12-04-2013 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, December 4, 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 - 12/4/2013 Page 1 / 40
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 - 12/4/2013 Page 2 / 40
Hall County Regional Planning
Commission
Wednesday, December 4, 2013
Regular Meeting
Item A1
Agenda
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 12/4/2013 Page 3 / 40
REGIONAL PLANNING COMMISSION
AGENDA AND NOTICE OF MEETING
Wednesday, December 4, 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 November 6, 2013.
3.Request Time to Speak.
4.Public Hearing - Rezone - A request to rezone properties located at 815-823
Orleans Drive, north of Faidley Ave and east of Kennedy Drive from RD
Residential Development Zone to RO Residential Office, in Grand Island, Hall
County, Nebraska. (C-01-2014GI) (Hearing, Discussion, Action)
5.Public Hearing - Concerning adoption of a blight and substandard Area 15.
This property is located between Webb Rd and and US Hwy 281 and Old
Potash Hwy and Old Hwy 30, in the City of Grand Island. (C-02-2014GI)
(C-02-2014GI) (Hearing, Discussion, Action)
6.Public Hearing – Concerning an amendment to the Cairo Comprehensive
Plan and Future Land use Map for property described as: A parcel of land
west of Hwy 11 to the west edge of the old Vogel property between the north
railroad right-of-way and Hwy 2 and a parcel of land from the south right-of-
way of Hwy 2 to include Lots and part of Lots 1 & 2, Block 7, Original Town of
Cairo between Thebe Street easterly to alley. (C-03-2014Cairo) (Hearing,
Discussion, Action)
7.Public Hearing – Concerning the adoption of the Cairo Zoning Map. (C-04-
2014Cairo) (Hearing, Discussion, Action)
8.Election of Officers
9.Planning Director’s Report – Hazard Mitigation Plan update.
10.Next Meeting January 8, 2014
11. Adjourn
PLEASE NOTE: This meeting is open to the public, and a current agenda is
Grand Island Regular Meeting - 12/4/2013 Page 4 / 40
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 - 12/4/2013 Page 5 / 40
Hall County Regional Planning
Commission
Wednesday, December 4, 2013
Regular Meeting
Item E1
Meeting Minutes
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 12/4/2013 Page 6 / 40
THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
November 6, 2013
The meeting of the Regional Planning Commission was held Wednesday, November 6, 2013,
in the Community Meeting Room - City Hall – Grand Island, Nebraska. Notice of this meeting
appeared in the "Grand Island Independent" October 26, 2013.
Present: Pat O’Neill Dennis McCarty
Les Ruge Deb Reynolds
Don Snodgrass John Amick
Mark Haskins
Absent: Julie Connelly, Jaye Monter, Bill Hayes, Karen Bredthauer
Other:
Staff:Chad Nabity, Rose Rhoads
Press:
1.Call to order.
Chairman O’Neill called the meeting to order at 6:01 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 October 2, 2013 meeting.
A motion was made by McCarty to approve the meeting minutes and seconded
by Reynolds to approve the Minutes of the October 2, 2013 meeting as mailed.
Grand Island Regular Meeting - 12/4/2013 Page 7 / 40
The motion carried with 7 members present and 6 voting in favor (Reynolds,
Snodgrass, Amick, O’Neill, Haskins and McCarty) and 1 member present
abstaining (Ruge).
3.Request Time to Speak.
Gerald Nelson, 119 Seedling Mile Ct., Grand Island; Rick Ruzicka, 4145
Norseman Ave., Grand Island; Cliff Mesner, 2604 26th Ave., Central City; and
Brian Degan, 2511 Park Dr., Grand Island, NE, Agenda Item #4.
4.Public Hearing – Rezone - A request to rezone the properties from R1 Suburban
Density Residential to RD Residential Development Zone in the City of Grand Island,
Hall County, Nebraska. All of Van Ohlen 3rd Subdivision located south of Shady Bend
Circle and west of Shady Bend Road. (C-28-2013GI)
O’Neill opened the Public Hearing.
Nabity explained the Hall County Housing Authority wants to construct
the $3.5 million Shady Bend Villa Project on 2.5 acres west of Shady
Bend Road and south of Shady Bend Circle.
There was a lengthy discussion over how to address the drainage issues along
Shady Bend Road and Seedling Mile Road.
