05-06-2015 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, May 6, 2015
Regular Meeting Packet
Commission Members:
Terry Connick Hall County
Karen Bredthauer Grand Island Vice Chairperson
Julie Connelly Grand Island
Jerry Huismann Grand Island
Mark Haskins Hall County
Carla Maurer Doniphan
Dean Kjar Wood River
Dean Sears Grand Island
Richard Heckman Cairo
Pat O’Neill Hall County Chairperson
Greg Robb Hall County
Leslie Ruge Alda Secretary
Regional Planning Director: Chad Nabity
Planning Technician:
Edwin Maslonka
Planning Secretary:
Rose Rhoads
6:00 PM
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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.
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Hall County Regional Planning
Commission
Wednesday, May 6, 2015
Regular Meeting
Item A1
Agenda
Staff Contact: Chad Nabity
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REGIONAL PLANNING COMMISSION
AGENDA AND NOTICE OF MEETING
Wednesday, May 6, 2015
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 April 1, 2015.
3.Request Time to Speak.
4.Public Hearing – Proposed Blight Study Area 17 – located west of US Highway
281 and south of Husker Highway.
Consent Agenda
5.Final Plat – Skag-Way Third Subdivision – located north of State Street and east of
Broadwell Ave., in Grand Island, Nebraska, consisting of 12 acres and (2 Lots).
6.Final Plat – Sterling Estates Fourth Subdivision – located south of Capital Ave.,
and east of North Road, in Grand Island, Nebraska, consisting of 13.30 acres and (27
Lots).
7.Final Plat – B & A Harrenstein Subdivision – located south of Rainforth Rd., and
west of S Locust Street, in Hall County, Nebraska, consisting of 7 acres and (1 Lot).
8.Final Plat – Whitaker Subdivision – located west of 70th Road and south of Lepin
Road, in Hall County, Nebraska, consisting of 3.017 acres and (1 Lot).
9.Preliminary Plat – Wood River Industrial Park – located east of Walnut Street and
south of Railroad Street, in Wood River, Hall County, Nebraska, consisting of 17.8
acres and (11 Lots).
10. Director’s Report.
11. Next Meeting June 3, 2015
12. 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.
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Hall County Regional Planning
Commission
Wednesday, May 6, 2015
Regular Meeting
Item E1
Meeting Minutes
Staff Contact: Chad Nabity
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THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
April 1, 2015
The meeting of the Regional Planning Commission was held Wednesday, April 1, 2015 in the
Council Chambers - City Hall – Grand Island, Nebraska. Notice of this meeting appeared in
the "Grand Island Independent" March 21, 2015.
Present: Pat O’Neill Carla Maurer
Karen Bredthauer Mark Haskins
Les Ruge Richard Heckman
Jerry Huismann Greg Robb
Terry Connick Dean Kjar
Absent: Dean Sears, Julie Connelly
Other:
Staff:Chad Nabity, Rose Rhoads, Craig Lewis
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
are posted on the wall in the room and easily accessible to anyone who may be
interested in reading them.
2. Minutes of March 4, 2015 meeting.
A motion was made by Bredthauer and seconded by Haskins to approve the
Minutes of the March 4, 2015 meeting.
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The motion carried with 9 members present and 8 voting in favor (Kjar,
O’Neill, Ruge, Maurer, Heckman, Bredthauer, Haskins and Huismann) and one
member abstaining (Connick).
3.Request Time to Speak.
No one request time to speak.
4. Public Hearing – Adoption of the Grand Island Zoning Map. Public Hearing to re-
adopt the City of Grand Island Zoning Map, with proposed changes as produced using
the Hall County Geographic Information System. This map will serve to give notice to
all parties that the zoning districts, Grand Island City limits, and 2 mile extraterritorial
zoning jurisdiction are as shown on the zoning map. (C-10-2015GI)
O’Neill opened the Public Hearing.
Nabity explained to the board on February 14, 2012 the Grand Island City Council
approved a map produced using the Hall County GIS as the official zoning map for the
City of Grand Island based on the 2004 Comprehensive Plan for the City of Grand
Island with all changes to the map as approved through January 31, 2012. As a matter
of course, the City of Grand Island occasionally re-adopts the zoning map incorporating
all changes since the last re-adoption of the entire map along with other changes as
recommended by staff and the Hall County Regional Planning Commission. This will
allow a newly revised and adopted copy of the map to be printed for official use by
Council, staff and the general public. This hearing is being held for that purpose. This
map will also serve to give notice to all parties that the Grand Island City limits, and 2
mile extraterritorial jurisdiction, is as shown on the map.
O’Neill closed the Public Hearing.
A motion was made by Ruge and seconded by Huismann to approve the request
for the adoption of the Grand Island Zoning Map, with proposed changes as
produced using the Hall County Geographic Information System.
The motion carried with 9 members present and 9 voting in favor (O’Neill,
Ruge, Maurer, Connick, Heckman, Kjar, Bredthauer, Haskins and Huismann)
and no member abstaining.
Robb joined the meeting at 6:04.
Nabity left the meeting prior to the presentation of item 5. Craig Lewis
presented item 5.
5.Public Hearing - Rezone - A request to rezone property in the N ½ of the NW ¼ of the
NW ¼ of Section 14, Township 11 N, Range 10 West of the 6th P.M. including 4311 W
13th Street from TA Transitional Agriculture to LLR Large Lot Residential Zone, in the
City of Grand Island, 2 mile extraterritorial zoning jurisdiction, in Hall County,
Nebraska. (C-11-2015GI)
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O’Neill opened the Public Hearing.
Lewis explained an application has been made to rezone 5.4 acres south of 13th Street and east
of the Engleman Road from TA Transitional Agriculture to LLR Large Lot Residential Zone.
This property includes the existing farm house at 4311 W 13th Street and extends to include all
of the property served by the existing sewer main.
O’Neill closed the Public Hearing.
A motion was made by Ruge and seconded by Bredthauer to approve the rezone
as presented.
The motion carried with 10 members present and 10 voting in favor (O’Neill,
Ruge, Maurer, Heckman, Robb, Bredthauer, Kjar, Connick, Haskins and
Huismann) and no member abstaining.
Nabity returned to the meeting.
6.Public Hearing - Text Amendment of Hall County Zoning Resolution. Concerning
proposed amendments to section 4.07.06 amending the table to include railroad uses
and define a minimum size and lot width for such uses. (C-12-2015HC)
O’Neill opened the Public Hearing.
Nabity briefed the board of the changes proposed here were requested by the Freight
Car Rail Services L.L.C. to accommodate their operations at the Cornhusker Army
Ammunition Plant.
The application by Freight Car Rail Services with their requested change to the
regulations and you will also find the similar changes as recommended by planning
department staff. The difference between the two proposals is that planning staff
believe that coverage of the rail use property should be limited to 10% instead of the
65% that is allow for other uses. Coverage refers to the property covered by buildings
and given the narrow winding nature of the rail road use property it will not be practical
to cover a majority of the property but some small out buildings may be necessary or
desirable.
O’Neill closed the Public Hearing.
A motion was made by Bredthauer and seconded by Haskins to approve the text
amendment request as presented to Section 4.07.06.
The motion carried with 10 members present and 8 voting in favor (Kjar, Ruge,
Maurer, Heckman, Robb, Bredthauer, Haskins and Huismann) and two
members abstaining. (Connick and O’Neill)
7.Public Hearing – Adoption of Amendments to Zoning Regulations for the Cities of
Grand Island and Wood River, County of Hall, and Villages of Alda, Cairo and
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Doniphan, Nebraska. Changes for Grand Island include changes to the zoning matrix
and definitions sections and a correction to the extraterritorial jurisdiction section.
Changes for Hall County include changes to the zoning matrix and definitions sections.
Changes for Wood River, Alda, Cairo and Doniphan include changes to the definitions
section. (C-13-2015ALL)
O’Neill opened the Public Hearing.
Nabity explained during the past several months the planning commission has been
discussing potential changes to the zoning regulations pertaining to Group Homes
within Hall County. The changes were proposed in response to a complaint file by the
Nebraska Equal Opportunity Commission against the City of Grand Island and Hall
County. The NEOC has reviewed the proposed changes and indicated that they feel
these changes as proposed would address their concerns.
Based on prior discussion of this matter and the review by the NEOC the Planning
Commission is being asked to consider and make a recommendation to Grand Island,
Wood River, Alda, Doniphan, Cairo and Hall County regarding the attached proposed
changes.
O’Neill closed the Public Hearing.
A motion was made by Haskins and seconded by Robb to approve the adoption
of Amendments to Zoning Regulations for the Cities of Grand Island and Wood
River, County of Hall, and Villages of Alda, Cairo and Doniphan, Nebraska as
presented.
The motion carried with 10 members present and 10 members voting in favor
(Kjar, Ruge, Maurer, Heckman, Robb, Bredthauer, Haskins, Connick, O’Neill
and Huismann) and no members abstaining.
Consent Agenda
8.Final Plat – Sterling Estates Fourth Subdivision – located south of Capital Ave., and
east of North Road, in the City of Grand Island, in Hall County, Nebraska, consisting of
22.65 acres and (47 Lots including 3 Outlots). This is a reconfiguration of lots.
9.Final Plat – GI Acres Subdivision – located south of 13th Street and east of Engleman
Road., in the City of Grand Island, in Hall County, Nebraska, consisting of 3.46 acres
and (1 Lot).
10.Final Plat – Seven Half Diamond Subdivision – located west of North Road and
south of Guenther Road, in Hall County, Nebraska, consisting of 19.7905 acres and (2
Lots).
A motion was made by Ruge and seconded by Bredthauer to approve the consent
agenda.
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The motion carried with 10 members present and 10 voting in favor (O’Neill,
Ruge, Maurer, Heckman, Robb, Bredthauer, Kjar, Connick, Haskins and
Huismann) and no member abstaining.
11.Next Meeting April 1, 2015
12. Adjourn
Chairman Pat O’Neill adjourned the meeting at 6:27 p.m.
___________________________________________
Leslie Ruge, Secretary
By Rose Rhoads
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Hall County Regional Planning
Commission
Wednesday, May 6, 2015
Regular Meeting
Item F1
Proposed Blight Study Area 17
Staff Contact: Chad Nabity
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GRAND ISLAND, NEBRASKA
HUSKER HIGHWAY REDEVELOPMENT AREA.
BLIGHT & SUBSTANDARD
DETERMINATION STUDY &
GENERAL REDEVELOPMENT PLAN
Prepared By:
MARCH, 2015
COMPREHENSIVE PLANS & ZONING * HOUSING STUDIES * DOWNTOWN, NEIGHBORHOOD & REDEVELOPMENT PLANNING * CONSULTANTS FOR AFFORDABLE HOUSING DEVELOPMENTS*
------------
*Lincoln, Nebraska* 402.464.5383 *
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Grand Island, Nebraska
Blight & Substandard Determination Study
Husker Highway Redevelopment Area
i
TABLE OF CONTENTS
Table of Contents ........................................................................................................ i
List of Tables and Illustrations ............................................................................... ii
Blight and Substandard Determination Study ................................................... 1
1. Basis for Redevelopment ........................................................................ 10
2. The Study Area ....................................................................................... 12
3. The Research Approach ......................................................................... 16
4. Eligibility Survey and Analysis Findings ............................................. 17
Substandard Factors
(1) Dilapidation/Deterioration of Structures ................................... 17
(2) Age of Obsolescence ..................................................................... 21
(3) Inadequate Provision for Ventilation, Light, Air
Sanitation or Open Space .......................................................... 22
(4) The Existence of Conditions which Endanger
Life or Property by Fire and Other Causes .............................. 23
Blight Factors
(1) Dilapidation/Deterioration of Structures ................................... 25
(2) Existence of Defective or Inadequate Street Layout .................. 30
(3) Faulty Lot Layout in Relation to Size, Adequacy
Accessibility, or Usefulness ....................................................... 31
(4) Insanitary and Unsafe Conditions .............................................. 32
(5) Deterioration of Site Improvements ........................................... 33
(6) Diversity of Ownership ............................................................... 34
(7) Tax or Special Assessment Delinquency Exceeding
the Fair Value of the Land ........................................................ 35
(8) Defective or Unusual Condition of Title ..................................... 36
(9) Improper Subdivision or Obsolete Platting ................................ 37
(10) The Existence of Conditions which Endanger Life
or Property by Fire and Other Causes ...................................... 38
(11) Other Environmental and Blighting Factors ............................. 40
(12) Additional Blighting Conditions ................................................. 41
5. Determination of Redevelopment Area Eligibility ............................... 42
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Grand Island, Nebraska
Blight & Substandard Determination Study
Husker Highway Redevelopment Area
ii
Appendix
Structural Survey Form .............................................................................................. 44
Structural Survey: Results Spreadsheet .................................................................... 45
General Redevelopment Plan ................................................................................ 49
1. Future Land Use Patterns ..................................................................... 53
2. Future Zoning Districts ......................................................................... 53
3. Recommended Public Improvements .................................................... 56
LIST OF TABLES
Tables
1 Substandard Factors ................................................................................ 5
2 Blighted Factors ....................................................................................... 7
3 Existing Land Use .................................................................................. 13
4 Exterior Survey Findings ....................................................................... 21
5 Exterior Survey Findings ....................................................................... 29
LIST OF ILLUSTRATIONS
Illustrations
1 Context Map ............................................................................................. 2
2 Existing Land Use Map ......................................................................... 14
3 Existing Zoning Map .............................................................................. 15
4 Future Land Use Map ............................................................................ 54
5 Future Zoning Map ................................................................................ 55
COMPREHENSIVE PLANS & ZONING * HOUSING STUDIES * DOWNTOWN, NEIGHBORHOOD & REDEVELOPMENT PLANNING * CONSULTANTS FOR AFFORDABLE HOUSING DEVELOPMENTS* ------------ *Lincoln, Nebraska* 402.464.5383 *
------------
* Becky Hanna, Tim Keelan, Lonnie Dickson, AICP & Keith Carl *
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Grand Island, Nebraska
Blight & Substandard Determination Study
Husker Highway Redevelopment Area
1
BLIGHT & SUBSTANDARD DETERMINATION STUDY
EXECUTIVE SUMMARY
Purpose of Study/Conclusion
The purpose of this Blight and Substandard Determination Study is to apply the
criteria set forth in the Nebraska Community Development Law, Section 18-2103,
to the designated Husker Highway Redevelopment Area in Grand Island,
Nebraska. The results of this Study will assist the City in declaring the Husker
Highway Redevelopment Area as both blighted and substandard.
