordance with the law, definite local objectives regarding appropriate
land uses, improved traffic, public transportation, public utilities and other public
improvements, and the proposed land uses and building requirements in the redevelopment
area and shall include:
The boundaries defining the blighted and substandard areas in question (including existing
uses and conditions of the property within the area), and
A list of the conditions present which qualify the area as blighted and substandard.
BBLLIIGGHHTT AANNDD SSUUBBSSTTAANNDDAARRDD EELLIIGGIIBBIILLIITTYY SSTTUUDDYY
This study targets a specific area within an established part of the community for evaluation.
The area is indicated in Figure 1 of this report. The existing uses in this area include commercial
and public open space (primarily detention cells).
Through the redevelopment process the City of Grand Island can guide future development
and redevelopment throughout the area. The use of the Community Redevelopment Act by
the City of Grand Island is intended to redevelop and improve the area. Using the Community
Redevelopment Act, the City of Grand Island can assist in the elimination of negative
conditions and implement different programs/projects identified for the City.
Grand Island Regular Meeting - 10/2/2013 Page 12 / 48
Blight and Substandard Study
City of Grand Island, Nebraska • July 2013 Page 3
The following is the description of the designated area within Grand Island.
Study Area
POINT OF BEGINNING IS THE INTERSECTION OF THE CENTERLINES OF LINCOLN AVENUE S. AND
PHOENIX AVENUE W; THENCE SOUTHWESTERLY ALONG SAID CENTERLINE OF PHOENIX AVENUE W
TO THE INTERSECTION OF THE CENTERLINES OF PHOENIX AVENUE W AND ADAMS STREET S;
THENCE NORTHWESTERLY ALONG SAID CENTERLINE OF ADAMS STREET S TO THE EXTENDED NORTH
RIGHT-OF-WAY LINE CITY RIGHT-OF-WAY (OLD RAILROAD RIGHT-OF-WAY); THENCE,
NORTHEASTERLY ALONG NORTH RIGHT-OF-WAY LINE TO THE INTERSECTION WITH THE CENTERLINE
OF LINCOLN AVENUE S; THENCE SOUTHEASTERLY TO THE POINT OF BEGINNING.
Figure 1
Study Area Map
Source: Olsson Associates 2013
Grand Island Regular Meeting - 10/2/2013 Page 13 / 48
Blight and Substandard Study
City of Grand Island, Nebraska • July 2013 Page 4
EEXXIISSTTIINNGG LLAANNDD UUSSEESS
The term “Land Use” refers to the developed uses in place within a building or on a specific
parcel of land. The number and type of uses are constantly changing within a community, and
produce a number of impacts that either benefit or detract from the community. Because of
this, the short and long-term success and sustainability of the community is directly contingent
upon available resources utilized in the best manner given the constraints the City faces during
the course of the planning period. Existing patterns of land use are often fixed in older
communities and neighborhoods, while development in newer areas is often reflective of
current development practices.
Existing Land Use Analysis within Study Area
As part of the planning process, a survey was conducted through both in-field observations, as
well as data collection online using the Hall County Assessors website. This survey noted the use
of each parcel of land within the study area. These data from the survey are analyzed in the
following paragraphs.
Table 1 includes the existing land uses for the entire study area. The table contains the total
acres determined per land use from the survey; next is the percentage of those areas
compared to the total developed land; and finally, the third set of data compare the all land
uses to the total area within the Study Area.
The Study Area is predominately Industrial uses with 31.0% of land in this use. The remaining
69.0% is Transportation related, specifically public right-of-way and streets.
TABLE 1: EXISTING LAND USE, GRAND ISLAND - 2013
Type of Use Acres Percent of
Developed
land within
the Study
Area
Percent of
Study Area
Residential 0 0.0%0.0%
Single-family 0 0.0%0.0%
Multi-family 0 0.0%0.0%
Manufactured Housing 0 0.0%0.0%
Commercial 0 0.0%0.0%
Industrial 1.20 55.6%55.6%
Quasi-Public/Public 0 0.0%0.0%
Parks/Recreation 0 0.0%0.0%
Transportation 0.96 44.4%44.4%
Total Developed Land 2.16 100.0%
Vacant/Agriculture 0 0.0%
Total Area 2.16 100.0% Source: 2013 Grand Island Blight Study Area 13, Marvin Planning Consultants and Olsson Associates
Grand Island Regular Meeting - 10/2/2013 Page 14 / 48
Blight and Substandard Study
City of Grand Island, Nebraska • July 2013 Page 5
Figure 2
Existing Land Use Map
Source: Marvin Planning Consultants and Olsson Associates, 2013
Grand Island Regular Meeting - 10/2/2013 Page 15 / 48
Blight and Substandard Study
City of Grand Island, Nebraska • July 2013 Page 6
FFIINNDDIINNGGSS OOFF BBLLIIGGHHTT AANNDD SSUUBBSSTTAANNDDAARRDD CCOONNDDIITTIIOONNSS EELLIIGGIIBBIILLIITTYY SSTTUUDDYY
This section of the Eligibility Report examines the conditions found in the study area. The
Findings Section will review the conditions based upon the statutory definitions.
