01-06-2016 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, January 6, 2016
Regular Meeting Packet
Commission Members:
Terry Connick Hall County
John Hoggatt Grand Island
Derek Apfel Grand Island
Jerry Huismann Grand Island
Mark Haskins Hall County
Carla Maurer Doniphan
Dean Kjar Wood River
Dean Sears Grand Island
Jaye Monter 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, January 6, 2016
Regular Meeting
Item A1
Agenda
Staff Contact: Chad Nabity
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REGIONAL PLANNING COMMISSION
AGENDA AND NOTICE OF MEETING
Wednesday, January 6, 2016
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.
The Planning Commission may vote to go into Closed Session on any
Agenda Item as allowed by State Law.
The Commission will discuss and may take action on any item listed on
this agenda.
The order of items on the agenda may be reorganized by the Chair to
facilitate the flow of the meeting to better accommodate the public.
2. Minutes of December 2, 2015.
3.Request Time to Speak.
4.Public Hearing – Concerning the rezone of Proposed Vanosdall Second
Subdivision from B2-AC General Business - Arterial Commercial Overlay
Zone & TA – Transitional Agricultural to LLR Large Lot Residential for Lots 1
& 2 and B2-AC General Business - Arterial Commercial Overlay Zone for Lot
3, in the City of Grand Island. (C- 07-2016GI)
5.Public Hearing – Adoption of Amendments to Zoning Regulations for the City
of Grand Island, Nebraska. Changes are being proposed to the Definitions
Section 36-8 (R) and Supplemental Regulations Section 36-96. (C-08-
2016GI)
6.Public Hearing – Concerning a request to declare an area blighted and
substandard. A study for proposed Redevelopment Area 19, located at the
northeast corner of U.S. Highway 34 and Locust Street. (C-09-2016GI)
Consent Agenda
7.Final Plat – Vanosdall Second Subdivision – located north of US Hwy 34
and east of Locust Street, in Grand Island, in Hall County, Nebraska. (3 Lots
and 28.266 acres).
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8.Final Plat – Sanchez Subdivision – located north of 7th Street and east of
Congdon Ave, in Grand Island, in Hall County, Nebraska. (2 Lots and 3.063
acres).
9.Final Plat – Thesenvitz Subdivision – located north of Schimmer Drive and
west of 130th Rd., in Hall County, Nebraska. (1 Lot and 3.03 acres).
10.Final Plat – A & A Woit Subdivision – located north of Schimmer Drive and
west of 90th Rd., in Hall County, Nebraska. (1 Lot and 2.06 acres).
11.Directors Report
12.Next Meeting February 3, 2016
13. Adjourn
PLEASE NOTE: This meeting is open to the public, and a current agenda is
on file at the office of the Regional Planning Commission, located on the
second floor of City Hall in Grand Island, Nebraska.
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Hall County Regional Planning
Commission
Wednesday, January 6, 2016
Regular Meeting
Item E1
Meeting Minutes
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 1/6/2016 Page 6 / 62
THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
December 2, 2015
The meeting of the Regional Planning Commission was held Wednesday, December 2, 2015 in
the Council Chambers - City Hall – Grand Island, Nebraska. Notice of this meeting appeared
in the "Grand Island Independent" November 21, 2015.
Present: Pat O’Neill Carla Maurer
Derek Apfel Mark Haskins
Les Ruge Greg Robb
Dean Kjar John Hoggatt
Jaye Monter
Absent: Jerry Huismann, Dean Sears. Terry Connick
Other:
Staff:Chad Nabity, Rose Rhoads
Press:
1.Call to order.
Chairman O’Neill called the meeting to order at 6:00 p.m.
O’Neill stated that this was a public meeting subject to the open meetings laws of the
State of Nebraska. He noted that the requirements for an open meeting are posted on
the wall in the room and easily accessible to anyone who may be interested in reading
them.
O’Neill also noted the Planning Commission may vote to go into Closed Session on
any Agenda Item as allowed by State Law.
The Commission will discuss and may take action on any item listed on this agenda.