O’Neill closed the Public Hearing.
A motion was made by Ruge and to approve the rezone providing the Hall
County Housing Authority and the City of Grand Island work out a drainage
plan. Motion was seconded by Haskins to approve the Rezone from R1 –
Suburban Density to RD Residential Development Zone.
A roll call vote was taken and the motion passed with 7 members present and voting in
favor (Amick, Snodgrass, O’Neill, McCarty, Ruge, Reynolds and Haskins) and no one
voting against.
Consent Agenda
5.Final Plat – Platte Valley Industrial Park Ninth Subdivision – located north of
Wildwood Drive and east of US Hwy 281, in the City of Grand Island, in Hall County,
Nebraska. Consisting of (2 Lots) and 7.451 acres.
6.Final Plat – Dixson Subdivision – located south of Husker Hwy and east of US Hwy
34, in Hall County, Nebraska. Consisting of (1 Lot) and 6.612 acres.
A motion was made by Haskins to approve the Consent Agenda as presented and
seconded by Ruge.
Grand Island Regular Meeting - 12/4/2013 Page 8 / 40
A roll call vote was taken and the motion passed with 7 members present and voting in
favor (Amick, Snodgrass, O’Neill, McCarty, Ruge, Reynolds and Haskins) and no one
voting against.
7. Planning Director’s Report
8.Next Meeting December 4, 2013
9. Adjourn
Chairman Pat O’Neill adjourned the meeting at 6:40 p.m.
___________________________________________
Leslie Ruge, Secretary
By Rose Rhoads
Grand Island Regular Meeting - 12/4/2013 Page 9 / 40
Hall County Regional Planning
Commission
Wednesday, December 4, 2013
Regular Meeting
Item F1
Request to Rezone
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 12/4/2013 Page 10 / 40
November 19, 2013
Dear Members of the Board:
RE: Rezoning – A request to rezone the properties from RD Residential
Development Zone to RO Residential Office Zone in the City of Grand Island,
Hall County, Nebraska. Property is located at 815-823 Orleans Drive, Lafayette
ark Sub., Part of Lot 26 & All of Lot 35 north of Faidley Ave and east of
Kennedy Drive.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a rezone request to the Grand Island Zoning Map from RD
Residential Development Zone to RO Residential Office Zone. As shown on the
enclosed map.
You are hereby notified that the Regional Planning Commission will consider this
zoning change at the next meeting that will be held at 6:00 p.m. on December 4,
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
This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 12/4/2013 Page 11 / 40
Grand Island Regular Meeting - 12/4/2013 Page 12 / 40
Hall County Regional Planning
Commission
Wednesday, December 4, 2013
Regular Meeting
Item F2
Blight Study Area 15
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 12/4/2013 Page 13 / 40
Alvo,
Nebraska
Alvo,
Nebraska
City of Grand Island, NE
Blight and Substandard Study
Area #15
October 2013
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Grand Island Regular Meeting - 12/4/2013 Page 15 / 40
Blight and Substandard Study – Area #15
City of Grand Island, Nebraska • October 2013 Page 1
PURPOSE OF THE BLIGHT AND SUBSTANDARD STUDY
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 individual property owners
within the community with the hope the City will consider the study area for future redevelopment
activity. The area is bordered on all sides by major transportation routes and the portions adjacent
to the area has seen considerable new development on the northern perimeter of the area but
limited 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 - 12/4/2013 Page 16 / 40
Blight and Substandard Study – Area #15
City of Grand Island, Nebraska • October 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 Hall County Regional Planning
Commission 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 owners 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.
BLIGHT AND SUBSTANDARD ELIGIBILITY STUDY
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,
commercial/office, public and industrial.