Location
The Husker Highway Redevelopment Area shall include all real property that is
within the following boundary description, as follows:
Ewoldt Subdivision: entire subdivision, including Lots 1-10 and Outlots A, B and
C.
Ponderosa Village Subdivision: Block 0, Lots 1-4.
Generally, the Husker Highway Redevelopment Area is described as follows:
Beginning at the intersection of the extended west line of the Ewoldt
Subdivision, or Outlot A and the north line of Husker Highway, thence east
along said north line to its intersection with the east line of Section 36, Township
11 North, Range 10 West, thence south along said east line to its intersection
with the extended south line of Lot 4 of Ponderosa Village Subdivision, thence
west along said extended south line to its intersection with the west line of said
Lot 4, thence north along said west line and continuing north along the west line
of Lot 3 of said Subdivision to its intersection with northeast line of said Lot 3,
thence northeast approximately 34.45 feet to its intersection with the west line
of James Road, thence northwest along said west line to its intersection with the
south line of Rae Road, thence west along said south line to its intersection with
the extended west line of the Ewoldt Subdivision, or west line of Outlot A of
same said subdivision, thence north along said extended west line across Rae
Road and continuing north approximately 1,261 feet along the west line of said
Outlot A to its intersection with a second south line of Outlot A, thence west
approximately 827 feet along said second south line to its intersection with the
west line Outlot A of the Ewoldt Subdivision, thence north along said west line
to its intersection with the south line of Husker Highway, thence continuing
north along an extended line of the west line of Outlot A across Husker Highway
and intersecting with the north line of Husker Highway, also known as the Point
of Beginning.
Illustration 1, “Context Map,” identifies the location of the Husker Highway
Redevelopment Area in relation to the City of Grand Island. The entire Area is
within the Corporate Limits of Grand Island. The primary streets and roads within the
Redevelopment Area include Highway 281, Husker Highway and Rae Road.
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Grand Island, Nebraska
Blight & Substandard Determination Study
Husker Highway Redevelopment Area
2
CONTEXT MAP
HUSKER HIGHWAY REDEVELOPMENT AREA
GRAND ISLAND, NEBRASKA
Legend Redevelopment Area Corporate Limit Line
* Lincoln, Nebraska * 402.464.5383 *
ILLUSTRATION 1
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Grand Island, Nebraska
Blight & Substandard Determination Study
Husker Highway Redevelopment Area
3
This blight and substandard evaluation included a detailed exterior structural
survey of 11 structures, a parcel-by-parcel field inventory, conversations with City
of Grand Island staff and a review of available reports, documents and information
from the City Website containing information which could substantiate the
existence of blight and substandard conditions.
SUBSTANDARD AREA
As set forth in the Nebraska legislation, a substandard area shall mean one in
which there is a predominance of buildings or improvements, whether
nonresidential or residential in character, which by reason of the presence of the
following factors:
1. Dilapidated/deterioration;
2. Age or obsolescence;
3. Inadequate provision for ventilation, light, air, sanitation or open spaces;
4. (a) High density of population and overcrowding; or
(b) The existence of conditions which endanger life or property by fire and
other causes; or
(c) Any combination of such factors, is conducive to ill health,
transmission of disease, infant mortality, juvenile delinquency, and
crime, and is detrimental to the public health, safety, morals or
welfare.
BLIGHTED AREA
As set forth in the Section 18-2103 (11) Nebraska Revised Statutes (Cumulative Supplement 1994), a blighted area shall mean "an area, which by reason of the
presence of the following factors:
1. A substantial number of deteriorated or deteriorating structures;
2. The advanced age and associated condition of structures;
3. Faulty lot layout in relation to size, adequacy, accessibility, or usefulness;
4. Insanitary or unsafe conditions due to the age, small diameter of water mains;
5. Deterioration of site or other improvements due to nearly 40 percent of the parcels having overall site conditions rated as “fair”;
6. Diversity of ownership;
7. Tax or special assessment delinquency exceeding the fair value of the land;
8. Defective or unusual conditions of title;
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Grand Island, Nebraska
Blight & Substandard Determination Study
Husker Highway Redevelopment Area
4
9. Improper subdivision or obsolete platting;
10. The existence of conditions which endanger life or property by fire or other
causes;
11. Any combination of such factors, substantially impairs or arrests the sound
growth of the community, retards the provision of housing accommodations or constitutes an economic or social liability; and
12. Is detrimental to the public health, safety, morals or welfare in its present
condition and use; and in which there is at least one or more of the following
conditions exists;
1. Unemployment in the study or designated blighted area is at least one hundred twenty percent of the state or
national average;
2. The average age of the residential or commercial units in
the area is at least 40 years;
3. More than half of the plotted and subdivided property in
an area is unimproved land that has been within the City for 40 years and has remained unimproved during that
time;
4. The per capita income of the study or designated blighted area is lower than the average per capita income of the City or Village in which the area is designated; or
5. The area has had either stable or decreasing population
based on the last two decennial censuses."
While it may be concluded the mere presence of a majority of the stated Factors
may be sufficient to make a finding of blight and substandard, this evaluation
was made on the basis that existing Blight and Substandard Factors must be
present to an extent which would lead reasonable persons to conclude public
intervention is appropriate or necessary to assist with any development or
redevelopment activities. Secondly, the distribution of Blight and Substandard
Factors throughout the Husker Highway Redevelopment Area must be
reasonably distributed so basically good areas are not arbitrarily found to be
blighted simply because of proximity to areas which are blighted and
substandard.
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Grand Island, Nebraska
Blight & Substandard Determination Study
Husker Highway Redevelopment Area
5
On the basis of this approach, the Husker Highway Redevelopment Area is
found to be eligible as "blighted" and "substandard", within the definition
set forth in the legislation. Specifically:
SUBSTANDARD FACTORS
Of the Four Substandard Factors, set forth in the Nebraska Community
Development Law, three Factors have a strong presence, while one Factor has
a reasonable presence in the Husker Highway Redevelopment Area. The
Substandard Factors present are reasonably distributed throughout the Area.
TABLE 1
SUBSTANDARD FACTORS
HUSKER HIGHWAY REDEVELOPMENT AREA
GRAND ISLAND, NEBRASKA
1. Dilapidated/deterioration. ◙
2. Age or obsolescence. ◙
3. Inadequate provision for ventilation, light, air,
sanitation or open spaces. ◘
4. Existence of conditions which endanger life or
property by fire and other causes. ◙
Strong Presence of Factor ◙
Reasonable Presence of Factor ◘
No Presence of Factor Source: Hanna:Keelan Associates, P.C., 2015
Strong Presence of Factor -
The results of the field survey identified all 11 structures in the Husker Highway
Redevelopment Area as Deteriorating or Dilapidated. This Factor is a
strong presence throughout the Area.
Based on the results of a parcel-by-parcel field survey analysis, approximately 10,
or 91 percent of the 11 total buildings are 40+ years of age (built prior to 1975).
The Factor of Age or Obsolescence is a strong presence throughout the Husker
Highway Redevelopment Area.
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Grand Island, Nebraska
Blight & Substandard Determination Study
Husker Highway Redevelopment Area
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The field analysis determined that the Substandard Factor Existence of
Conditions Which Endanger Life or Property by fire and other causes is a
strong presence throughout the Husker Highway Redevelopment Area. The
primary contributing elements include the existence of wood frame buildings with
wooden structural elements that are dilapidated. Additionally, the presence of
privately owned and abandoned water wells, septic tanks and leach fields are a
potential risk to health, safety and welfare of adjacent properties.
Reasonable Presence of Factor -
The conditions which result in Inadequate Provision for Ventilation, Light,
Air, Sanitation or Open Space are a reasonable presence and distributed
throughout the Husker Highway Redevelopment Area. The presence of a
privately owned, abandoned farmstead that utilized septic tanks and leach fields is
a potential risk to public health, safety and welfare.
The prevailing substandard conditions, evident in buildings and the public
infrastructure, as determined by the field survey, include:
1. Aging structures;
2. Dilapidated/deteriorated structures;
3. Privately owned access roads that are deteriorated, dirt surfaced, in
poor condition and become impassible during periods of inclement
weather;
3. “Fair” to “Poor” overall site conditions;
4. Wood frame buildings with wood structural elements in
dilapidated condition are potential fire hazards;
5. Average age of residential structures being in excess of 40+ years of
age; and
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Grand Island, Nebraska
Blight & Substandard Determination Study
Husker Highway Redevelopment Area
7
BLIGHT FACTORS
Of the 12 Blight Factors set forth in the Nebraska Community Development
Law, nine have a strong presence in the Husker Highway Redevelopment
Area. The Factors “diversity of ownership” and “tax or special assessment
excluding the fair value of land” were of little or no presence of Factor. “Defective or
unusual condition of title,” was not reviewed. All Blight Factors are reasonably
distributed throughout the Redevelopment Area.
TABLE 2
BLIGHT FACTORS
HUSKER HIGHWAY REDEVELOPMENT AREA
GRAND ISLAND, NEBRASKA
1. A substantial number of deteriorated or
dilapidated structures. ◙
2. Existence of defective or inadequate street layout. ◙
3. Faulty lot layout in relation to size, adequacy, ◙ accessibility or usefulness.
4. Insanitary or unsafe conditions. ◙
5. Deterioration of site or other improvements. ◙
6. Diversity of Ownership.
7. Tax or special assessment delinquency exceeding
the fair value of land.
8. Defective or unusual condition of title. NR
9. Improper subdivision or obsolete platting. ◙
10. The existence of conditions which endanger ◙
life or property by fire or other causes.
11. Other environmental and blighting factors. ◙
12. One of the other five conditions. ◙
Strong Presence of Factor ◙
Reasonable Presence of Factor ◘
Little or No Presence of Factor
NR = Not Reviewed NR Source: Hanna:Keelan Associates, P.C., 2015
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Grand Island, Nebraska
Blight & Substandard Determination Study
Husker Highway Redevelopment Area
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Strong Presence of Factor –
Deteriorated or Dilapidated Structures are a strong presence in the Husker
Highway Redevelopment Area. All 11 structures within the Area were
documented as being in a “deteriorating-major” or “dilapidated” condition.
Defective or Inadequate Street Layout is a strong presence in the Husker
Highway Redevelopment Area, due to the Area being only accessible via a long
privately owned gravel surfaced access road/driveway that runs along the west side
of Highway 281. The lack of available roads within the Redevelopment Area is a
detriment to future development opportunities.
Faulty Lot Layout exists to a strong presence throughout the Husker Highway
Redevelopment Area. Conditions contributing to the presence of this Factor
include a subdivision platted for commercial development that never occurred,
leaving individual platted lots with no access to municipal infrastructure.
Insanitary or Unsafe Conditions are a strong presence throughout the entire
Husker Highway Redevelopment Area. Conditions contributing to this Factor
include abandoned, privately-owned water wells, septic tanks and leach fields
associated with a former farmstead and the lack of available municipal
infrastructure throughout the Redevelopment Area.