Grand Island Regular Meeting - 1/6/2016 Page 7 / 62
The order of items on the agenda may be reorganized by the Chair to facilitate the flow
of the meeting to better accommodate the public.
2. Minutes of November 4, 2015 meeting.
A motion was made by Ruge and seconded by Haskins to approve the Minutes
of the November 4, 2015 meeting.
The motion carried with 9 members present and all voting in favor (O’Neill,
Ruge, Maurer, Kjar, Robb, Haskins, Hoggatt, Apfel and Monter) and no
member abstaining.
3.Request Time to Speak.
Ron DePue, 308 N Locust St, Grand Island NE #4.
4.Public Hearing – Concerning an application for rezone located in the 2 mile
jurisdiction of the City of Grand Island, in Hall County, Nebraska. (C-05-2016GI)
O’Neill opened the Public Hearing.
Nabity explained this request was to rezone approximately 12 acres of land south of
Airport Road and east of St. Paul Road from TA Transitional Agriculture to M2
Heavy Manufacturing. The property was formerly a rendering plant. The owners
have accepted an offer on the property that is contingent on rezoning this property
to allow a shooting sports store and indoor range. The M2 zoning district would
permit those uses.
Ron DePue spoke briefly on the rezone.
O’Neill closed the Public Hearing.
A motion was made by Apfel and seconded by Ruge to approve the Rezone
request as presented.
The motion carried with 9 members present and all voting in favor (O’Neill,
Ruge, Maurer, Kjar, Robb, Haskins, Hoggatt, Apfel and Monter) and no
member abstaining.
5.Public Hearing – Concerning the Wood River Comprehensive Plan, for the
City of Wood River. (C-06-2016WR)
O’Neill opened the Public Hearing.
Nabity stated the City of Wood River has contracted with Hanna:Keelan Associates to
prepare and update the Comprehensive Development Plan and zoning ordinance for the
City of Wood River. The planners from Hanna:Keelan, along with a steering
committee of Wood River residents, have completed the planning process and
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presented the Comprehensive Plan update to the Wood River City Council. On
Tuesday November 17, 2015 the Wood River City Council forwarded the attached plan
for Wood River to the Hall County Regional Planning Commission for their review and
recommendation.
O’Neill closed the Public Hearing.
A motion was made by Hoggatt and seconded by Apfel to approve the Wood
River Comp Plan as presented.
The motion carried with 9 members present and all voting in favor (O’Neill,
Ruge, Maurer, Kjar, Robb, Haskins, Hoggatt, Apfel and Monter) and no
member abstaining.
6.Final Plat – Ramblin’ Rose Subdivision – located north of White Cloud Road
and west of NE Hwy 11, in Hall County, consisting of 1 lot and 3.21 acres.
7.Final Plat – Graf Acres Subdivision – located south of Lepin Road east of Buffalo
Road, in Hall County, consisting of 1 lot and 5.483 acres.
A motion was made by Haskins and seconded by Kjar to approve the plats as presented.
The motion carried with 9 members present and voting in favor (Kjar, Hoggatt, Apfel,
Maurer, Robb, O’Neill, Haskins, Ruge and Monter) and no member present abstaining.
8.Directors Report.
9.Next Meeting January 6, 2016
10.Adjourn
Chairman Pat O’Neill adjourned the meeting at 6:30 p.m.
___________________________________________
Leslie Ruge, Secretary
By Rose Rhoads
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Hall County Regional Planning
Commission
Wednesday, January 6, 2016
Regular Meeting
Item F1
Rezone
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 1/6/2016 Page 10 / 62
Agenda Item # 4
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
December 23, 2015
SUBJECT:Zoning Change (C-07-2016GI)
PROPOSAL:To rezone approximately 28.266 acres of land north of U.S. Highway 34
and east of Locust Street from TA Transitional Agriculture and B2-AC General Business
with an Arterial Commercial Overlay to LLR Large Lot Residential and B2-AC General
Business with an Arterial Commercial Overlay. This is the location of the Vanosdall Ball
Fields, a private residence and a small lake. Rezoning this property as proposed would
allow the owner to subdivide the property into 3 lots as proposed with Vanosdall Second
Subdivision, also under consideration at this meeting.