CONTRIBUTING FACTORS
There are a number of conditions that were examined and evaluated in the field and online.
There are a number of conditions that will be reviewed in detail, on the following pages, while
some of the statutory conditions are present, other are not.
Age of Structure
Age of structures can be a contributing factor to the blighted and substandard conditions in
an area. Statutes allow for a predominance of structures that are 40 years of age or older to
be a contributing factor regardless of their condition. The following paragraphs document the
structural age of the structures within the Study Area. Note that the age of structure was
determined from the Appraisal data within the Hall County Assessor’s website data.
Within the study area there is a total of two structures. After researching the structural age on
the Hall County Assessor’s and Treasurer’s websites, the following breakdown was determined:
Two (100.0%) units were determined to be 40 years of age or older
Also there are numerous structures outside of the boundary in another previously blighted
area that are 40 years of age or older and are negatively impacting the area under
discussion.
The age of the structures would be a direct contributing factor.
Figure 3
Unit Age Map
Source: Marvin Planning Consultants and Olsson Associates, 2013
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Blight and Substandard Study
City of Grand Island, Nebraska • July 2013 Page 7
Structural Conditions
Where structural conditions were evaluated,
structures were either rated as: No problems,
Adequate, Deteriorating, or Dilapidated. The
following are the definitions of these terms:
No Problem/ Adequate Conditions
No structural or aesthetic problems were
visible, or
Slight damage to porches, steps, roofs etc. is
present on the structure,
Slight wearing away of mortar between
bricks, stones, or concrete blocks,
Small cracks in walls or chimneys,
Cracked windows,
Lack of paint, and
Slight wear on steps, doors, and door and window sills and frames.
Deteriorating Conditions
Holes, open cracks, rotted, loose, or missing materials in parts of the foundation, walls, or
roof (up to 1/4 of wall or roof),
Shaky, broken, or missing steps or railings,
Numerous missing and cracked window panes,
Some rotted or loose windows or doors (no longer wind- or water-proof), and
Missing bricks, or cracks, in chimney or makeshift (uninsulated) chimney.
Dilapidated Conditions
Holes, open cracks, or rotted, loose or missing material (siding, shingles, brick, concrete,
tiles, plaster, floorboards) over large areas of foundation,
Substantial sagging of roof, floors, or walls,
Extensive damage by fire, flood or storm, and
Inadequate original construction such as makeshift walls, roofs made of scrap materials,
foundations or floors lacking, or converted barns, sheds, and other structures not
adequate for housing.
These are criteria used to determine the quality of each structure in the Study Area.
In a recent conditions survey, the structures within the corporate limits were rated. Within the
corporate limits portion of the study area there are a total of two structures.
After reviewing the overall conditions of the structures in the corporate limits portion include:
0 (0.00%) structures rated as adequate
0 (0.00%) structures rated as deteriorating
2 (100.0%) structures rated as dilapidated
Overall, 100.0% of the structures in this area are in a state of disrepair. Figure 3 shows the data
on a block level as opposed to structure. Typically, if there were several structures deemed to
be deteriorating or dilapidated then the entire block was downgraded. For purposes of this
study there is approximately 100.0% of the block area within the Study Area has dilapidated
structures.
Due to the state of disrepair of a number of properties in the area, the conditions represent
conditions which are Dangerous to conditions of life or property due to fire or other causes.
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Blight and Substandard Study
City of Grand Island, Nebraska • July 2013 Page 8
Figure 4
Structural Conditions
Source: Marvin Planning Consultants and Olsson Associates, 2013
Sidewalk Conditions
The sidewalk conditions were analyzed in the Study
Area. The sidewalks were rated on four categories;
adequate, deteriorating, dilapidating, and missing
completely.