Deterioration of Site or Other Improvements is a strong presence throughout
the Area. Of the total two parcels examined, one had “poor” overall site conditions.
Improper Subdivision or Obsolete Platting is a strong presence throughout
the Husker Highway Redevelopment Area. Lot sizes throughout the
Redevelopment Area are not supportive of today’s residential or commercial
development requirements.
The “Existence of conditions which endanger life or property by fire or other
causes” is a strong presence throughout the Redevelopment Area. The lack of
municipal water mains and fire hydrants threatens existing structures and
properties throughout the Area.
A strong presence of “Other environmental and blighting factors,” is
represented by the dilapidated and abandoned farm house and associated
agricultural outbuildings. These factors are indicative of conditions related to the
functional and economic obsolescence of the former farmstead. This land use no
longer functions as a viable farming operation. Surrounding properties are also
transitioning to urbanized uses, rather than agricultural.
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One of the other five conditions involving the “average age of residential or
commercial units in the area is at least 40 years” has a strong presence, as the
existing farmstead is estimated to have been constructed circa 1905, or
approximately 110 years of age.
Conclusion
It is the conclusion of the Consultant that the number, degree and distribution of
Blight and Substandard Factors, as documented in this Executive Summary,
are beyond remedy and control solely by regulatory processes in the exercise of the
police power and cannot be dealt with effectively by the ordinary operations of
private enterprise without the aids provided in the Nebraska Community
Development Law. It is also the opinion of the Consultant, that the findings of
this Blight and Substandard Determination Study warrant designating the
Husker Highway Redevelopment Area as "substandard" and "blighted."
The conclusions presented in this Study, are those of the Consultant engaged to
examine whether conditions of blight and substandard exist. The local governing
body should review this Study and, if satisfied with the summary of findings
contained herein, may adopt a resolution making a finding of blight and
substandard and this Study a part of the public record.
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BASIS FOR REDEVELOPMENT
For a project in Grand Island to be eligible for redevelopment under the Nebraska
Community Development Law, the subject area or areas must first qualify as
both a “substandard” and “blighted” area, within the definition set forth in the
Nebraska Community Development Law. This Study has been undertaken to
determine whether conditions exist which would warrant designation of the Husker
Highway Redevelopment Area as a "blighted and substandard area" in
accordance with provisions of the law.
As set forth in Section 18-2103 (10) Neb. Rev. Stat. (Cumulative Supplement 1994),
a substandard area shall mean an area in which there is a predominance of
buildings or improvements, whether nonresidential or residential in character,
which by reason of the following:
1. Dilapidation/deterioration;
2. Age or obsolescence;
3. Inadequate provision for ventilation, light, air, sanitation or open spaces;
4. (a) High density of population and overcrowding; or
(b) The existence of conditions which endanger life or property by fire and
other causes; or
(c) Any combination of such factors is conducive to ill health, transmission
of disease, infant mortality, juvenile delinquency and crime, and is
detrimental to the public health, safety, morals or welfare.
As set forth in the Nebraska legislation, a blighted area shall mean an area,
which by reason of the presence of:
1. A substantial number of deteriorated or deteriorating structures;
2. Existence of defective or inadequate street layout;
3. Faulty lot layout in relation to size, adequacy, accessibility or usefulness;
4. Insanitary or unsafe conditions;
5. Deterioration of site or other improvements;
6. Diversity of ownership;
7. Tax or special assessment delinquency exceeding the fair value of the land;
8. Defective or unusual conditions of title;
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9. Improper subdivision or obsolete platting;
10. The existence of conditions which endanger life or property by fire or other
causes;
11. Any combination of such factors, substantially impairs or arrests the sound
growth of the community, retards the provision of housing accommodations
or constitutes an economic or social liability;
12. Is detrimental to the public health, safety, morals, or welfare in its present
condition and use; and in which there is at least one of the following
conditions:
1. Unemployment in the designated blighted area is at least one
hundred twenty percent of the state or national average;
2. The average age of the residential or commercial units in the
area is at least 40 years;
3. More than half of the plotted and subdivided property in the
area is unimproved land that has been within the City for 40
years and has remained unimproved during that time;
4. The per capita income of the designated blighted area is lower
than the average per capita income of the City or Village in
which the area is designated; or
5. The area has had either stable or decreasing population based
on the last two decennial censuses.
The Consultant for this Blight and Substandard Determination Study was
guided by the premise that the finding of blight and substandard must be
defensible and sufficient. Evidence of the presence of the previously listed Factors
should exist so members of the City Council of Grand Island (local governing body),
acting as reasonable and prudent persons, could conclude public intervention is
necessary or appropriate. Therefore, each factor was evaluated in the context of the
extent of its presence and the collective impact of all Factors found to be present.
Also, these deficiencies should be reasonably distributed throughout the Husker
Highway Redevelopment Area. Such a "reasonable distribution of deficiencies
test" would preclude localities from taking concentrated areas of blight and
substandard conditions and expanding the areas arbitrarily into non-blighted/
substandard areas for planning or other reasons. The only exception which should
be made to this rule is where projects must be brought to a logical boundary to
accommodate new development and ensure accessibility, but even in this instance,
the conclusion of such areas should be minimal and related to an area otherwise
meeting the reasonable distribution of deficiencies test.
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THE STUDY AREA
The purpose of this Study is to determine whether all or part of the Husker
Highway Redevelopment Area in Grand Island, Nebraska, qualifies as a
blighted and substandard area, within the definition set forth in the Nebraska
Community Development Law, Section 18-2103.
The Husker Highway Redevelopment Area shall include all real property that
is within the following boundary description, as follows:
Ewoldt Subdivision: entire subdivision, including Lots 1-10 and Outlots A, B
and C.
Ponderosa Village Subdivision: Block 0, Lots 1-4.
Generally, the Husker Highway Redevelopment Area is described as
follows: Beginning at the intersection of the extended west line of the Ewoldt
Subdivision, or Outlot A and the north line of Husker Highway, thence east
along said north line to its intersection with the east line of Section 36,
Township 11 North, Range 10 West, thence south along said east line to its
intersection with the extended south line of Lot 4 of Ponderosa Village
Subdivision, thence west along said extended south line to its intersection
with the west line of said Lot 4, thence north along said west line and
continuing north along the west line of Lot 3 of said Subdivision to its
intersection with northeast line of said Lot 3, thence northeast approximately
34.45 feet to its intersection with the west line of James Road, thence
northwest along said west line to its intersection with the south line of Rae
Road, thence west along said south line to its intersection with the extended
west line of the Ewoldt Subdivision, or west line of Outlot A of same said
subdivision, thence north along said extended west line across Rae Road and
continuing north approximately 1,261 feet along the west line of said Outlot
A to its intersection with a second south line of Outlot A, thence west
approximately 827 feet along said second south line to its intersection with
the west line Outlot A of the Ewoldt Subdivision, thence north along said
west line to its intersection with the south line of Husker Highway, thence
continuing north along an extended line of the west line of Outlot A across
Husker Highway and intersecting with the north line of Husker Highway,
also known as the Point of Beginning.
Illustration 1, “Context Map,” identifies the location of the Husker Highway
Redevelopment Area in relation to the City of Grand Island. The entire Area is
located within the Corporate Limits of Grand Island. The primary streets and
roads within the Redevelopment Area include Highway 281, Husker Highway
and Rae Road.
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Major land uses in the Husker Highway Redevelopment Area consist, primarily,
of vacant agricultural land, including farmstead residential. These land uses are
highlighted in Illustration 2. The Redevelopment Area contains an estimated
116.5 acres, of which 19.8 acres, or approximately 17 percent of the Area has been
developed.
The major roadways within and bordering the Husker Highway Redevelopment
Area are Husker Highway to the north and Highway 281 along the eastern
perimeter of the Redevelopment Area. Rae Road separates the Ewoldt and
Ponderosa Village Subdivisions.
Table 3 identifies the estimated existing land uses within the Redevelopment
Area, in terms of number of acres and percentage of total for all existing land uses.
TABLE 3
EXISTING LAND USES
HUSKER HIGHWAY REDEVELOPMENT AREA
GRAND ISLAND, NEBRASKA
Land Use Acres Percent
Parks/Recrea
tion
Vacant/Agriculture 96.7 83.0%
Farmstead Residential 4.8 4.1%
Streets / Highways 15.0 12.9%
Total Acreage 116.5 100.0%
Source: Hanna:Keelan Associates, P.C., 2015.
Illustration 3 identifies the existing Zoning Classifications within the Husker
Highway Redevelopment Area, north of Rae Road, as a “TA - Transitional
Agricultural District.” Two additional zoning districts exist for land south of Rae
Road, including a “B2 – General Business District” for lots 2 through 4 of the
Ponderosa Village Subdivision, and a “RD – Residential Development District”
for Lot 1. Zoning activities throughout the Husker Highway Redevelopment
Area are controlled by the City of Grand Island.
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EXISTING LAND USE MAP
HUSKER HIGHWAY REDEVELOPMENT AREA
GRAND ISLAND, NEBRASKA
*Lincoln, Nebraska* 402.464.5383 *
ILLUSTRATION 2
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EXISTING ZONING MAP
HUSKER HIGHWAY REDEVELOPMENT AREA
GRAND ISLAND, NEBRASKA
*Lincoln, Nebraska* 402.464.5383 *
ILLUSTRATION 3
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THE RESEARCH APPROACH
The blight and substandard determination research approach implemented
for the Husker Highway Redevelopment Area included an area-wide assessment (100 percent sample) of all of the Blight and Substandard Factors identified in the
Nebraska Community Development Law, with the exception of defective or
unusual condition of title. All Factors were investigated on an area-wide basis.
Structural Survey Process
The rating of building conditions is a critical step in determining the eligibility of an
area for redevelopment. It is important that the system for classifying buildings be
based on established evaluation standards and criteria and that it result in an
accurate and consistent description of existing conditions.
A structural condition survey was conducted in January, 2015. A total of 11
structures received exterior inspections. These structures were examined to
document structural deficiencies in individual buildings and to identify related
environmental deficiencies in the Husker Highway Redevelopment Area. The
“Structural Condition Survey Form” utilized in this process is provided in the
Appendix.
Parcel-by-Parcel Field Survey
A parcel-by-parcel field survey was also conducted in January, 2015, with each
subdivision being surveyed as a single parcel. A total of two parcels, containing 17
total lots, were inspected for existing and adjacent land uses, overall site conditions,
existence of debris, parking conditions and street, sidewalk and alley surface
conditions. The Condition Survey Form is included in the Appendix, as well as the
results of the Survey.
Research on Property Ownership and Financial Assessment of Properties
Public records, including municipal and county offices, involving all parcels in the
Husker Highway Redevelopment Area were analyzed to determine the number
of property owners within the Area.
An examination of public records was conducted to determine if tax delinquencies
existed for properties in the Husker Highway Redevelopment Area. The
valuation, tax amount and any delinquent amount was examined for each of the
properties.
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ELIGIBILITY SURVEY AND ANALYSIS FINDINGS
An analysis was made of each of the Blight and Substandard Factors listed in
the Nebraska legislation to determine whether each or any were present in the
Husker Highway Redevelopment Area and, if so, to what extent and in what
locations. The following represents a summary evaluation of each Blight and
Substandard Factor presented in the order of listing in the law.
SUBSTANDARD FACTORS
(1) Dilapidation/Deterioration of Structures
The rating of building conditions is a critical step in determining the eligibility of a
substandard area for redevelopment. The system for classifying buildings must be
based on established evaluation standards and criteria and result in an accurate and
consistent description of existing conditions.
This section summarizes the process used for assessing building conditions in the
Husker Highway Redevelopment Area, the standards and criteria used for
evaluation and the findings as to the existence of dilapidation/deterioration of
structures.
The building condition analysis was based on an exterior inspection of all 11
existing structures, within the Husker Highway Redevelopment Area, to note
structural deficiencies in individual buildings and to identify related environmental
deficiencies for individual sites or parcels within the Area.
1. Structures/Building Systems Evaluation.
During the on-site field analysis, each component of a
structure/building was examined to determine whether it
was in sound condition or has minor, major, or critical
defects. Structures/building systems examined included
the following three types, one Primary and two
Secondary.
Structural Systems (Primary Components). These
include the basic elements of any structure/building: roof
structure, wall foundation, and basement foundation.
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(Secondary Components)
Building Systems. These components include: roof
surface condition, chimney, gutters/down spouts, and
exterior wall surface.
Architectural Systems. These are components generally
added to the structural systems and are necessary parts of
the structure/building, including exterior paint, doors,
windows, porches, steps, and fire escape, and driveways
and site conditions.