OVERVIEW:
Site Analysis
Current zoning designation:TA – Transitional Agriculture
B2-AC General Business with and Arterial
Commercial Overlay
Permitted and conditional uses:TA Agricultural uses including: raising of livestock,
but not confined feeding, raising crops,
greenhouses and nurseries and residential uses up
to a density of 1 unit per 20 acres. Minimum lot size
20 acres. B2-Residential uses at a density of up to
43 units per acre, a variety of commercial, retail,
office and service uses. AC- An overlay district that
was created after the 1980 tornadoes to increase
the landscaping and limit outdoor sales in along
South Locust.
Comprehensive Plan Designation:Designated for future development as low to
medium density residential from the south edge of
the lake to the north property line and highway
commercial from the south edge of the lake to U.S.
Highway 34. (See the attached future land use
map)
Existing land uses.Vacant (Formerly Ball Field Complex) and Single
Family Residence
Proposed Zoning Designation B2-AC General Business with and Arterial
Commercial Overlay -.
LLR-Large Lot Residential - Agricultural uses,
recreational uses and residential uses at a density
of 2 dwelling units per acre with 25% coverage.
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Adjacent Properties Analysis
Current zoning designations:North: LLR- Large Lot Residential and B2-AC
General Business with an Arterial Commercial
Overlay
East TA- Transitional Agriculture,
West: B2-AC General Business with an Arterial
Commercial Overlay
South: CD-Commercial Development Zone
Permitted and conditional uses:TA Agricultural uses including: raising of livestock,
but not confined feeding, raising crops,
greenhouses and nurseries and residential uses up
to a density of 1 unit per 20 acres. Minimum lot size
20 acres. LLR –- Agricultural uses, recreational
uses and residential uses at a density of 2 dwelling
units per acre with 25% coverage. B2-Residential
uses at a density of up to 43 units per acre, a
variety of commercial, retail, office and service
uses. AC- An overlay district that was created after
the 1980 tornadoes to increase the landscaping
and limit outdoor sales in along South Locust. CD a
variety of commercial, retail, office and service uses
with development permitted as outlined in the
development agreement, no residential uses.
Comprehensive Plan Designation:North: Designated for Low to Medium Density
Residential.
West: Designated for General and Highway
Commercial
East: Designated for Medium Density Residential
to Office
South: Designated for Highway Commercial
Existing land uses:North Lake front residential on very large lots
South: Walmart
East: Residential and Farm Ground
West: Hotels and vacant property owned by CRA
(formerly The Desert Rose)
EVALUATION:
Positive Implications:
Consistent with the City’s Comprehensive Land Use Plan: The subject property is
designated for a combination of Commercial and Residential uses
Would allow for additional development at this key intersection on the entrance to
Grand Island: This would allow the property owners to develop this site.
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Consistent with existing uses: This change is consistent with the existing uses in the
area.
Negative Implications:
None foreseen.
Other Considerations
The this property is already intended for possible commercial and residential uses as
shown below on the Future Land Use Map for the City of Grand Island.
Future Land Use Map of the Area as approved in the Grand Island Comprehensive Plan
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RECOMMENDATION:
That the Regional Planning Commission recommend that the Grand Island City
Council change the zoning on this site from B2-AC General Business with an Arterial
Commercial Overlay and TA-Transitional Agriculture to B2-AC General Business
with an Arterial Commercial Overlay and LLR Large Lot Residential as requested
and shown on the attached map.