Within the study area there is approximately 802.32
lineal feet of sidewalk. After reviewing the
conditions in the field, the following is how the
sidewalk conditions breakdown within the study
area:
0 (0.00%) lineal feet of adequate sidewalk
337.65 (42.1%) lineal feet of deteriorating
sidewalk
464.67 (57.9%) lineal feet of no sidewalk. There was no sidewalk deemed to be dilapidated.
Overall, 100% of the sidewalks are in either a deteriorating state or completely missing. Missing
sidewalk is as bad as dilapidated or deteriorating sidewalk since there is no safe place to walk
other than across someone else’s property or in the street. See Figure 5 for the locations of
these sidewalks.
Due to the large amount of deteriorating and missing sidewalk, the sidewalk conditions would
be a direct contributing factor.
No sidewalks present
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Blight and Substandard Study
City of Grand Island, Nebraska • July 2013 Page 9
Street Conditions
The street conditions were analyzed in the Study
Area. The streets were also rated on four categories;
adequate, deteriorating, dilapidating, and missing
completely. The following is the breakdown for the
area.
Within the study area there is approximately 932.64
lineal feet of street. After reviewing the conditions in
the field, the following is how the street conditions
breakdown within the corporate limits:
0 (0.00%) lineal feet of adequate street
606.13 (65.0%) lineal feet of deteriorating street
326.51 (35.0%) lineal feet of gravel streets.
There was no street deemed to be dilapidated.
Overall, 100.0% of the streets are in either a deteriorating state or were paved with gravel, thus
an obsolete material for an urban area. See Figure 6 for the locations of these streets.
Due to the large amount of deteriorating and missing street, the street conditions would be a
direct contributing factor.
Curb and Gutter
Curb and Gutters have a number of direct and
indirect roles in neighborhoods. Their primary
functions is to be a barrier that collects and directs
water to be drained away. On a secondary level,
they can help define where the streets start and
stop, and they act as a physical barrier between
pedestrian and vehicular traffic.
Curb and gutter for the Study Area were examined
similarily to streets and sidewalks. The curb and
gutter will be graded as either adequate,
deteriorating, dilapidated, or missing. In addition,
curb and gutter will be examined based upon their location, within the incorporated area or
within the county industrial park.
Within the study area there is approximately 804 lineal feet of curb and gutter possible. After
reviewing the conditions in the field, the following is how the curb and gutter conditions
breakdown within the corporate limits:
160.00 (19.9%) lineal feet of adequate curb and gutter
196.44 (24.4%) lineal feet of deteriorating curb and gutter
447.97 (55.7%) lineal feet of no curb and gutter or rural section.
There was no curb and gutter deemed to be dilapidated.
In total, 80.1% of the curb and gutters are in either a deteriorating state or are missing. See
Figure 7 for the locations of these curb and gutter.
Due to the large amount of deteriorating and missing curb and gutter, the curb and gutter
conditions would be a direct contributing factor.
Deterioration of site or other improvements
Throughout this Area, there is a large portion of sidewalk that is either deteriorating or missing. In
addition, a large portion of the curb and gutter has been determined to be either
deteriorating or missing.
No Curb and Gutter present
Gravel streets present
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Blight and Substandard Study
City of Grand Island, Nebraska • July 2013 Page 10
Finally, the area has a large amount of deteriorating
streets. The streets have been patched over and over
due to large amounts of cracking that has been
occurring in the pavement.
These are major considerations in determining if the
area has deteriorated sites or improvements.
Based upon the field analysis, there are sufficient
elements present to meet the definition of
deterioration of site and other improvements in the
Study Area.
Dangerous conditions to life or property due to fire or other causes
There are two structures within the Study Area that are deteriorated and appear to be getting
worse. The continued deterioration from this point forward will place some of these properties
at risk for fire.
In addition, there are a couple of properties in close proximity that if they go untouched in the
future could present a danger to life if someone were to sneak onto the property. This property
needs to have a repaired security fence put into place in order to minimize the threat.
Based upon the field analysis, there are sufficient elements present to meet the definition of
dangerous conditions within the Study Area.
Improper Platting or Obsolete Platting
The majority of this area was platted in the 1800’s as the city began to grow and when there
was still an active railroad line serving this part of Grand Island. The vast number of the lots, as
they are platted today, will be difficult to redevelop.