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 - 12/4/2013 Page 17 / 40
Blight and Substandard Study – Area #15
City of Grand Island, Nebraska • October 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 NORTH US HIGHWAY 281 AND
W. OLD POTASH HIGHWAY; THENCE EASTERLY ALONG SAID CENTERLINE OF W. OLD POTASH
HIGHWAY TO THE INTERSECTION WITH THE CENTERLINE OF N. WEBB ROAD; THENCE SOUTHERLY
ALONG SAID CENTERLINE OF N. WEBB ROAD (ACROSS US HIGHWAY 30 WHERE N. WEBB ROAD
TURNS INTO S. WEBB ROAD)TO THE INTERSECTION WITH THE CENTERLINE OF OLD US HIGHWAY 30;
THENCE, SOUTHWESTERNLY ALONG SAID CENTERLINE OF OLD US HIGHWAY 30 TO THE EXTENDED
WEST PROPERTY LINE OF MISCELLANEOUS TRACTS 24-11-10 PT E ½; THENCE NORTHWESTERLY ALONG
SAID EXTENDED WEST PROPERTY LINE TO THE INSECTION WITH THE SOUTHWEST CORNER OF A LOT
DESCRIBED AS SPELTS-SCHULTZ INDUSTRIAL SUB PT LT 1; THENCE, NORTHERLY ALONG THE WEST
PROPERTY LINE OF A LOT DESCRIBED AS SPELTS-SCHULTZ INDUSTRIAL SUB PT LT 1 TO THE NORTHWEST
CORNER OF SAID LOT; THENCE, NORTHEASTERLY ALONG THE NORTH PROPERTY LINE OF THE SAME
SAID LOT TO THE NORTHEAST CORNER OF SAID LOT; THENCE, CONTINUING NORTHEASTERLY ALONG
THE NORTH PROPERTY LOT OF A LOT DESCIBED AS LACY THIRD SUB LT 1 TO THE NORTHEAST CORNER
OF SAID LOT; THENCE, NORTHERY ALONG THE NORTH PORTION OF THE WEST PROPERTY LINE TO THE
NORTHWEST CORNER OF A LOT DESCRIBED AS LACY THIRD SUB LT 1; THENCE CONTINUING
NORTHERLY ALONG THE WEST PROPERTY LINES OF LOTS DESCRIBED AS LACY SUB LOT 4, STALKER
PLAZA SUB LOT 2, AND STALKER PLAZA SUB LOT 1; THENCE, CONTINUING NORTHERY ALONG THE
EXTENDED WEST PROPERTY LINES TO THE POINT OF INTERSECTION WITH THE SOUTH PROPERTY LINE
OF THE STATE OF NEBRASKA PROPERTY (CONTAINING THE NEBRAKA DEPARTMENT OF ROADS
MAINTENANCE YARD AND THE NEBRASKA STATE PATROL FACILITIES; THENCE, WESTERLY ALONG A
LINE TO A POINT ON THE CENTERLINE OF US HIGHWAY 281 BEING 700.9969 FEET SOUTH OF THE POINT
OF BEGINNING; THENCE, NORTHERLY ALONG SAID CENTERLINE OF US HIGHWAY 30 TO THE POINT
OF BEGINNING.
Grand Island Regular Meeting - 12/4/2013 Page 18 / 40
Blight and Substandard Study – Area #15
City of Grand Island, Nebraska • October 2013 Page 4
Figure 1
Study Area Map
Source: Olsson Associates 2013
Grand Island Regular Meeting - 12/4/2013 Page 19 / 40
Blight and Substandard Study – Area #15
City of Grand Island, Nebraska • October 2013 Page 5
EXISTING LAND USES
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 43.9% of land in this use. The remaining 56.1%
is either Commercial, Commercial/office or vacant, 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 10.63 18.3%17.0%
Industrial 27.50 47.4%43.9%
Quasi-Public/Public 11.37 19.6%18.2%
Parks/Recreation 0 0.0%0.0%
Transportation 8.49 14.6%13.6%
Total Developed Land 57.99 100.0%
Vacant/Agriculture 4.64 7.4%
Total Area 62.63 100.0% Source: 2013 Grand Island Blight Study Area 15, Marvin Planning Consultants and Olsson Associates
Grand Island Regular Meeting - 12/4/2013 Page 20 / 40
Blight and Substandard Study – Area #15
City of Grand Island, Nebraska • October 2013 Page 6
Figure 2
Existing Land Use Map
Source: Marvin Planning Consultants and Olsson Associates, 2013
Grand Island Regular Meeting - 12/4/2013 Page 21 / 40
Blight and Substandard Study – Area #15
City of Grand Island, Nebraska • October 2013 Page 7
FINDINGS OF BLIGHT AND SUBSTANDARD CONDITIONS ELIGIBILITY STUDY
This section of the 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 examined and evaluated in the field and online. After review
several factors discussed in the Revised Statutes of Nebraska were found to be present in this
specific study area. In addition, there were some of the statutory conditions that were either not
present or not evaluated due to the small area in the report.