The evaluation of each individual parcel of land included
the review and evaluation of: adjacent land use, street
surface type, street conditions, sidewalk conditions,
parking, railroad track/right-of-way composition, existence
of debris, existence of vagrants, and overall site condition,
and the documentation of age and type of structure/
building.
2. Criteria for Rating Components for Structural,
Building and Architectural Systems.
The components for the previously identified Systems were
individually rated utilizing the following criteria.
Sound. Component that contained no defects, is
adequately maintained, and requires no treatment outside
of normal ongoing maintenance.
Minor Defect. Component that contains minor defects
(loose or missing material or holes and cracks over a
limited area). These can be corrected through the course
of normal maintenance. The correction of such defects
may be accomplished by the owner or occupants, such as
pointing masonry joints over a limited area or replacement
of less complicated systems. Minor defects are considered
in rating a structure /building as deteriorating/dilapidated.
Major Defect. Components that contained major defects
over a widespread area and would be difficult to correct
through normal maintenance. Structures/buildings having
major defects would require replacement or rebuilding of
systems by people skilled in the building trades.
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Critical Defect. Components that contained critical
defects (bowing, sagging, or settling to any or all exterior
systems causing the structure to be out-of-plumb or
broken, loose or missing material and deterioration over a
widespread area) so extensive the cost of repairs would be
excessive in relation to the value returned on the
investment.
3. Final Structure/Building Rating.
After completion of the Exterior Rating of each
structure/building, each individual structure/building was
placed in one of four categories, based on the combination
of defects found with Components contained in Structural,
Building and Architectural Systems. Each final rating is
described below:
Sound. Defined as structures/buildings that can be kept
in a standard condition with normal maintenance.
Structures/buildings, so classified, have less than six
points.
Deteriorating-Minor. Defined as structures / buildings
classified as deficient--requiring minor repairs--having
between six and 10 points.
Deteriorating-Major. Defined as structures/buildings
classified as deficient--requiring major repairs-- having
between 11 and 20 points.
Dilapidated. Defined as structurally substandard
structures / buildings containing defects that are so serious
and so extensive that it may be most economical to raze
the structure/building. Structures/buildings classified as
dilapidated will have at least 21 points.
An individual Exterior Rating Form is completed for each
structure/building. The results of the Exterior Rating of all
structures/buildings are presented in a Table format.
Primary Components Secondary Components One Critical = 11 pts. One Critical = 6 pts. Major Deteriorating = 6 pts. Major Deteriorating = 3 pts. Minor = 2 pts. Minor = 1 pt.
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Major deficient buildings are considered to be the same as
deteriorating buildings as referenced in the Nebraska legislation;
substandard buildings are the same as dilapidated buildings. The
word "building" and "structure" are presumed to be interchangeable.
4. Field Survey Conclusions.
The conditions of the total 11 buildings within the
Husker Highway Redevelopment Area were
determined based on the finding of the exterior survey.
These surveys indicated the following:
- None (0) of the structures were classified as
structurally sound;
- None (0) of the structures were classified as
deteriorating with minor defects.
- One (1) structure was classified as deteriorating
with major defects; and
- Ten (10) structures were classified as
dilapidated.
The results of the exterior structural survey identified the condition of structures
throughout the Husker Highway Redevelopment Area. All of the 11 total
structures were either deteriorating with major defects or dilapidated to a
substandard condition.
Conclusion.
The results of the structural condition survey indicate deteriorating
structures having a strong presence throughout the Husker Highway
Redevelopment Area. Table 4 identifies the results of the structural rating
process per building type.
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TABLE 4
EXTERIOR SURVEY FINDINGS
HUSKER HIGHWAY REDEVELOPMENT AREA
GRAND ISLAND, NEBRASKA
Exterior Structural Rating
Activity
Sound
Deteriorating
(Minor)
Deteriorating
(Major)
Dilapidated
Number of
Structures
Deteriorating
and/ or
Dilapidated
Residential 0 0 0 1 1 1
Other 0 0 1 9 10 10
Total 0 0 1 10 11 11
Percent 0% 0% 9.1% 90.9% 100.0% 100.0%
Source: Hanna:Keelan Associates, P.C., 2015.
(2) Age of Obsolescence.
As per the results of the field survey and by confirmation from Hall County
Assessor’s Office property records, an estimated 10 (90.9 percent) of the total
11 structures in the Area are 40+ years of age, or built prior to 1975.
Additionally, the existing farmstead is estimated to have been constructed
circa 1905, or approximately 110 years of age.
Conclusion.
The age and obsolescence of the structures is a strong presence
throughout the Husker Highway Redevelopment Area.
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(3) Inadequate Provision for Ventilation, Light, Air, Sanitation or
Open Spaces.
The results from the exterior structural survey, along with other field data, provided
the basis for the identification of insanitary and unsafe conditions in the Husker
Highway Redevelopment Area. Factors contributing to insanitary and unsafe
conditions are discussed below.
As per the results of the field survey, all 11 total structures in the
Husker Highway Redevelopment Area were rated as either
“deteriorating-major” or “dilapidated”. When not adequately maintained
or upgraded to present-day occupancy standards, buildings in these
conditions pose safety and sanitary problems. Wood frame buildings
with wooden structural elements were found to be deteriorating or
dilapidated and in need of demolition.
Site features in the Redevelopment Area, such as privately owned
access road/driveway and adjacent open storm water drainage ditches,
were also rated as being deteriorated. One of the total two parcels
was identified as having “poor” overall site conditions.
The City of Grand Island’s Public Works Staff stated that the municipal
water and sewer mains located at the perimeter of the Husker
Highway Redevelopment Area, were constructed in 1992. Water
mains are located within the Right-of-Ways of Husker Highway and
Highway 281 and are 20” diameter. Sanitary sewer mains are 27” in
diameter along Highway 281, and 36” diameter along Husker Highway.
These utility mains are trunk mains that distribute water and collect
sanitary sewage from several subdivisions in southwestern Grand
Island and are planned to be extended to service properties near the
Interstate 80 Corridor, in the near future. An 8” water main and 10”
sewer main travel through Lot 1 of Ponderosa Village Subdivision,
connecting the Ponderosa residential development to the main trunk
lines along Highway 281. These utility mains exceed engineering
standards utilized by the City of Grand Island. Although modern utility
mains are readily available to properties within the Redevelopment
Area, none of the interior lots are presently connected by service lines
to public utilities.
Conclusion
The inadequate provision for ventilation, light, air, sanitation or open
spaces in the Husker Highway Redevelopment Area is of a reasonable
presence to constitute a Substandard Factor.
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4) The Existence of Conditions Which Endanger Life or Property by Fire
and Other Causes.
1. Building Elements that are Combustible.
Wood-framed buildings with wooden structural elements are
located in the Husker Highway Redevelopment Area. An
abandoned farmstead house and farm buildings have been
vacant for an extended length of time and are dilapidated.
None of the buildings are capable of being adaptively reused
and should be demolished. All 11 buildings have been
determined to be in either a “deteriorating-major” or
“dilapidated” condition.
2. Lack of Adequate Utilities.
The City of Grand Island’s Public Works Staff stated that
the municipal water and sewer mains located at the
perimeter of the Husker Highway Redevelopment Area,
were constructed in 1992. Water mains are located within
the Right-of-Ways of Husker Highway and Highway 281
and are 20” diameter. Sanitary sewer mains are 27” in
diameter along Highway 281, and 36” diameter along
Husker Highway. These utility mains are trunk mains
that distribute water and collect sanitary sewage from
several subdivisions in southwestern Grand Island and are
planned to be extended to service properties near the
Interstate 80 Corridor, in the near future. An 8” water
main and 10” sewer main travel through Lot 1 of Ponderosa
Village Subdivision, connecting the Ponderosa residential
development to the main trunk lines along Highway 281.
These utility mains exceed engineering standards utilized
by the City of Grand Island. Although modern utility
mains are readily available to properties within the
Redevelopment Area, none of the interior lots are
presently connected by service lines to public utilities.
Specific data relating to the Husker Highway Redevelopment Area is discussed in
the following paragraphs.
A total of 10 (91 percent) of the total 11 structures in the Husker Highway
Redevelopment Area were built prior to 1975, thus 40+ years of age. The existing
farmstead is estimated to have been constructed circa 1905, or approximately 110
years of age. Wood frame buildings include a farmstead house and associated
agricultural outbuildings, all of which are deteriorated or dilapidated, and are in need of
demolition.
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Overall site conditions at properties throughout the Husker Highway
Redevelopment Area were generally found to be in “poor” condition.
The field survey determined that one of the two total parcels
was found to be in “poor” condition. Generally, conditions
combining for this determination included the evaluation of the
general condition of structures, overall site conditions and adjacent
right-of-way conditions.
Conclusion.
The conditions which endanger life or property by fire and other causes are
a strong presence throughout the Husker Highway Redevelopment Area.
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BLIGHT FACTORS
(1) Dilapidation/Deterioration of Structures.
The rating of building conditions is a critical step in determining the eligibility of a
substandard area for redevelopment. The system for classifying buildings must be
based on established evaluation standards and criteria and result in an accurate and
consistent description of existing conditions.
This section summarizes the process used for assessing building conditions in the
Husker Highway Redevelopment Area, the standards and criteria used for
evaluation and the findings as to the existence of dilapidation/deterioration of
structures.
The building condition analysis was based on an exterior inspection of all 11 existing
structures, within the Husker Highway Redevelopment Area, to note structural
deficiencies in individual buildings and to identify related environmental deficiencies
for individual sites or parcels within the Area.
1. Structures/Building Systems Evaluation.
During the on-site field analysis, each component of a
structure/building was examined to determine whether it
was in sound condition or has minor, major, or critical
defects. Structures/building systems to be examined will
include the following three types, one Primary and two
Secondary.
Structural Systems (Primary Components). These
include the basic elements of any structure/building: roof
structure, wall foundation, and basement foundation.
(Secondary Components)
Building Systems. These components include: roof
surface condition, chimney, gutters/down spouts, and
exterior wall surface.
Architectural Systems. These are components generally
added to the structural systems and are necessary parts of
the structure/building, including exterior paint, doors,
windows, porches, steps, and fire escape, and driveways
and site conditions.
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The evaluation of each individual parcel of land includes
the review and evaluation of: adjacent land use, street
surface type, street conditions, sidewalk conditions,
parking, railroad track/right-of-way composition, existence
of debris, existence of vagrants, and overall site condition,
and the documentation of age and type of structure/
building.
2. Criteria for Rating Components for Structural,
Building and Architectural Systems.
The components for the previously identified Systems, are
individually rated utilizing the following criteria.
Sound. Component that contained no defects, is
adequately maintained, and requires no treatment outside
of normal ongoing maintenance.
Minor Defect. Component that contained minor defects
(loose or missing material or holes and cracks over a limited
area) which often can be corrected through the course of
normal maintenance. The correction of such defects may be
accomplished by the owner or occupants, such as pointing
masonry joints over a limited area or replacement of less
complicated systems. Minor defects are considered in
rating a structure/building as deteriorating/dilapidated.
Major Defect. Components that contained major defects
over a widespread area and would be difficult to correct
through normal maintenance. Structures/buildings having
major defects would require replacement or rebuilding of
systems by people skilled in the building trades.
Critical Defect. Components that contained critical
defects (bowing, sagging, or settling to any or all exterior
systems causing the structure to be out-of-plumb or broken,
loose or missing material and deterioration over a
widespread area) so extensive the cost of repairs would be
excessive in relation to the value returned on the
investment.
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3. Final Structure/Building Rating.
After completion of the Exterior Rating of each
structure/building, each individual structure/building was
placed in one of four categories, based on the combination
of defects found with Components contained in Structural,
Building and Architectural Systems. Each final rating is
described below:
Sound. Defined as structures/buildings that can be kept
in a standard condition with normal maintenance.
Structures/buildings, so classified, have less than six
points.
Deteriorating-Minor. Defined as structures/buildings
classified as deficient--requiring minor repairs--having
between six and 10 points.
Deteriorating-Major. Defined as structures/buildings
classified as deficient--requiring major repairs-- having
between 11 and 20 points.
Dilapidated. Defined as structurally substandard
structures/buildings containing defects that are so serious
and so extensive that it may be most economical to raze
the structure/building. Structures/buildings classified as
dilapidated will have at least 21 points.
An individual Exterior Rating Form is completed for each
structure/building. The results of the Exterior Rating of all
structures/buildings are presented in a Table format.
Primary Components Secondary Components One Critical = 11 pts. One Critical = 6 pts. Major Deteriorating = 6 pts. Major Deteriorating = 3 pts. Minor = 2 pts. Minor = 1 pt.