Based upon the review of the plat of the area, there are sufficient elements present to meet
the definition of improper platting or obsolete platting within the Study Area.
Unsanitary / Unsafe conditions
The area being evaluated for the conditions of blighted and substandard needs to be
examined for the unsanitary and unsafe conditions. A primary item that was examined was the
drainage conditions of the area.
Drainage Conditions
Grand Island has a long history of drainage issue
due to the extreme flatness of the area, as well as
the high water table. Topography and soils can
have a major impact on how a given portion of the
city drains. The area designated in this Study Area is
nearly flat or has an extremely small slope.
The field survey examined the entire area for
potential drainage problems. One field survey was
completed the same day of a rain event. During the
field visit there was standing water throughout the
entire area. Water was standing in large potholes, in
drainage ditches, along areas that were supposed to drain the water away.
Standing water from poor drainage can be a catalyst for Health issues like West Nile due to the
potential mosquito breeding that can occur.
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Blight and Substandard Study
City of Grand Island, Nebraska • July 2013 Page 11
Drainage also can be tied directly to the next issue
that was analyzed during the field investigations,
curb and gutter conditions.
Based upon the field analysis, there are sufficient
elements present to meet the definition of
unsanitary/unsafe conditions within the Study Area.
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These conditions are contributing to the blighted
conditions of the study area.
Substantial number of deteriorating structures
o 100.00% of the structures identified within the corporate limits, of the Study Area, were
deemed to be in a state of deterioration or dilapidation
Deterioration of site or other improvements
o A large amount of sidewalk either in a deteriorated state or missing from properties in
the area.
o The existence of gravel streets within the study area.
o The condition of the streets within the corporate limits.
Dangerous conditions to life or property due to fire or other causes
o The number of deteriorating structures
Average age of structures is over 40 years of age
o Within the Study Area 100.00% of the structures meet the criteria of 40 years of age or
older.
Improper Subdivision or obsolete platting
Unsanitary / Unsafe conditions
o The area has major drainage issues and does not drain well and has the potential for
standing water to be present for long periods of time.
The other criteria for Blight were not present in the area, these included:
Combination of factors which are impairing and/or arresting sound growth
Defective/Inadequate street layouts,
Faulty lot layout,
Defective or unusual condition of title,
Economic or social liability detrimental to health, safety and welfare,
Conditions provision of housing accommodations,
One-half of unimproved property is over 40 years old,
Inadequate provisions for ventilation, light, air, open spaces or sanitation, and
Diversity of ownership.
These issues were either not present or were limited enough as to have little impact on the
overall condition of the study area.
Grand Island Regular Meeting - 10/2/2013 Page 21 / 48
Blight and Substandard Study
City of Grand Island, Nebraska • July 2013 Page 12
Figure 5
Sidewalk Conditions
Source: Marvin Planning Consultants and Olsson Associates, 2013
Grand Island Regular Meeting - 10/2/2013 Page 22 / 48
Blight and Substandard Study
City of Grand Island, Nebraska • July 2013 Page 13
Figure 6
Street Conditions
Source: Marvin Planning Consultants and Olsson Associates, 2013
Grand Island Regular Meeting - 10/2/2013 Page 23 / 48
Blight and Substandard Study
City of Grand Island, Nebraska • July 2013 Page 14
Figure 7
Curb and Gutter Conditions
Source: Marvin Planning Consultants and Olsson Associates, 2013
Grand Island Regular Meeting - 10/2/2013 Page 24 / 48
Blight and Substandard Study
City of Grand Island, Nebraska • July 2013 Page 15
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Average age of the residential or commercial units in the area is at least forty years
Age of structures can be a contributing factor to the blighted and substandard conditions in
an area. Statutes allow for a predominance of units that are 40 years of age or older to be a
contributing factor regardless of their condition. Note that the age of structure was determined
from the Appraisal data within the Hall County Assessor’s website data.
Within the study area there is a total of two structures. After researching the structural age on
the Hall County Assessor’s and Treasurer’s websites, the following breakdown was determined:
0 (0.00%) units were determined to be less than 40 years of age
2 (100.00%) units were determined to be 40 years of age or older
There is a predominance of units 40 years of age or older.