Average Age of the Residential or Commercial Units
Age of Structure
Age of structures can be one of the contributing factors to 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.
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 41 structures. After researching the structural age on the
Hall County Assessor’s and Treasurer’s websites, the following breakdown was determined:
24 (58.5%) units were determined to be 40 years of age or older
17 (41.5%) were newer than 40 years.
Based upon this data, the age of the structures would be a direct contributing factor.
Deterioration of Site or Other Improvements
Sidewalk Conditions
Sidewalks, regardless of the area and uses within a community, should provide a safe means of
movement for pedestrians. Sidewalks become increasingly more important along transportation
routes considered to be arterials and highways. A sidewalk allows for pedestrian movement while
keeping people off of heavily traveled streets.
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 5,743 lineal feet of area where sidewalk could or
should be located. After reviewing the conditions in the field, the following is how the sidewalk
conditions breakdown within the study area:
0 (0.0%) lineal feet of adequate sidewalk
0 (0.0%) lineal feet of deteriorating sidewalk
5,743 (100.0%) lineal feet of no sidewalk.
There is no sidewalk present within the entire study area accessible to pedestrian traffic.
Considering the uses along Old Potash Highway and Webb Road, there should be sidewalk in
place.
In addition to the missing sidewalk indicated in Figure 4, there are other locations where sidewalk
is missing, along US Highways 30 and 281. These are indicated with a red dashed line. These areas
are not included in the totals, since the city and state policies are not to encourage walking and
biking along major highways.
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Blight and Substandard Study – Area #15
City of Grand Island, Nebraska • October 2013 Page 8
Figure 3
Unit Age Map
Source: Marvin Planning Consultants and Olsson Associates, 2013
Grand Island Regular Meeting - 12/4/2013 Page 23 / 40
Blight and Substandard Study – Area #15
City of Grand Island, Nebraska • October 2013 Page 9
Figure 4
Sidewalk Conditions
Source: Marvin Planning Consultants and Olsson Associates, 2013
Study area boundary
shifted in order to show
sidewalk locations
Grand Island Regular Meeting - 12/4/2013 Page 24 / 40
Blight and Substandard Study – Area #15
City of Grand Island, Nebraska • October 2013 Page 10
Figure 5
Curb and Gutter Conditions
Source: Marvin Planning Consultants and Olsson Associates, 2013
Study area boundary
shifted in order to show
curb and gutter locations
Grand Island Regular Meeting - 12/4/2013 Page 25 / 40
Blight and Substandard Study – Area #15
City of Grand Island, Nebraska • October 2013 Page 11
Due to the large amount of missing sidewalk, the lack of sidewalk
would be a direct contributing factor.
Drainage Conditions
Grand Island has a long history of drainage issues 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 during and a day after
a rain event. During both field visits 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.
Another item of note deals with the actual number of stormwater
inlets in the study area. There are only two stormwater inlets within
the entire study area. One is located at the southwest corner of
W. Old Potash Highway and N. Webb Road; the other is located
along Island Circle. All of the water, south of US Highway 30 has to
surface drain or be absorbed into the soils. Along the west edge
of this study area there is a large stormwater catchment; however,
runoff in the study area must a find a path along very flat
topography to get to the catchment.
The primary way for stormwater runoff to reach the catchment is
through a series ditches along S. Webb Road and Old US Highway
30. This type of stormwater infrastructure typically works only when
there is some topographic drop-off and the ditches remained
mowed. In case of the ditches in the study area, the grass
appeared to be longer than it should be to allow for water
movement.
Figure 6 is an existing topographic map from the City of Grand
Island’s website. The map confirms the flatness of the area
between US Highway 30 on the north and Old Highway 30 on the
south. The most common contour identified on the map is the
1880 contour.
Standing water from poor drainage can be a catalyst for health
issues like West Nile due to the potential mosquito breeding during
the summer months.
Drainage also can be tied directly to the next issue, curb and
gutter conditions.