___________________ Chad Nabity AICP, Planning Director
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December 18, 2015
Dear Members of the Board:
RE: Rezoning – Concerning the rezone of Proposed Vanosdall Second
Subdivision from B2-AC General Business - Arterial Commercial Overlay Zone &
TA – Transitional Agricultural to LLR Large Lot Residential for Lots 1 & 2 and B2-AC
General Business - Arterial Commercial Overlay Zone for Lot 3, in the City of Grand
Island, Hall County, Nebraska.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a rezone request to the Grand Island Zoning Map from B2-AC
General Business - Arterial Commercial Overlay Zone & TA – Transitional
Agricultural to LLR Large Lot Residential for Lots 1 & 2 and B2-AC General
Business - Arterial Commercial Overlay Zone for Lot 3. As shown on the enclosed
map.
You are hereby notified that the Regional Planning Commission will consider this
zoning change at the next meeting that will be held at 6:00 p.m. on January 6, 2016
in the Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
cc: City Clerk
City Attorney
City Public Works
City Building Department
City Utilities
This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126.
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Hall County Regional Planning
Commission
Wednesday, January 6, 2016
Regular Meeting
Item F2
Zoning Amendments
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 1/6/2016 Page 19 / 62
Agenda Item #5
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
December 23, 2015
SUBJECT:
Adoption of Amendments to Zoning Regulations for the City of Grand Island, Nebraska.
Changes are being proposed to the Definitions Section 36-8 (R) and Supplemental
Regulations Section 36-96 (C-08-2016GI)
PROPOSAL:
Changes were made in February of 2009 to the Definitions section of the Zoning
Regulations to specify the minimum requirements necessary for a Recreational Vehicle
Pad and Recreational Vehicle (RV) Park. These regulations were put in place in
anticipation of RV Parks built to serve the Nebraska State Fair. To date, the only RV Park
that has been built to serve the fair is on the grounds of Fonner Park. That park has been
developed with water and sewer extended to all of the planned RV Pads but the required
paving and parking has not been completed. Based on the usage of those stalls it does not
appear that they are needed at this time. The proposed changes would permit the sites
that have been fully developed (including paving) to be used year round to serve the
grounds and the community and would permit those sites without paving to be used for
short term events like the State Fair. This would bring the campground at Fonner Park
into full compliance with the regulations and permitting.
Recreational Vehicle Pad: a space for parking a recreational vehicle within a campground or other
allowed place consisting of no less than 800 square feet with a minimum width of 12 feet. Improvements
included within the pad space include 1 hard surfaced improved parking space of not less than 180 square
feet (20 x 9 or 18 x 10) and 2 hard surfaced improved parallel tire pads of not less than 2.5 feet by 24 feet.
Recreational Vehicle (RV) Park shall mean a tract of land upon which two or more recreational vehicle
sites are located, established, or maintained for occupancy by recreational vehicles of the general public as
temporary living quarters for recreation or vacation purposes by campers, vacationers, or travelers. A
Recreational vehicle park on tract of land in excess of 20 acres used for seasonal events of not more than
14 consecutive days in duration may provide overflow pads not to exceed 25% of the Recreational Vehicle
Pads provided in compliance with the required improvements. Overflow pads shall be allowed without the
required improvements.
In reviewing plans for parking Grand Island Building Department staff has identified a
section of the Off-Street Parking Requirements in chapter 36 that could lead to some
confusion and conflict with design standards adopted for the streets under other sections
of the City Code. In order to eliminate confusion the following edits to subparagraph G
are suggested. The edits as proposed would still require approval by the Grand Island
Public Works Director for all curb cuts but would not impose limitations that may or may
not be relevant.
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§36-96. Off-Street Parking Requirements
(A) Purposes:
(1) It is the intent of this section that all buildings and uses shall provide off-street parking and
loading facilities in a minimum amount as required herein to meet the needs of such buildings and uses
on private property and under the same ownership as such buildings or uses. The accommodations may
consist of lots, garages, or other buildings, and accessories; they may be surface facilities or facilities
above or under the ground.
(2) It is the further intent of this section that all off-street parking and loading spaces and facilities
shall be sited and built according to the requirements contained in this section, and shall require an
application for and issuance of a building permit pursuant to §8-22.