Major deficient buildings are considered to be the same as
deteriorating buildings as referenced in the Nebraska legislation;
substandard buildings are the same as dilapidated buildings. The
word "building" and "structure" are presumed to be
interchangeable.
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4. Field Survey Conclusions.
The conditions of the total 11 buildings within the
Husker Highway Redevelopment Area were
determined based on the finding of the exterior survey.
These surveys indicated the following:
- None (0) of the structures were classified as
structurally sound;
- None (0) of the structures were classified as
deteriorating with minor defects.
- One (1) structure was classified as
deteriorating with major defects; and
- Ten (10) structures were classified as
substandard.
The results of the exterior structural survey identified the condition of structures
throughout the Husker Highway Redevelopment Area. Of the 11 total
structures, all were either deteriorating or dilapidated to a substandard condition.
Conclusion.
The results of the structural condition survey indicate deteriorating
structures have a strong presence throughout the Husker Highway
Redevelopment Area. Table 5 identifies the results of the structural rating
process per building type.
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TABLE 5
EXTERIOR SURVEY FINDINGS
HUSKER HIGHWAY REDEVELOPMENT AREA
GRAND ISLAND, NEBRASKA
Exterior Structural Rating
Activity
Sound
Deteriorating
(Minor)
Deteriorating
(Major)
Dilapidated
Number of
Structures
Deteriorating
and/ or
Dilapidated
Residential 0 0 0 1 1 1
Other 0 0 1 9 10 10
Total 0 0 1 10 11 11
Percent 0% 0% 9.1% 90.9% 100.0% 100.0%
Source: Hanna:Keelan Associates, P.C., 2015.
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(2) Existence of Defective or Inadequate Street Layout.
The Husker Highway Redevelopment Area consists of land platted for local
streets, but are not currently paved. The Highway 281 Corridor is situated at the
eastern boundary of the Redevelopment Area, while Husker Highway is located
across the northern boundary. Rae Road separates the Ewoldt and Ponderosa
Village Subdivisions. Major problem conditions that contribute to the Factor of
existence of defective or inadequate street layout are discussed below.
1. Poor Condition Frontage and Access Streets.
A privately owned access road, or driveway leading to the abandoned
farmstead house and buildings is a dirt surfaced road with two tire
lanes on either side of a grass center strip. The completion of the four-
lane Highway 281 Corridor, several years ago, relocated the farmstead
driveway from the Highway to Rae Road. This access road to the
abandoned farmstead is in substandard condition, lacks a sufficient
road base and has inadequate storm water drainage ditches. During
inclement weather conditions, this property would become inaccessible
by motor vehicles.
Conclusion.
The existence of defective or inadequate street layout in the Husker
Highway Redevelopment Area is a strong presence and constitutes a Blight
Factor.
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3) Faulty Lot Layout in Relation to Size, Adequacy, Accessibility or
Usefulness.
Building use and condition surveys, the review of property ownership and
subdivision records and field surveys resulted in the identification of conditions
associated with faulty lot layout in relation to size, adequacy and accessibility, or
usefulness of land within the Husker Highway Redevelopment Area. The
problem conditions include:
1. Inadequate Lot Size and Adequacy Issues.
The entire Husker Highway Redevelopment Area is identified as
the Ewoldt Subdivision, which was platted in April, 2006, and Lots 1
through 4 of the Ponderosa Village Subdivision, platted in December,
2011. Each subdivision was surveyed as one parcel. The Ewoldt
Subdivision includes 10 individual lots, located along the two Highway
Corridors and ranging in size from approximately one to two acres.
Three additional “outlots” are also located along the perimeter of the
Area, while a fourth, Outlot “A,” is identified as being nearly 65 acres
in area and encompasses the abandoned farmstead. The four lots of
Ponderosa Village Subdivision range in size from 0.31 acres to 1.53
Acres and includes a right-of-way for the unpaved, James Road.
2. Accessibility or Usefulness.
Access to individual properties and public facilities are limited within
the Husker Highway Redevelopment Area. Although highly
visible from Highway 281 and Husker Highway, the Redevelopment
Area is only accessible from Rae Road. A secondary farm field access
is located at the south side of Husker Highway, in the northwest
corner of the Redevelopment Area.
A concrete surfaced trail is located directly east of Highway 281, but no
sidewalks exist adjacent the Redevelopment Area. Residents of
Ponderosa Lake Estates, located southwest of the Redevelopment
Area, must cross the four-lane highway at Rae Road, which is not a
signalized intersection, to access the trail. The intersection of Husker
Highway and Highway 281 is a fully signalized intersection, but no
sidewalks exist along the east or north perimeters of the
Redevelopment Area.
Conclusion.
Faulty lot layout in relation to size, adequacy and usefulness is a strong
presence throughout the Husker Highway Redevelopment Area.
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(4) Insanitary and Unsafe Conditions.
The results of the area-wide field survey, along with information retained from City
Officials, provided the basis for the identification of insanitary and unsafe
conditions within the Husker Highway Redevelopment Area.
1. Age and Associated Condition of Structures.
The analysis of the 11 structures in the Husker Highway
Redevelopment Area concluded that 10 (91 percent) are 40+ years of
age, built prior to 1975. Additionally, the existing farmstead is
estimated to have been constructed circa 1905, or approximately 110
years of age. The advanced age of the abandoned farmstead buildings
has resulted in dilapidated structures that are potentially dangerous to
adjacent property, vagrants/trespassers and are detrimental to future
development.
2. Lack of Adequate Utilities.
The City of Grand Island’s Public Works Staff stated that the
municipal water and sewer mains located at the perimeter of the
Husker Highway Redevelopment Area, were constructed in 1992.
Water mains are located within the Right-of-Ways of Husker Highway
and Highway 281 and are 20” diameter. Sanitary sewer mains are 27”
in diameter along Highway 281, and 36” diameter along Husker
Highway. These utility mains are trunk mains that distribute water
and collect sanitary sewage from several subdivisions in southwestern
Grand Island and are planned to be extended to service properties near
the Interstate 80 Corridor, in the near future. An 8” water main and
10” sewer main travel through Lot 1 of Ponderosa Village Subdivision,
connecting the Ponderosa residential development to the main trunk
lines along Highway 281. These utility mains exceed engineering
standards utilized by the City of Grand Island. Although modern
utility mains are readily available to properties within the
Redevelopment Area, none of the interior lots are presently
connected by service lines to public utilities.
Conclusion.
Insanitary and unsafe conditions are a strong presence throughout the
Husker Highway Redevelopment Area.
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(5) Deterioration of Site or Other Improvements.
Field observations were conducted to determine the condition of site or other
improvements within the Husker Highway Redevelopment Area, including
arterial and local streets, storm water drainage ditches, traffic control devices and
off-street parking. The Appendix documents the present condition of these site
features. The primary problems in the Husker Highway Redevelopment Area
are age, debris and inadequate public improvements.
One of the total two parcels within the Husker Highway Redevelopment Area
received an overall site condition rating of “poor.” Conditions that lead to these
findings included:
1. The abandoned farmstead house and associated buildings are accessed
by a long dirt surfaced access road, or driveway. The access road
connects to Rae Road and was observed to be in poor condition, lacking
an adequate road base and associated storm water drainage ditches.
As a result, this access road can become impassable during inclement
weather. Ponding water in the areas lacking adequate storm water
drainage systems can attract mosquitoes and other pests. A large
swale is located along the southern border of the Redevelopment
Area, to control heavy rain and flooding issues.
2. A concrete surfaced trail exists along the east side of Highway 281, but
no sidewalks exist at the east or north sides of the Redevelopment
Area. Pedestrians in the residential subdivision southwest of the
Redevelopment Area could cross Highway 281 at its intersection
with Rae Road, but no traffic control devices exist at this location. The
intersection of Highway 281 and Husker Highway is fully signalized,
but no sidewalks exist along the eastern perimeter of the
Redevelopment Area to accommodate pedestrian access to this
intersection.
Conclusion.
Deterioration of site improvements is a strong presence in the Husker
Highway Redevelopment Area.
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(6) Diversity of Ownership.
Only one individual partnership or corporation owns all property within the
Husker Highway Redevelopment Area. Publicly owned lands and local street
rights-of-way are located at the perimeter of the Husker Highway
Redevelopment Area.
The necessity to acquire numerous lots is typically a hindrance to redevelopment.
However, in the case of the Husker Highway Redevelopment Area, there is only
one owner of record.
Conclusion.
The factor “diversity of ownership” is of no presence throughout the
Husker Highway Redevelopment Area.
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(7) Tax or Special Assessment Delinquency Exceeding the Fair Value of
the Land.
A thorough examination of public records was conducted to determine the status of
taxation of properties located in the Husker Highway Redevelopment Area. It
should be noted, real estate is taxed at approximately 98 percent of fair value,
rendering it almost impossible for a tax to exceed value in a steady real estate
market. If a badly dilapidated property was assessed (or valued) too high, the
public protest system is designed to give the owner appropriate relief and tax
adjustment.
1. Real Estate Taxes.
Public records were examined for the purposes of determining if
delinquent taxes were currently outstanding on parcels within the
Husker Highway Redevelopment Area. The records indicated that
neither of the two parcels were classified as delinquent by the Hall
County Treasurer’s Office.
2. Real Estate Taxes.
The tax values within the Husker Highway Redevelopment Area
generally appeared to be equal to or greater than the market value of
the properties. The total estimated appraised valuation within the
Husker Highway Redevelopment Area is $636,916.
3. Tax Exempt.
No properties within the Husker Highway Redevelopment Area
were identified by the Hall County Assessor and Treasurer’s Offices as
having full or partial exemption from property taxes.
Conclusion.
Taxes or special assessments delinquency were of no presence throughout
the Husker Highway Redevelopment Area.
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(8) Defective or Unusual Condition of Title.
Whenever land is sold, mortgaged, or both, a title insurance policy is typically
issued, at which time any title defects are corrected. Once title insurance has been
written, all other titles in the same subdivision or addition will only have to be
checked for the period of time subsequent to the creation of the addition or
subdivision, as everything previous is the same and any defects will already have
been corrected. Thus, the only possibility for title problems are from improper
filings, since platting on properties that have not been mortgaged or sold is very
small.
Conclusion.
Examination of public records does not provide any basis for identifying
any defective or unusual conditions of title. Such few conditions as may
exist would contribute to neither any existing problems nor to difficulty in
acquisition or redevelopment and are therefore not found to exist at a
level large enough to constitute a Blight Factor in the Husker Highway
Redevelopment Area.
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(9) Improper Subdivision or Obsolete Platting.
An in-depth analysis of the subdivision conditions in the Husker Highway
Redevelopment Area revealed that improper subdivision and obsolete platting is
prevalent throughout the Area. The two parcels contain a total of 17 lots varying in
size and shape. The Ewoldt Subdivision was platted in 2006 and contains 10
individual lots ranging in area from one to two acres. The lots in the Ewoldt
Subdivision are located along the perimeter of the Redevelopment Area, fronting
on both Husker Highway and Highway 281. Additionally, three “outlots” are
located between these small individual lots, while a large, approximately 65 acre
outlot, encompasses the remaining portion of the Ewoldt Subdivision. The
Ponderosa Village Subdivision was platted in December, 2011 and contains four
individual lots ranging from 0.31 acres to 1.53 acres.
A former farmstead has become economically obsolescent due to the property being
bound by Highways on the north and east and encroached upon by a lake front
subdivision directly southwest of the Redevelopment Area. The former
farmstead has been annexed into the Corporate Limits of the City of Grand Island
and is no longer viable for agricultural crop production. Several one to two acre
individual lots were platted along the northern and eastern boundaries of the Area.
A single parcel identified as a 65 acre “Outlot” occupies the remaining portion of the
Husker Highway Redevelopment Area. The underlying parcel boundaries
have not facilitated the development of this subdivision.
Although the Husker Highway Redevelopment Area is platted as an entire
subdivision, it has not attracted any development, to date. In order for the
redevelopment of this Area to occur, it is assumed that the current platted
subdivision will need to be vacated and replatted to support future development
endeavors.
Conclusion.
A strong presence of improper subdivision or obsolete platting exists
throughout the Husker Highway Redevelopment Area.
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10) The Existence of Conditions Which Endanger Life or Property by Fire
and Other Causes.
1. Building Elements that are Combustible.
Wood-framed buildings with wooden structural elements are
located in the Husker Highway Redevelopment Area. An
abandoned farmstead house and farm buildings have been vacant
for an extended length of time and are dilapidated. None of the
buildings are capable of being adaptively reused and should be
demolished. All 11 buildings have been determined to be in
either a “deteriorating-major” or “dilapidated” condition.