SSuubbssttaannddaarrdd SSuummmmaarryy
Nebraska State Statute requires that at least one of five substandard factors be present in a
community. This Study Area in Grand Island has one of the five. The other criteria for
Substandard were not present or the data was not readily accessible in the area, these
included:
Unemployment in the designated area is at least one hundred twenty percent of the state
or national average;
more than half of the plotted and subdivided property in an area is unimproved land that
has been within the city for forty years and has remained unimproved during that time;
the per capita income of the area is lower than the average per capita income of the city
or in which the area is designated
the area has had either stable or decreasing population based on the last two decennial
censuses.
FFIINNDDIINNGGSS FFOORR GGRRAANNDD IISSLLAANNDD BBLLIIGGHHTT SSTTUUDDYY AARREEAA ##1133
Blight Study Area #13 has several items contributing to the Blight and Substandard Conditions.
These conditions include:
Blighted Conditions
Improper subdivision or obsolete platting
Deterioration of site or other improvements,
Dangerous conditions to life or property due to fire or other causes,
Average age of units is over 40 years of age.
Substandard Conditions
Average age of the structures in the area is at least forty years
Grand Island Regular Meeting - 10/2/2013 Page 25 / 48
Hall County Regional Planning
Commission
Wednesday, October 2, 2013
Regular Meeting
Item F2
Public Hearing Blight Study Area 14
Staff Contact: Chad Nabity
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Hall County Regional Planning
Commission
Wednesday, October 2, 2013
Regular Meeting
Item J1
Final Plat
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 10/2/2013 Page 40 / 48
September 23, 2013
Dear Members of the Board:
RE: Final Plat – Copper Creek Estates Fifth Subdivision – Final Plat.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a preliminary and final plat of Copper Creek Estates 5th
Subdivision, located in the City of Grand Island, in Hall County Nebraska.
This final plat proposes to create 20 lots, a tract of land comprising all of Lots Thirty
One (31) and Thirty Two (32), Copper Creek Estates Third Subdivision and a part of
the Northwest Quarter (NW1/4), all located in 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, said tract containing 5.644 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 October 2, 2013 in the
Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
Cc: City Clerk
City Attorney
City Public Works
City Building Department
City Utilities
Manager of Postal Operations
Rockwell and Associates
This letter was sent to the following School Districts 1R, 2, 3, 8, 12, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 10/2/2013 Page 41 / 48
Grand Island Regular Meeting - 10/2/2013 Page 42 / 48
September 23, 2013
Dear Members of the Board:
RE: Final Plat – Larry Wilhelmi Subdivision– Final Plat.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Larry Wilhelmi Subdivision, located in Hall County,
Nebraska.
This final plat proposes to create 1 Lot on a tract of land comprising a part of the
Northwest Quarter (NW1/4), Section Twenty Two (22), Township Twelve (12) North,
Range Eleven (11) West of the 6th P.M., in Hall County, Nebraska, said tract
containing 14.263 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 October 2, 2013 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 Zoning Department
Manager of Postal Operations
Rockwell & Associates, LLC
This letter was sent to the following School Districts 1R, 2, 3, 8, 12, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 10/2/2013 Page 43 / 48
Grand Island Regular Meeting - 10/2/2013 Page 44 / 48
September 23, 2013
Dear Members of the Board:
RE: Final Plat – Dibbern Pork Second Subdivision – Final Plat.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Dibbern Pork Second Subdivision, located in Hall
County, Nebraska.
This final plat proposes to create 1 Lot on a tract of land comprising a part of the
Northeast Quarter of the Northwest Quarter (NE ¼ NW ¼) of Section Two (2),
Township Ten (10) North, Range Twelve (12) West of the 6th P.M., in Hall County,
Nebraska, said tract containing 3.6967 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 October 2, 2013 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 Zoning 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.
Grand Island Regular Meeting - 10/2/2013 Page 45 / 48
Grand Island Regular Meeting - 10/2/2013 Page 46 / 48
September 23, 2013
Dear Members of the Board:
RE: Final Plat – Lazy H Subdivision – Final Plat.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Lazy H Subdivision, located in Hall County,
Nebraska.
This final plat proposes to create 1 Lot on a parcel of land located in the southeast
Quarter (SE1/4) Section Five (5), Township Eleven (11) North, Range Twelve (12)
West of the 6th P.M., in Hall County, Nebraska, said tract containing 2.80 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 October 2, 2013 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 Zoning Department
Manager of Postal Operations
Ripp Land Surveying
This letter was sent to the following School Districts 1R, 2, 3, 8, 12, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 10/2/2013 Page 47 / 48
Grand Island Regular Meeting - 10/2/2013 Page 48 / 48