Standing water during a recent rain event
Water same location 24 hours later
Standing water on the north end of
study area – 24-hours after rain event
Catchment on west edge of study area
Drainage ditch along N. Webb Road
Grand Island Regular Meeting - 12/4/2013 Page 26 / 40
Blight and Substandard Study – Area #15
City of Grand Island, Nebraska • October 2013 Page 12
Figure 6
Topographic Map of Study Area
Source: http://grandislandne.map.beehere.net/, 2013
Contours in this configuration
indicate very flat areas
Denotes standing water
identified 24-hours after a
rain event
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Blight and Substandard Study – Area #15
City of Grand Island, Nebraska • October 2013 Page 13
Curb and Gutter
Curb and Gutters have direct and indirect roles in communities.
Their primary functions is to be a barrier that collects and directs
water, drainage. 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 can be summed up simply by
stating it is deteriorating and completing lacking. The only two
locations curb and gutter can be found within the study area is on
the southwest corner of W. Old Potash Highway and N. Webb
Road (where the only storm inlet is located) and along the edges
of Island Circle located in the southern portion of the study area.
Within the study area there is approximately 5,700 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 study area:
0 ( 0.0%) lineal feet of adequate curb and gutter
2,166 (37.6%) lineal feet of deteriorating curb and gutter
3,586 (62.4%) lineal feet of no curb and gutter or rural section.
The study area has 100% of the curb and gutters in either a
deteriorating state or not constructed and the streets are
designed as rural section streets. See Figure 5 for the locations of
these curb and gutter.
The photo to the immediate right shows the deteriorating
conditions that tend to occur at driveways and streets
where there is no curb and gutter to define a solid edge.
Motor vehicles tend to cut corners when pulling in and out
of the parking areas which then lead to pot holes and
standing water after rain events.
In addition to the missing curb and gutter indicated in Figure
4, there are other locations where curb and gutter are
missing, along US Highways 30 and 281. These are indicated with
a red dashed line. Even though this is considered an urban area,
the Nebraska Department of Roads typically surface drains major
highways to grassy areas.
Due to the large amount of deteriorating and missing curb and
gutter, the curb and gutter condition would be a direct
contributing factor.
Site Improvements Conditions
The different properties throughout the study area have less than
average site improvements. A large portion of the properties have gravel/dirt drives and parking
lots and in some cases they may have been concreted or asphalted in the past but it is difficult to
determine due to the level of deterioration. Some properties have paved/improved parking areas
and drives were found to be in a state of deterioration.
Parking/drive area with
deteriorating asphalt and gravel
Grand Island Regular Meeting - 12/4/2013 Page 28 / 40
Blight and Substandard Study – Area #15
City of Grand Island, Nebraska • October 2013 Page 14
Figure 7
Site Improvement Conditions
Source: Marvin Planning Consultants and Olsson Associates 2013
Surface materials
deteriorating
Surface material is
gravel / dirt / unimproved
Grand Island Regular Meeting - 12/4/2013 Page 29 / 40
Blight and Substandard Study – Area #15
City of Grand Island, Nebraska • October 2013 Page 15
Figure 7 identifies the different properties in the study area that have deteriorating parking areas
and drives, as well as those properties that have been hard surfaced and are showing signs of
deteriorating and in need of repair/rehabilitation. Even though most of the land uses in this area
are heavier commercial to industrial uses, the lack of hard surfacing or the deterioration of the
existing hard surfacing has a major impact on the perception of the area as well as the value of
the area.
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.
Faulty Lot Layout
Faulty lot layout can lead to a number of issues including size of a
lot, adequacy of the lot for the use, accessibility to the lot and/or
the usefulness of the lot. There are a number of factors to examine
within this particular study area.
Size of Lot
Throughout the study area there are lots that are too small for the
use and buildings located on the site. This is specifically true on the
north and south sides of Island Circle.
Figure 8 to the right identifies the lots in the study area deemed to
be either too narrow, too shallow, or both (resulting in an overall
small lot). Considering the current land use plan and zoning for this
area, these lots have the potential to undesirable or overcrowded
with building in the future; in some cases these lots are already
overcrowded.
The lot on the north end of Figure 8 is an extremely awkward shape
and likely was platted this way when US Highway 30 was relocated
to its present alignment. However, this still creates an odd
development/redevelopment condition.
Adequacy of the Lots
Based upon the discussion regarding lot size and shape above,
the lots in Figure 8 are not adequate for the type of land use and
zoning designated for this area. Parking and deliveries
opportunities are somewhat limited on these lots.