2. Lack of Adequate Utilities.
The City of Grand Island’s Public Works Staff stated that the
municipal water and sewer mains located at the perimeter of
the Husker Highway Redevelopment Area, were constructed
in 1992. Water mains are located within the Right-of-Ways of
Husker Highway and Highway 281 and are 20” diameter.
Sanitary sewer mains are 27” in diameter along Highway 281,
and 36” diameter along Husker Highway. These utility mains
are trunk mains that distribute water and collect sanitary
sewage from several subdivisions in southwestern Grand
Island and are planned to be extended to service properties
near the Interstate 80 Corridor, in the near future. An 8”
water main and 10” sewer main travel through Lot 1 of
Ponderosa Village Subdivision, connecting the Ponderosa
residential development to the main trunk lines along
Highway 281. These utility mains exceed engineering
standards utilized by the City of Grand Island. Although
modern utility mains are readily available to properties within
the Redevelopment Area, none of the interior lots are
presently connected by service lines to public utilities.
Specific data relating to the Husker Highway Redevelopment Area is discussed in
the following paragraphs.
A total of 10 (91 percent) of the total 11 structures in the Husker
Highway Redevelopment Area were built prior to 1975, thus 40+ years
of age. The existing farmstead is estimated to have been constructed
circa 1905, or approximately 110 years of age. Wood frame buildings
are located within the farmstead the Redevelopment Area, all of which
are deteriorated or dilapidated, and are in need of demolition.
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Overall site conditions at properties throughout the Husker
Highway Redevelopment Area were generally found to be in
“poor” condition. The field survey determined that one of the
total two parcels was found to be in “poor” condition.
Generally, conditions combining for this determination included the
evaluation of the general condition of structures, overall site
conditions and adjacent right-of-way conditions.
Conclusion.
The conditions which endanger life or property by fire and other causes
are a strong presence throughout the Husker Highway Redevelopment
Area.
View of the abandoned farmstead from the private access road or driveway,
looking towards the west/southwest.
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(11) Other Environmental and Blighting Factors.
The Nebraska Community Development Law includes in its statement of
purpose an additional criterion for identifying blight, viz., "economically or socially
undesirable land uses." Conditions which are considered to be economically and/or
socially undesirable include: (a) incompatible uses or mixed-use relationships, (b)
economic obsolescence, and c) functional obsolescence. For purpose of this analysis,
functional obsolescence relates to the physical utility of a structure and economic
obsolescence relates to a property's ability to compete in the market place. These
two definitions are interrelated and complement each other.
The farmstead at the Redevelopment Area is not, on its own, economically viable
for agricultural production. The annexation and incorporation of the
Redevelopment Area into the City of Grand Island fundamentally changed the
highest and best use of this property to urbanized development(s). Proximity of the
farmstead to two- and four-lane highways, primary or “trunk” water and sanitary
sewer mains and to residential and commercial development has rendered
agricultural production at this former farmstead a functionally obsolete use.
Although publically owned infrastructure improvements have occurred adjacent the
Husker Highway Redevelopment Area, additional efforts are needed. Numerous
problems or obstacles exist for comprehensive redevelopment efforts by the private
sector; problems that only public financial assistance can remedy. These include
removal of substantially dilapidated structures and socially undesirable land uses,
the extension of publicly owned water and sewer systems that are necessary to
support modern development and the need for extending hard surfaced frontage
and access roads into the Redevelopment Area.
Conclusion.
Other Environmental and Blighting Factors are a strong presence
throughout the Husker Highway Redevelopment Area, containing
functionally and economically obsolete farmstead and associated
agricultural production lands of insufficient size to remain independently
viable.
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(12) Additional Blighting Conditions.
According to the definition set forth in the Nebraska Community Development
Law, Section 18-2102, in order for an area to be determined "blighted" it must (1)
meet the eleven criteria by reason of presence and (2) contain at least one of the five
conditions identified below:
1. Unemployment in the designated blighted and substandard area
is at least one hundred twenty percent of the state or national
average;
2. The average age of the residential or commercial units in the
area is at least forty years;
3. More than half of the plotted and subdivided property in the
area is unimproved land that has been within the City for forty
years and has remained unimproved during that time;
4. The per capita income of the designated blighted and
substandard area is lower than the average per capita income of
the Village or City in which the area is designated; or
5. The area has had either stable or decreasing population based
on the last two decennial censuses.
One of the aforementioned criteria is prevalent throughout the designated
blighted areas.
The average age of the residential or commercial units in the area is at least forty
(40) years.
The existing farmstead is estimated to have been constructed circa
1905, and are approximately 110 years of age. A total of 10, or 91
percent of the total 11 structures throughout the Husker Highway
Redevelopment Area are at least 40+ years of age.
Conclusion.
The criteria of average age of residential units is over 40 years of age as
one of five additional blighting conditions is a strong presence throughout
the Husker Highway Redevelopment Area.
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DETERMINATION OF REDEVELOPMENT AREA
ELIGIBILITY
The Husker Highway Redevelopment Area meets the requirements of the
Nebraska Community Development Law for designation as both a "Blighted
and Substandard Area." There is at least a reasonable distribution of all Four
Factors that constitute the Area as substandard. Of the 12 possible Factors that
can constitute an Area blighted, nine have a strong presence in the Husker
Highway Redevelopment Area. Factors present in each of the criteria are
identified below.
Substandard Factors
1. Dilapidated/deterioration.
2. Age or obsolescence.
3. Inadequate provision for ventilation, light, air, sanitation or open spaces.
4. Existence of conditions which endanger life or property by fire
and other causes.
Blight Factors
1. A substantial number of deteriorated or deteriorating
structures.
2. Existence of defective or inadequate street layout.
3. Faulty lot layout in relation to size, adequacy, accessibility or
usefulness.
4. Insanitary or unsafe conditions.
5. Deterioration of site or other improvements.
6. Improper subdivision or obsolete platting.
7. The existence of conditions which endanger life or property by
fire or other causes.
8. Other environmental and blighting factors.
9. One of the other five conditions.
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Although all of the previously listed Factors are at least reasonably present
throughout the Husker Highway Redevelopment Area, the conclusion is that
the average age of the structures, insanitary and unsafe conditions, deterioration
of site or other improvements and the existence of conditions which endanger life
or property by fire or other causes are a sufficient basis for designation of the
Husker Highway Redevelopment Area as blighted and substandard.
The extent of Blight and Substandard Factors in the Husker Highway
Redevelopment Area, addressed in this document, is presented in Tables 1 and
2, located on Pages 5 and 7 respectively. The eligibility findings indicate that the
Husker Highway Redevelopment Area is in need of revitalization and
strengthening to ensure it will contribute to the physical, economic and social
well-being of the City of Grand Island and support any value added developments.
Indications are that the Area, on the whole, has not been subject to
comprehensive, sufficient growth and development through investment by the
private sector nor would the areas be reasonably anticipated to be developed
without public action or public intervention.
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Structural/Site Conditions Parcel #
Survey Form Address:
Section I:
1. Type of Units: SF MF Mixed Use Duplex No. of Units
2. Units: Under construction/rehab For Sale Both
3. Vacant Units: Inhabitable Uninhabitable
4. Vacant Parcel: Developable Undevelopable
5. Non-residential Use: Commercial Industrial Public
Other/Specify:
Section II: Structural Components
Primary Components (Critical)
Dilapidated
(Major)
Deteriorating
Minor
None
Sound
1 Roof
2 Wall Foundation
3 Foundation
Concrete Stone Rolled Asphalt Brick Other
Secondary Components (Critical)
Dilapidated
(Major)
Deteriorating
Minor
None
Sound
4 Roof
Asphalt Shingles Rolled Asphalt Cedar Combination Other
5 Chimney
6 Gutters, Downspouts
7 Wall Surface
Frame Masonry Siding Combination Stucco Other
8 Paint
9 Doors
10 Windows
11 Porches,Steps,Fire Escape
12 Driveways, Side Condition
Final Rating:
Sound Deficient-Minor Deteriorating Dilapidated
Built Within: 1 year 1-5 years 5-10 years
10-20 years 20-40 years 40-100 years 100+ years
Section III: Revitalization Area
1. Adjacent Land Usage:
2. Street Surface Type:
3. Street Condition: E G F P
4. Sidewalk Condition: N E G F P
5. Parking (Off-Street): N # of Spaces
Surface
6. Railroad Track/Right-of Way Composition: N E G F ____P
7. Existence of Debris: MA MI N
8. Existence of Vagrants: MA MI N
9. Overall Site Condition: E G F P
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HUSKER HIGHWAY REDEVELOPMENT AREA
TOTAL PERCENT RESIDENTIAL COMMERCIAL INDUSTRIAL VACANT OTHER
AGE OF STRUCTURE
1-5 Years 0 0.0% 0 0 0 N/A 0
5-10 Years 0 0.0% 0 0 0 N/A 0
10-20 Years 0 0.0% 0 0 0 N/A 0
20-40 Years 1 9.1% 0 0 0 N/A 1
40-100 Years 10 90.9% 1 0 0 N/A 9
100+ Years 0 0.0% 0 0 0 N/A 0
TOTAL 11 100.0% 1 0 0 N/A 10
FINAL STRUCTURAL RATING
Sound 0 0.0% 0 0 0 N/A 0
Deteriorating-Minor 0 0.0% 0 0 0 N/A 0
Deteriorating-Major 1 9.1% 0 0 0 N/A 1
Dilapidated 10 90.9% 1 0 0 N/A 9
TOTAL 11 100.0% 1 0 0 N/A 10
STREET CONDITION
None 11 9.1% 1 0 0 0 10
Excellent 0 0.0% 0 0 0 0 0
Good 0 18.2% 0 0 0 0 0
Fair 0 72.7% 0 0 0 0 0
Poor 0 0.0% 0 0 0 0 0
TOTAL 11 100.0% 1 0 0 0 10
SIDEWALK CONDITION
None 2 100.0% 1 0 0 0 1
Excellent 0 0.0% 0 0 0 0 0
Good 0 0.0% 0 0 0 0 0
Fair 0 0.0% 0 0 0 0 0
Poor 0 0.0% 0 0 0 0 0
TOTAL 2 100.0% 1 0 0 0 1
DEBRIS
None 1 50.0% 1 0 0 0 0
Major 0 0.0% 0 0 0 0 0
Minor 1 50.0% 0 0 0 0 1
TOTAL 2 100.0% 1 0 0 1 10
OVERALL SITE CONDITION
Excellent 0 0.0% 0 0 0 0 0
Good 0 0.0% 0 0 0 0 0
Fair 1 50.0% 0 0 0 1 0
Poor 1 50.0% 1 0 0 0 0
TOTAL 2 100.0% 1 0 0 1 0
PARKING SPACES
Ranges 0-300 0.0% 1-2 1-300 0-0 N/A 1-50
None 2 100.0% 1 0 0 1 0
Hard Surfaced 0 0.0% 0 0 0 0 0
Unimproved 0 0.0% 0 0 0 0 0
TOTAL 2 100.0% 1 0 0 1 0
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HUSKER HIGHWAY REDEVELOPMENT AREA
TOTAL PERCENT RESIDENTIAL COMMERCIAL INDUSTRIAL VACANT OTHER
DOORS
None 0 0.0% 0 0 0 N/A 0
Sound 0 0.0% 0 0 0 N/A 0
Minor 0 0.0% 0 0 0 N/A 0
Substandard 6 54.5% 0 0 0 N/A 6
Critical 5 45.5% 1 0 0 N/A 4
TOTAL 11 100.0% 1 0 0 N/A 10
WINDOWS
None 1 9.1% 0 0 0 N/A 1
Sound 0 0.0% 0 0 0 N/A 0
Minor 0 0.0% 0 0 0 N/A 0
Substandard 4 36.4% 0 0 0 N/A 4
Critical 6 54.5% 1 0 0 N/A 5
TOTAL 11 100.0% 1 0 0 N/A 10
STREET TYPE
None 2 100.0% 1 0 0 1 0
Concrete 0 0.0% 0 0 0 0 0
Asphalt 0 0.0% 0 0 0 0 0
Gravel 0 0.0% 0 0 0 0 0
Dirt 0 0.0% 0 0 0 0 0
Brick 0 0.0% 0 0 0 0 0
TOTAL 2 100.0% 1 0 0 1 0
PORCHES…
None 1 9.1% 0 0 0 N/A 1
Sound 0 0.0% 0 0 0 N/A 0
Minor 0 0.0% 0 0 0 N/A 0
Substandard 6 54.5% 0 0 0 N/A 6
Critical 4 36.4% 1 0 0 N/A 3