(B) Application. Each building or use hereafter constructed, and each addition to or altered building or use
shall be provided with off-street parking and loading spaces as required herein. Each off-street parking
space or loading facility and space hereafter constructed, upon proper application and permit being granted
shall be sited and constructed pursuant to the requirements of this section. No application for a building
permit for such building, addition, alteration, or use shall be approved unless accompanied by a plot plan
showing the location and amount of off-street parking and loading spaces as required herein for the existing
or proposed building or use and including all such additions or alterations. No occupancy or use permit
shall be issued unless the required parking and loading facilities shall have been provided in accordance
with the approved plot plan. Requirements shall be applicable to all zones and districts but not to include
the following business districts or tracts of land as identified below:
(1) Central Business District as identified and described in Chapter 13 of this code as the Downtown
Improvement and Parking District No. 1.
(2) Fourth Street Business District. Beginning at the intersection of Eddy Street and the alley in the
block between Fourth and Fifth Streets; thence easterly on the alley to the intersection of the alley with
Sycamore Street; thence southerly on Sycamore Street to 100 feet south of the south right-of-way line
of North Front Street; thence westerly on the aforesaid line to its intersection with Eddy Street; thence
northerly on Eddy Street to the point of beginning.
(3) Tracts of land ten acres or more used for seasonal events (one event every three months) of not
more than fourteen consecutive days in duration and a minimum of fourteen days between events.
(C) Area and Computation: An off-street parking space shall be of appropriate dimensions of not less than
180 square feet exclusive of access or maneuvering area, ramps, columns, etc., and shall have a vertical
clearance of not less than seven feet. An off-street loading space shall be of appropriate dimensions of not
less than 360 square feet exclusive of access or maneuvering area, ramps, columns, etc., and shall have a
vertical clearance of not less than fourteen feet. When determination of the number of off-street parking or
loading spaces required by this chapter results in a requirement of a fractional space, any fraction of one-
half or less may be disregarded while a fraction in excess of one-half shall be counted as one parking space.
(D) Location: All off-street parking spaces shall be on the same lot as the building or within 300 feet of
the lot. Permanent off-street parking spaces shall not be permitted within the required front yard setback,
provided, however, that for a building containing three dwelling units or less, one space per unit may be
placed within the front yard setback if such space is not directly in front of the building excluding garages
or carports. Parking facilities located separate from the building or use as listed shall have a substantial
portion of same within a specified distance of the building or use which it serves. All off-street loading
spaces shall be on the same lot as the building or use served.
(E) Collective Facilities: Off-street parking facilities for separate or mixed buildings or uses may be
provided collectively so long as the total number of spaces is not less than the sum of the separate required
spaces, and provided further, that the requirement concerning location of such facility with respect to
distance from the building or use served shall be complied with. In order to eliminate a multiplicity of
entrances and exits and diminish traffic hazards to conserve space where space is at a premium and to
promote orderly development generally, the city council is hereby authorized to plan and group parking
facilities collectively for a number of businesses in a given area, and especially in the central business
district, in such a manner as to obtain a maximum of efficiency and capacity in parking and traffic
movement.
(F) Employee Parking: Parking spaces required on an employee basis shall be based on the maximum
number of employees on duty on the premises at any one time.
(G) Design Standards. All off-street parking and loading facilities shall be designed with appropriate
means of vehicular access to a street or alley and contain adequate and safe maneuvering areas. No
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driveway or curb cuts shall exceed twenty-six feet in width in residential districts, or thirty-five feet in
width in business or industrial/manufacturing districts, and Detailed plans shall be submitted to the public
works director for approval of all curb cuts or driveway openings before a permit may be obtained therefor.
No signs shall be displayed except such signs as required for the orderly use of the facilities. All facilities
shall be provided with a permanent type, dust-free surface meaning asphaltic cement concrete, Portland
cement concrete, or paving brick.