Some of the other lots, the lumber yard on the southeast corner of
the study, appear to have fit their different structures onto the site
with a shoe horn; movement on this site is very tight considering
larger pick-ups and semi-trailers are arriving and departing from
the site.
Accessibility of the Lots
Accessibility of some lots in the southern portion of the study
currently do not appear to be an issue. However, there could be
two very different issues arise in the future.
First, the lot to the north end has two primary uses on one lot. At
present they are owned by the same company. If in the future
these uses are split apart, the area to the west has the potential to
become a landlocked parcel. At present all of the uses and structures gain access from the points
on the property; there are no adjacent streets, except for S. Webb Road.
Figure 8: Small Lot Sizes
Source:
Marvin Planning Consultants and
Olsson Associates
Figure 9: Accessibility
Source: Marvin Planning Consultants
and Olsson Associates
Grand Island Regular Meeting - 12/4/2013 Page 30 / 40
Blight and Substandard Study – Area #15
City of Grand Island, Nebraska • October 2013 Page 16
The lots identified on the very south end of the study area have a similar but different issue, the lots
along Old US Highway 30 are designated as different parcels than the lots to the north. Currently,
the frontage lots are owned by the same individuals/companies that own the lots in the back. This
creates an issue with faulty lot layouts in the area.
Insanitary or Unsafe Conditions
There are a number of factors tending to fall under
this category. The study area was found to have
several factors falling into insanitary and unsafe.
The following will outline the conditions found.
Junk and junk vehicles
There are locations where property owners have
junk and/or junk vehicles located on their property
within the study area.
The most specific location for this condition is
shown at the right. In one case, the property
owner has some of the junk vehicles contained in
a “security” fence with aging and sagging barbed
wire along the top edge. However, in other
situations junks vehicles, old campers and other
items are left in the open and not secured from access by
individuals. In additional to people being capable of directly
access these vehicles, trailers, etc., these conditions are also very
attractive places for vermin to congregate.
Utility Poles
Utility poles in this area, although it is not the direct concern of
individual property owners, are an unsafe condition in various
locations within the study area. The property shown above has a
power pole located in between the buildings on the lot. This
creates a potential hazard for vehicular movement, especially
semi-trailers.
In another case near the southern edge of the study area, there
are utility poles within two feet of the driving surface of S. Webb
Road. In addition, one of these poles is also located less than one
foot from the edge of a property driveway that accesses S. Webb
Road (this specific pole is also a visual distraction for vehicles
turning onto S. Webb Road); see photo to the right.
Stormwater Catchment
The topography found in Grand Island creates the need for
unique engineering solutions to catch, store, and release
stormwater. Immediately west of the study there is a large
stormwater catchment facility, not in the area. This catchment
could be considered an unsafe condition that is contributing to
the potential blighted and substandard conditions of the area.
This major catchment is very deep and is designed to handle a
massive amount of water; however, there are no security
measures to keep individuals both purposely or accidently from
entering this area. If the city has had a major rain event and the
catchment is even partially full it could be a hazard to someone’s
safety.
Aerial of junk and junk vehicles
Source: http://grandislandne.map.beehere.net/
Photos of the area above
Another area with junk vehicles
and trees
Grand Island Regular Meeting - 12/4/2013 Page 31 / 40
Blight and Substandard Study – Area #15
City of Grand Island, Nebraska • October 2013 Page 17
Unsecured materials
The field investigation of this study area identified one item that
presents a possible unsafe condition. Within the study area there
is one location where individuals can access the material
stockpiles of the concrete plant. This would require an individual
to go through the property occupied by Anixter
Fasteners/Hastings Foods. Along the southwest edge of the
Anixter/Hastings Foods site there is not a security fence on any
type to keep someone from accessing the gravel stockpile and
other items on the plant site.
Standing Water
As discussed in detail in the drainage section of this report,
standing water can be an insanitary and unsafe condition due to
the potential for this to be a breeding ground for mosquitoes and
their ability to spread the West Nile virus.
Barbed Wire Fencing
There are several properties within the study area being protected
with barbed wire along the top of the fence line. The use of this
material within the area is a proper security measure depending
on the need. However, in multiple locations in the study area it
appears that the barbed wire has been allowed to deteriorated,
thus indicating a lack of need. It is these locations that are
considered unsafe. If the barbed wire is allowed to continue to
deteriorate it is likely to come loose from the fence and be in the
direct path of pedestrians and others.