TOTAL 11 100.0% 1 0 0 N/A 10
PAINT
None 1 9.1% 0 0 0 N/A 1
Sound 0 0.0% 0 0 0 N/A 0
Minor 0 0.0% 0 0 0 N/A 0
Substandard 6 54.5% 0 0 0 N/A 6
Critical 4 36.4% 1 0 0 N/A 3
TOTAL 11 100.0% 1 0 0 N/A 10
DRIVEWAY
None 0 0.0% 0 0 0 N/A 0
Sound 0 0.0% 0 0 0 N/A 0
Minor 0 0.0% 0 0 0 N/A 0
Substandard 6 60.0% 0 0 0 N/A 6
Critical 4 40.0% 1 0 0 N/A 3
TOTAL 10 100.0% 1 0 0 N/A 9
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HUSKER HIGHWAY REDEVELOPMENT AREA
TOTAL PERCENT RESIDENTIAL COMMERCIAL INDUSTRIAL VACANT OTHER
ROOF STRUCTURE
None 0 0% 0 0 0 N/A 0
Sound 0 0% 0 0 0 N/A 0
Minor 0 0% 0 0 0 N/A 0
Substandard 7 64% 1 0 0 N/A 6
Critical 4 36% 0 0 0 N/A 4
TOTAL 11 100% 1 0 0 N/A 10
WALL FOUNDATION
None 0 0% 0 0 0 N/A 0
Sound 0 0% 0 0 0 N/A 0
Minor 1 9% 0 0 0 N/A 1
Substandard 6 55% 1 0 0 N/A 5
Critical 4 36% 0 0 0 N/A 4
TOTAL 11 100% 1 0 0 N/A 10
FOUNDATION
None 0 0% 0 0 0 N/A 0
Sound 1 9% 0 0 0 N/A 1
Minor 0 0% 0 0 0 N/A 0
Substandard 7 64% 1 0 0 N/A 6
Critical 3 27% 0 0 0 N/A 3
TOTAL 11 100% 1 0 0 N/A 10
FOUNDATION TYPE
Concrete 1 9% 0 0 0 N/A 1
Stone 10 91% 1 0 0 N/A 9
Rolled Asphalt 0 0% 0 0 0 N/A 0
Brick 0 0% 0 0 0 N/A 0
Other/None 0 0% 0 0 0 N/A 0
TOTAL 11 100% 1 0 0 N/A 10
ROOF SURFACE
None 1 9% 1 0 0 N/A 0
Sound 0 0% 0 0 0 N/A 0
Minor 1 9% 0 0 0 N/A 1
Substandard 4 36% 0 0 0 N/A 4
Critical 5 45% 0 0 0 N/A 5
TOTAL 11 100% 1 0 0 N/A 10
ROOF TYPE
Asphalt Shingles 0 0% 0 0 0 N/A 0
Rolled Asphalt 0 0% 0 0 0 N/A 0
Cedar 9 82% 1 0 0 N/A 8
Combination 1 9% 0 0 0 N/A 1
Other 1 9% 0 0 0 N/A 1
TOTAL 11 100% 1 0 0 N/A 10
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Grand Island, Nebraska
Blight & Substandard Determination Study
Husker Highway Redevelopment Area
48
HUSKER HIGHWAY REDEVELOPMENT AREA
TOTAL PERCENT RESIDENTIAL COMMERCIAL INDUSTRIAL VACANT OTHER
CHIMNEY
None 10 91% 0 0 0 N/A 10
Sound 0 0% 0 0 0 N/A 0
Minor 0 0% 0 0 0 N/A 0
Substandard 1 9% 1 0 0 N/A 0
Critical 0 0% 0 0 0 N/A 0
TOTAL 11 100% 1 0 0 N/A 10
GUTTER, DOWNSPOUTS
None 10 91% 1 0 0 N/A 9
Sound 0 0% 0 0 0 N/A 0
Minor 0 0% 0 0 0 N/A 0
Substandard 0 0% 0 0 0 N/A 0
Critical 1 9% 0 0 0 N/A 1
TOTAL 11 100% 1 0 0 N/A 10
WALL SURFACE
None 0 0% 0 0 0 N/A 0
Sound 1 9% 0 0 0 N/A 1
Minor 1 9% 0 0 0 N/A 1
Substandard 3 27% 1 0 0 N/A 2
Critical 6 55% 0 0 0 N/A 6
TOTAL 11 100% 1 0 0 N/A 10
WALL SURFACE TYPE
Frame 8 73% 0 0 0 N/A 8
Masonry 0 0% 0 0 0 N/A 0
Siding 0 0% 0 0 0 N/A 0
Combination 0 0% 0 0 0 N/A 0
Stucco 0 0% 0 0 0 N/A 0
Other 3 27% 1 0 0 N/A 2
TOTAL 11 100% 1 0 0 N/A 10
PARKING SURFACE
None 6 55% 0 0 0 N/A 6
Concrete 0 0% 0 0 0 N/A 0
Asphalt 0 0% 0 0 0 N/A 0
Gravel 1 9% 1 0 0 N/A 0
Dirt 4 36% 0 0 0 N/A 4
Brick 0 0% 0 0 0 N/A 0
TOTAL 11 100% 1 0 0 N/A 10
PARKING SPACES
None 6 55% 0 0 0 N/A 6
1 to 2 5 45% 1 0 0 N/A 4
3 to 5 0 0% 0 0 0 N/A 0
6 to 10 0 0% 0 0 0 N/A 0
11 to 20 0 0% 0 0 0 N/A 0
21 or More 0 0% 0 0 0 N/A 0
TOTAL 11 100% 1 0 0 N/A 10
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General Redevelopment Plan
Husker Highway Redevelopment Area
49
GENERAL REDEVELOPMENT PLAN
Purpose of Plan/Conclusion
The purpose of this General Redevelopment Plan is to serve as a guide for
implementation of redevelopment activities within the Husker Highway
Redevelopment Area, in the City of Grand Island, Nebraska. Redevelopment
activities associated with the Nebraska Community Development Law, State
Statutes 18-2101 through 18-2154, should be utilized to promote the general
welfare and enhance the tax base, as well as promote economic and social well being
of the Community.
A General Redevelopment Plan must contain the general planning elements
required by Nebraska State Revised Statues, Section 18-2111 re-issue 1991 items
(1) through (6). A description of these items is as follows:
(1) The boundaries of the redevelopment project area with a
map showing the existing uses and condition of the real
property therein; (2) a land-use plan showing proposed
uses of the area; (3) information showing the standards of
population densities, land coverage and building
intensities in the area after redevelopment; (4) a
statement of the proposed changes, if any, in zoning
ordinances or maps, street layouts, street levels or grades,
or building codes and ordinances; (5) a site plan of the
area; and (6) a statement as to the kind and number of
additional public facilities or utilities which will be
required to support the new land uses in the area after
redevelopment.
Furthermore, the General Redevelopment Plan must further address the items
required under Section 18-2113, "Plan; considerations", which the Grand Island
Community Redevelopment Authority (CRA) must consider prior to recommending
a redevelopment plan to the Planning Commission and City Council for adoption.
These "considerations" are defined as follows:
"...whether the proposed land uses and building requirements in the
redevelopment project area are designed with the general purpose of
accomplishing, in conformance with the general plan, a coordinated,
adjusted and harmonious development of the City and its environs
which will, in accordance with present and future needs, promote
health, safety, morals, order, convenience, prosperity, and the general
welfare, as well as efficiency and economy in the process of
development; including, among other things, adequate provision for
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Grand Island, Nebraska
General Redevelopment Plan
Husker Highway Redevelopment Area
50
traffic, vehicular parking, the promotion of safety from fire, panic, and
other dangers, adequate provision for light and air, the promotion of
the healthful and convenient distribution of population, the provision
of adequate transportation, water, sewage, and other public utilities,
schools, parks, recreational and community facilities and other public
requirements, the promotion of sound design and arrangement, the
wise and efficient expenditure of public funds, and the prevention of
the recurrence of insanitary or unsafe dwelling accommodations, or
conditions of blight."
Conclusion
The General Redevelopment Plan applies to the Husker Highway
Redevelopment Area in Grand Island, Nebraska, which consists of the blight
and substandard determination area. Illustration 1 delineates the geography
of the Husker Highway Redevelopment Area.
The portion of the City included in the Husker Highway Redevelopment Area
equals an estimated 116.5 total acres and includes the Ewoldt and Ponderosa
Village Subdivisions.
The Husker Highway Redevelopment Area is located within the Corporate
Limits of the City of Grand Island, Hall County, Nebraska. Illustration 1
identifies the Husker Highway Redevelopment Area, in relation to the City.
The Redevelopment Area abuts the right-of-ways of Husker Highway and
Highway 281.
The planning process for the Husker Highway Redevelopment Area has
resulted in a listing of general planning and implementation recommendations. As
discussed in the Blight & Substandard Determination Study, there are several
existing land uses and properties in substandard condition that are nonconforming
in nature, detrimental to the health, safety and general welfare of the Community
and generally obsolete in respect to the development and living environment norms
of today’s Nebraska communities, including the City of Grand Island.
There are also multiple development and redevelopment opportunities in
the Husker Highway Redevelopment Area, capable of improving the
overall quality of life and economic standard of Grand Island and increase
the City’s real estate and sales tax base.
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Planning and Implementation Recommendations
To eliminate these conditions and enhance private development activities within
the Husker Highway Redevelopment Area, the City of Grand Island will need
to consider the following general planning and redevelopment actions:
Create an “Economic Development Initiative” for job creation in
the Husker Highway Redevelopment Area that concentrates on
the use of Tax Increment Financing for the development of new
businesses. The Area is in need of additional retail, lodging and
restaurant developments.
Establish a “Public Utilities and Infrastructure Initiative” that
concentrates on the use of Tax Increment Financing for the extension
of all necessary utility and infrastructure systems in order to make the
Husker Highway Redevelopment Area, viable for future
development.
Devise a Plan to address the lack of sidewalks within and adjacent to
the Redevelopment Area. This includes developing safe pedestrian
routes across the Highway 281 Corridor, connecting to the existing
hiker/biker trail east of the four-lane Highway 281 Corridor.
Encourage removal of substantially dilapidated and substandard
structures within the Husker Highway Redevelopment Area to
prepare for future development;
Combine both public and private funding sources with Tax Increment
Financing to purchase and demolish dilapidated residential and
agricultural buildings that are not cost-effective to be rehabilitated;
Implementation
Both a time-line and budget should be developed for the implementation of the
Redevelopment Plan. Each of these processes should be designed in conformance
with the resources and time available to the City. A reasonable time-line to
complete the redevelopment activities identified in the Plan would be seven to 10
years.
Various funding sources exist for the preparation and implementation of a capital
improvement budget designed to meet the funding needs of proposed redevelopment
activities.
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These include local and federal funds commonly utilized to finance street
improvement funds, i.e. LB840, Community Development Block Grants, Special
Assessments, General Obligation Bonds and Tax Increment Financing (TIF). The
use of TIF for redevelopment projects in the Husker Highway Redevelopment
Area is deemed to be an essential and integral element of the Redevelopment
Area. The use of TIF in connection with such projects is contemplated by the Plan
and such designation and use of TIF will not constitute a substantial modification to
the Plan.
The City agrees, when approving the General Redevelopment Plan, to the
utilization of TIF for appropriate redevelopment projects and agrees to pledge the
taxes generated from a redevelopment project for such purposes in accordance with
the Act. Any redevelopment program receiving TIF is subject to a Cost Benefit
Analysis. TIF, as a source of public financing, ultimately impacts taxing authorities
in the City of Grand Island and Hall County. Proposed redevelopment projects
using TIF must meet the Cost Benefit Analysis and the "But for" test. Accordingly,
"But for TIF" a redevelopment project could not be fully executed and constructed in
the Community.
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General Redevelopment Plan
Husker Highway Redevelopment Area
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1. Future Land Use Patterns
The existing land use patterns within the Husker Highway
Redevelopment Area were depicted and described in detail in the Blight
and Substandard Determination Study. In general, the
Redevelopment Area consists of an abandoned farmstead and
vacant/agricultural land use types. The field survey identified properties and
structures in “deteriorating-major” and “dilapidated” condition, as well as
vacant lands that have remained undeveloped in spite of available utilities at
the perimeter of the Area.
Illustration 4, the Future Land Use Map for the Husker Highway
Redevelopment Area, represents an effort to encourage land uses that
reflect nearby developed properties. Commercial uses are recommended
throughout the Redevelopment Area to support future retail/office
businesses with frontage on the highway corridor. The portion of the
Redevelopment Area located to the west of the platted, but undeveloped
James Road, is recommended to be designated for future commercial uses in
support of a regional shopping center location.
2. Future Zoning Districts.
The recommended Future Zoning Map for the Husker Highway
Redevelopment Area is identified in Illustration 5. The Future Zoning
Map is generally in conformance with the Comprehensive Plan of Grand
Island and specifically with the Future Land Use Map, Illustration 4.