Vacant Property
One property near the southwest corner of the site, the old
Weldon Parts store that is vacant. At the time of the field work for
this study, the property appeared to be in a state of neglect. There
were several old palettes laying around, as well as other items left
behind. In addition, along the east wall of the building the weeds
were growing out of control and in need of being cut and
destroyed.
Based upon the field analysis, there are sufficient elements present
to meet the definition of insanitary and unsafe conditions within
the Study Area.
Diversity of Ownership
After reviewing the information on the Hall County Assessor’s
website, the study area was found to have 18 different property
owners. In order for future redevelopment to occur it may require
some of these tracts to get into common ownership.
Based upon the fact that 18 different individuals, corporations, etc. own property in this area, it is
determined that the high diversity of property ownership could easily be a barrier to
redevelopment.
Grand Island Regular Meeting - 12/4/2013 Page 32 / 40
Blight and Substandard Study – Area #15
City of Grand Island, Nebraska • October 2013 Page 18
Existence of Conditions endangering life or property due to fire or other causes
Located within the study area there are factors present that are a danger
to life or property due to fire or other causes. A number of these factors
have been previously discussed in this report. These factors include:
The junk vehicles and other junk laying around on a
number of properties
The old Weldon Truck Parts store along Old US Highway
30
The close proximity of the power poles along S. Webb
Road
The proximity of the unsecured stormwater catchment
The unsecured access to the materials stockpile for the
concrete plant
Based upon the field analysis, there are sufficient elements present to
meet the definition of dangerous conditions within the Study Area.
Combination of factors which are impairing and/or arresting sound growth
Within this small study area there are a number of factors that are impairing or arresting sound
growth. A couple of these include:
The location of the Nebraska Department of Roads Maintenance Yard and Nebraska State
Patrol facility; there has been an ongoing demand for larger scale commercial along US
Highway 281. The Hy-Vee property immediately north of the study area was purchased for
$1,790,000 or $205,747 per acre in 2005.
Even though the existence of US Highways 281and 30 as well as Webb Road and Old US
Highway 30 are traffic generators in what is considered a commercial and industrial corridor,
these thoroughfares have a tendency to impair and arrest sound growth practices.
The Union Pacific Railroad mainline lies immediately to the south of the study area and also
impairs sound growth practices.
Based upon the review of the area, there are sufficient elements present to meet the definition of
combination of factors which are impairing and/or arresting sound growth within the Study Area.
Stable or decreasing population based on the last two decennial censuses
Over the past 20 years the population within the study area has been stable. The population within
the Study Area has been 0 residents for the past two decennial censuses. Therefore, it meets the
criteria for a stable or decreasing population.
Blighting Summary
These conditions are contributing to the blighted conditions of the study area.
Average age of structures is over 40 years of age
o Within the Study Area 58.5% of the structures meet the criteria of 40 years of age or older.
Deterioration of site or other improvements
o There are no sidewalks located along the public streets in the area.
o The area is considerably flat and standing water is a concern.
o Within the study area, curb and gutter existing only on 37.6% of the right-of-way and it has
been determined to be in a deteriorating state.
o In addition to a small percentage of curb and gutter, the remaining 62.4% has no curb
and gutter to control stormwater runoff or to define the driving surface from other portions
of the right-of-way.
o Several properties within the study area have deteriorated or substandard site
improvements including parking lots, fencing, etc.
Grand Island Regular Meeting - 12/4/2013 Page 33 / 40
Blight and Substandard Study – Area #15
City of Grand Island, Nebraska • October 2013 Page 19
Faulty Lot Layout
o Size of certain lots is an issue
o Adequacy of some lots is a concern
o Accessibility to some lots could be a problem since these lots could become land locked
in the future
Insanitary or Unsafe Conditions
o Lack of sidewalk in the Study Area
o Junk and junk vehicles are present throughout the study area
o Utility pole locations
o Stormwater catchment west of study area is a contributing factor
o Unsecured materials storage
o Standing water
o Deteriorating barbed wire fencing
o Vacant and neglected property
Diversity of Ownership
o Within the Study Area 22 properties are owned by 18 different property owners.
Dangerous conditions to life or property due to fire or other causes
o Junk and junk vehicles
o The proximity of the stormwater catchment
o Unsecured materials
o Lack of sidewalk within the Study Area
Combination of factors which are impairing and/or arresting sound growth
o The location of the Nebraska Department of Roads Maintenance yard and the Nebraska
State Patrol facility.
o US Highways 30 and 281
o Old US Highway 30 and Webb Road
o Union Pacific Railroad
Stable or decreasing population based on the last two decennial censuses
o The population of the Study Area has remained stable over the past 22 years.
The other criteria for Blight were not present in the area, these included:
Improper Subdivision or obsolete platting
Substantial number of deteriorated or deteriorating structure
Defective/Inadequate street layouts,
Tax or special assessment delinquency exceeding fair value of the land.
Defective or unusual condition of title,
Unemployment in the designated area is at least 120% of the state or national average.
One-half of unimproved property is over 40 years old.
The per capita income of the area is lower than the average per capita income of the city or
village in which the area is designated.
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 - 12/4/2013 Page 34 / 40
Blight and Substandard Study – Area #15
City of Grand Island, Nebraska • October 2013 Page 20
Substandard Conditions
Average age of the residential or commercial units in the area is at least 40 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 eight structures. After researching the structural age on the
Hall County Assessor’s and Treasurer’s websites, the following breakdown was determined:
17 (41.5%) units were determined to be less than 40 years of age
24 (58.5%) units were determined to be 40 years of age or older
There is a predominance of units 40 years of age or older.
Existence of Conditions endangering life or property due to fire or other causes
Located within the study area there are factors present that are a danger
to life or property due to fire or other causes. A number of these factors
have been previously discussed in this report. These factors include:
The junk vehicles and other junk laying around on a
number of properties
The old Weldon Truck Parts store along Old US Highway 30
The close proximity of the power poles along S. Webb
Road
The proximity of the unsecured stormwater catchment
The unsecured access to the materials stockpile for the
concrete plant
Based upon the field analysis, there are sufficient elements present to
meet the definition of dangerous conditions within the Study Area.
Substandard Summary
Nebraska State Statute requires that “…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;”
This Study Area in Grand Island meets the defintion of Substandard as defined in the Revised
Nebraska State Statutes.
FINDINGS FOR GRAND ISLAND BLIGHT STUDY AREA #15
Blight Study Area #15 has several items contributing to the Blight and Substandard Conditions.
These conditions include:
Blighted Conditions
Average age of structures is over 40 years of age
Deterioration of site or other improvements
Faulty Lot Layout
Insanitary and Unsafe Conditions
Diversity of Ownership
Combination of factors which are impairing and/or arresting sound growth
Grand Island Regular Meeting - 12/4/2013 Page 35 / 40
Blight and Substandard Study – Area #15
City of Grand Island, Nebraska • October 2013 Page 21
Stable or decreasing population based on the last two decennial censuses
Substandard Conditions
Average age of the structures in the area is at least forty years
Dangerous conditions to life or property due to fire or other causes
Grand Island Regular Meeting - 12/4/2013 Page 36 / 40
Hall County Regional Planning
Commission
Wednesday, December 4, 2013
Regular Meeting
Item F3
Cairo Comp Plan
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 12/4/2013 Page 37 / 40
130th Rd NNebraska Highway 2 W
One-R Rd W
High StB ird ie B lvd
H il l s i d e D r
Said StNebraska 11 Highway NSuez StBerber StThebe StNile St E
Medina St W
Egypt St W
Syria St E Nubia St SMecca St E
Alexandria StHarb RdNile St W
Sycamore StSyria St W
Oasis St
Mecca St W
Kansas St E
Medina St EIngalls RdCentura Hills Dr
Nebraska Pl
H a r d e r C irOasis PlCairo Future Land Use Map Dec 2013
CityLimitsCairo_Future_Land_Use_Map
Proposed Changes
Layer
Heavy Industrial
Highway Commercial
Light Industrial
Multifamily Residential
Public
Parks and Rec
Redevelopment Area
Single Family Residential ¯
Grand Island Regular Meeting - 12/4/2013 Page 38 / 40
Hall County Regional Planning
Commission
Wednesday, December 4, 2013
Regular Meeting
Item F4
Cairo Zoning Map
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 12/4/2013 Page 39 / 40
Grand Island Regular Meeting - 12/4/2013 Page 40 / 40