The entire Redevelopment Area is recommended to be designated as “CD -
Commercial Development District” in accordance with the Zoning
Regulations of the City of Grand Island. This is a Planned Unit Development
district for commercial uses that allows more than one primary use or
building on an individual lot.
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General Redevelopment Plan
Husker Highway Redevelopment Area
54
FUTURE LAND USE MAP
HUSKER HIGHWAY REDEVELOPMENT AREA
GRAND ISLAND, NEBRASKA
*Lincoln, Nebraska* 402.464.5383 *
ILLUSTRATION 4
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General Redevelopment Plan
Husker Highway Redevelopment Area
55
FUTURE ZONING MAP
HUSKER HIGHWAY REDEVELOPMENT AREA
GRAND ISLAND, NEBRASKA
*Lincoln, Nebraska* 402.464.5383 *
ILLUSTRATION 5
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General Redevelopment Plan
Husker Highway Redevelopment Area
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3. Recommended Public Improvements
The primary purpose for a General Redevelopment Plan, accompanied
with the preceding Blight and Substandard Determination Study, is to
allow for the use of public financing in a specific area. This public financing
is planned and implemented to serve as a “first step” for public improvements
and encourage private development within the Husker Highway
Redevelopment Area. The most common form of public improvements
occur with infrastructure, specifically streets, water, sanitary sewer and
storm sewer systems, sidewalks, open space and recreational uses. The
primary infrastructure concerns in the Husker Highway Redevelopment
Area are the need to extend all utility and infrastructure systems in order to
make the Area viable for future development opportunities.
The lack of street systems within the Husker Highway Redevelopment
Area will require an extension of all appropriate public and private access
and frontage roads to make the Area attractive for development. A planned
program of sidewalk paving, curb and gutter, and street paving/resurfacing
projects should be established in the Redevelopment Area, in conjunction
with the Grand Island One- and Six-Year Street Plan.
Private water wells and septic systems and leach fields formerly associated
with the abandoned farmstead will need to be decommissioned and removed
along with the dilapidated buildings to support redevelopment efforts
throughout the Husker Highway Redevelopment Area.
Redevelopment finance tools, such as Tax Increment Financing, will provide
incentives to facilitate development. Tax Increment Financing can serve as a
valuable source of additional monies to defer the cost of the development of
all necessary utilities and infrastructural systems within the Husker
Highway Redevelopment Area. The Community Development Block
Program is one example of a State and Federal program to assist in financing
development activities in a designated blighted and substandard area.
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Grand Island, Nebraska
General Redevelopment Plan
Husker Highway Redevelopment Area
57
Conclusions
Redevelopment activities, in the Husker Highway Redevelopment Area,
should serve local residents, as well as highway travelers. The
redevelopment efforts within the Area will foster an appreciation for its
image, character and uniqueness in Grand Island.
A successful General Redevelopment Plan, for the Husker Highway
Redevelopment Area, should guide redevelopment and development
opportunities, while securing the viability of this Area as a combined
residential neighborhood and commercial service area. New construction
should not imitate, but be compatible by similar materials, colors and heights
exhibited by existing structures within, and adjacent to the Husker
Highway Redevelopment Area.
The Community Redevelopment Authority (CRA) and the City of Grand
Island should seek funding sources to create a revolving loan and/or grant
program for the rehabilitation and improvement of buildings and public uses
in the Husker Highway Redevelopment Area. The demolition of existing
buildings will enhance the visual appearance of the Area, making it more
attractive for future development. Prior to transportation network
improvements, the City and the CRA should develop a plan to accommodate
efficient infrastructure development and improvements.
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Grand Island, Nebraska
General Redevelopment Plan
Husker Highway Redevelopment Area
58
The following identifies estimated costs for the improvement of
various infrastructure features in the Husker Highway
Redevelopment Area.
Normal Street Replacement
Costs are dependent on street width and thickness of pavement or overlay.
Concrete paving of 6@ thick with integral curbs costs an estimated $45 per
square yard. Asphalt overlay has a cost of $3 per square yard, per inch of
thickness of asphalt overlay.
The cost to construct a 6" thick, 30' wide concrete street is $150 per linear
foot. The cost to construct a 6" thick, 60' wide concrete street is $300 per
linear foot.
The cost to construct a 2" thick, 30' wide asphalt overlay is $20 per linear
foot. The cost to construct a 2" thick, 60' wide asphalt overlay is $40 per
linear foot.
Ramped Curb Cuts
$1,250 each
Sanitary Sewer
$50 to $60 per linear foot
Water Valves
$750 each
Fire Hydrants
$2,500 each
Overlay of Parking Lots
Asphalt overlay costs $3 per square yard per inch of thickness of asphalt
overlay. Therefore the cost of a 2" overlay of a 150 x 150 foot parking lot is
$15,000.
Paved Alleys
The cost for paved alleys is dependent on alley width and pavement
thickness. A 6" thick concrete alley would cost $45 per square yard.
The cost of a 6" thick, 16 foot wide concrete alley is $80 per linear foot.
The cost of a 6" thick, 20 foot wide concrete alley is $100 per linear foot.
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Grand Island, Nebraska
General Redevelopment Plan
Husker Highway Redevelopment Area
59
Storm Sewers
The cost of Storm Sewers is dependent upon the size of the storm sewer pipe
and on the number of inlets required. A breakdown of approximate unit
prices is as follows:
15" RCP costs $22 per linear foot
18" RCP costs $26 per linear foot
24" RCP costs $35 per linear foot
30" RCP costs $44 per linear foot
36" RCP costs $52 per linear foot
42" RCP costs $61 per linear foot
48" RCP costs $70 per linear foot
Inlets cost an estimated $2,500 each. Therefore, assuming 470 linear feet of
30" storm sewer and four inlets per block, a block of storm sewer would cost
$30,680.
Public and Private Foundations
This General Redevelopment Plan addresses numerous community and
economic development activities for the Husker Highway Redevelopment Area
in Grand Island, Nebraska. The major components of this Redevelopment Plan
will be accomplished as individual projects, however, a comprehensive
redevelopment effort is recommended. Just as the redevelopment efforts should be
tied together, so should the funding sources to ensure a complete project. The use of
state and federal monies, local equity and tax incentives coupled with private
funding sources, can be combined for a realistic and feasible funding package. The
following provides a summary listing of the types of funding to assist in
implementing this General Redevelopment Plan. Each selected redevelopment
project should be accompanied with a detailed budget of both sources and uses of
various funds.
Building Improvement District
Tax Increment Financing
LB 840 or LB 1240
Historic Preservation Tax Credits
Low Income Housing Tax Credits
Sales Tax
Community Development Block Grants - Re-Use Funds
Local Lender Financing
Owner Equity
Small Business Association-Micro Loans
Community Assistance Act
Donations and Contributions
Intermodal Surface Transportation Efficiency Act
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Grand Island, Nebraska
General Redevelopment Plan
Husker Highway Redevelopment Area
60
Private Foundations
American Express Foundation
Kellogg Corporate Giving Program
Marietta Philanthropic Trust
Monroe Auto Equipment Company Foundation
Norwest Foundation
Piper, Jaffray & Hopwood Corporate Giving
Target Stores Corporate Giving
Pitney Bowes Corporate Contributions
Burlington Northern Santa Fe Foundation
US West Foundation
Woods Charitable Fund, Inc.
Abel Foundation
ConAgra Charitable Fund, Inc.
Frank M. and Alice M. Farr Trust
Hazel R. Keene Trust
IBP Foundation, Inc.
Mid-Nebraska Community Foundations, Inc.
Northwestern Bell Foundation
Omaha World-Herald Foundation
Peter Kiewit and Sons Inc. Foundation
Thomas D. Buckley Trust
Valmont Foundation
Quivey-Bay State Foundation
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Husker Highway Redevelopment Area
61
REDEVELOPMENT PLAN AMENDMENTS
PROJECT NAME / LOCATION AND COST RESOLUTION #
1. _____________________________________ _____________________
$____________________________________
2. _____________________________________ _____________________
$____________________________________
3. _____________________________________ _____________________
$____________________________________
4. _____________________________________ _____________________
$____________________________________
5. _____________________________________ _____________________
$____________________________________
6. _____________________________________ _____________________
$____________________________________
7. _____________________________________ _____________________
$____________________________________
8. _____________________________________ _____________________
$____________________________________
9. _____________________________________ _____________________
$____________________________________
10. _____________________________________ _____________________
$____________________________________
Grand Island Regular Meeting - 5/6/2015 Page 75 / 91
Hall County Regional Planning
Commission
Wednesday, May 6, 2015
Regular Meeting
Item L1
Preliminary Plat
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 5/6/2015 Page 76 / 91
April 22, 2015
Dear Members of the Board:
RE: Preliminary Plat –Wood River Industrial Park Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a preliminary plat of Wood River Industrial Park Subdivision, located
in the City of Wood River, in Hall County Nebraska.
This final plat proposes to create 11 lots, in the City of Wood River, Hall County,
Nebraska, said tract containing 12 acres.
You are hereby notified that the Regional Planning Commission will consider this final
plat at the next meeting that will be held at 6:00 p.m. on May 6, 2015 in the Council
Chambers located in Grand Island's City Hall.
Yours truly,
Chad Nabity AICP
Planning Director
cc:Wood River City Clerk
Wood River Attorney
County Building Inspector
Manager of Postal Operations
This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126
Grand Island Regular Meeting - 5/6/2015 Page 77 / 91
Grand Island Regular Meeting - 5/6/2015 Page 78 / 91
Hall County Regional Planning
Commission
Wednesday, May 6, 2015
Regular Meeting
Item M1
Final Plat
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 5/6/2015 Page 79 / 91
April 22, 2015
Dear Members of the Board:
RE: Final Plat –Skag-Way Third Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Skag-Way Third Subdivision, located in the City of
Grand Island, in Hall County Nebraska.
This final plat proposes to create 2 lots, a replat of all of Lot 1 of Skag-Way 2nd
Subdivision and all of Lot 3 of Skag-Way Subdivision, City of Grand Island, Hall
County, Nebraska, said tract containing 12 acres.
You are hereby notified that the Regional Planning Commission will consider this
final plat at the next meeting that will be held at 6:00 p.m. on May 6, 2015 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
Olsson Associates
This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 5/6/2015 Page 80 / 91
Grand Island Regular Meeting - 5/6/2015 Page 81 / 91
Grand Island Regular Meeting - 5/6/2015 Page 82 / 91
April 22, 2015
Dear Members of the Board:
RE: Final Plat – Sterling Estates Fourth Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Sterling Estates Fourth Subdivision, located in the
City of Grand Island, in Hall County Nebraska.
This final plat proposes to create 27 lots, on a tract of land located in part of the
Northwest Quarter (NW1/4) of Section Twelve (12), 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 13.30 acres.
You are hereby notified that the Regional Planning Commission will consider this
final plat at the next meeting that will be held at 6:00 p.m. on May 6, 2015 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
Olsson Associates
This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 5/6/2015 Page 83 / 91
Grand Island Regular Meeting - 5/6/2015 Page 84 / 91
Grand Island Regular Meeting - 5/6/2015 Page 85 / 91
April 22, 2015
Dear Members of the Board:
RE: Final Plat – B & A Harrenstein Subdivision – Final Plat.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of B & A Harrenstein Subdivision, in Hall County
Nebraska.
This final plat proposes to create 1 lot on a parcel of land located in the Northeast
Quarter of Section 28, Township 9, North, Range 9 West of the 6th P.M. Hall
County, Nebraska, said tract containing 7 acres.
You are hereby notified that the Regional Planning Commission will consider this
final plat at the next meeting that will be held at 6:00 p.m. on May 6, 2015 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
JEO Consulting Group Inc
This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 5/6/2015 Page 86 / 91
Grand Island Regular Meeting - 5/6/2015 Page 87 / 91
Grand Island Regular Meeting - 5/6/2015 Page 88 / 91
April 22, 2015
Dear Members of the Board:
RE: Final Plat – Whitaker Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Whitaker Subdivision, in Hall County Nebraska.
This final plat proposes to create 1 lot, This final plat proposes to create a tract of
land comprising a part of the West Half of the Northeast Quarter (W1/2 NE1/4) and
a part of the Northwest Quarter (NW1/4), all in Section Nineteen (19), Township
Nine (9) North, Range Ten (10) West of the 6th P.M. in Hall County, Nebraska, said
tract containing 3.017 acres.
You are hereby notified that the Regional Planning Commission will consider this
final plat at the next meeting that will be held at 6:00 p.m. on May 6, 2015 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
This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126.
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Grand Island Regular Meeting - 5/6/2015 Page 90 / 91
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