All parking lots containing five or more parking spaces, which are within 30 feet of property occupied by
a residential use in a Large Lot Residential Zoning District or of property within a Suburban Residential
Zoning District, Low Density Residential Zoning District, Medium Density Residential Zoning District,
High Density Residential Zoning District or Residential Development Zoning District, shall provide a
sight-obscuring fence or screen not less than six feet nor more than eight feet in height along the boundary
of the parking lot adjacent to such districts. No fence or screen shall be required between abutting parking
lots or adjacent to an alley. The height of any fence or screen shall be subject to other restrictions provided
by the City Code.
(H) Maintenance: The parking and loading facilities required by this section shall be provided and
maintained so long as the use exists which the facilities are designed to serve. Reasonable precautions must
be taken by the owners of particular uses to assure the use of the parking facilities only by the employees or
the social or business visitors of the premises for which the facilities are provided. The facilities must be so
designed and maintained as not to constitute a nuisance at any time and must not be used in such a manner
as to constitute a hazard or unreasonable impediment to traffic.
(I) Reduction of Number of Spaces: Off-street parking or loading facilities shall not be reduced in total
extent, after their provision required hereunder, except upon the approval of the Board of Adjustment, and
then only after proof that the parking or loading spaces are no longer required by reason of a change in use
of the premises of which the facilities are adjunct.
(J) Requirement for Uses Not Listed: For any use not listed, the Board of Adjustment shall determine the
proper requirement by classifying the proposed use among the uses specified herein so as to assure equal
treatment.
(K) Administration and Enforcement: The off-street parking and loading provisions of this section shall be
administered by the zoning official and enforced by the chief building official, who shall also serve in
advisory capacity to the city council on matters relative to any phase of such provisions.
(L) Penalty for Violation: The provisions of parking and loading facilities as required by this section shall
be a continuing obligation of the owner or sponsor of a given building or use so long as the building or use
is in existence and so long as parking and loading facilities are required hereunder in connection therewith,
and it shall be unlawful to discontinue, change, or dispense with such facilities without establishing
alternate facilities that meet the requirements herein. Penalty provisions applicable to this chapter as a
whole shall apply to the violations of these provisions. In addition, at such time as the facilities required
hereunder shall fail to continue to be available for the purpose, the building permit for the structures to
which the facilities are adjunct and the use or occupancy permits issued for the premises shall be canceled
and become null and void.
OVERVIEW:
The proposed changes are minor amendments intended to avoid confusion between
differing portion of the City Code or to clarify and allow existing situations.
The Planning Commission will hold a public hearing at this meeting and can make
recommendations on the proposed changes.
RECOMMENDATION:
That the Planning Commission recommend approval of the proposed changes to the
Grand Island City Council.
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___________________ Chad Nabity AICP, Planning Director
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Recreational Facility shall mean facilities for the use by the public for passive and active recreation
including tennis, handball, racquetball, basketball, track and field, jogging, baseball, soccer, skating, swimming, or
golf. This shall include country clubs and athletic clubs, but not facilities accessory to a private residence used only
by the owner and guests, nor arenas or stadiums used primarily for spectators to watch athletic events. In addition,
recreational facilities shall mean museums, amphitheaters, race tracks (including all motor powered vehicles) and
wildlife conservation areas (used for public viewing), and theme parks.
Recreational Vehicle (RV) shall mean a vehicular unit less than forty (40) feet in overall length, eight (8)
feet in width, or twelve (12) feet in overall height, primarily designed as a temporary living quarters for recreational
camping or travel use having either its own power or designed to be mounted on or drawn by a motor vehicle.
Recreational vehicle includes motor home, truck camper, travel trailer, camping trailer, and fifth wheel.
Recreational Vehicle Pad: a space for parking a recreational vehicle within a campground or other
allowed place consisting of no less than 800 square feet with a minimum width of 12 feet. Improvements included
within the pad space include 1 hard surfaced improved parking space of not less than 180 square feet (20 x 9 or 18 x
10) and 2 hard surfaced improved parallel tire pads of not less than 2.5 feet by 24 feet.
Recreational Vehicle (RV) Park shall mean a tract of land upon which two or more recreational vehicle
sites are located, established, or maintained for occupancy by recreational vehicles of the general public as
temporary living quarters for recreation or vacation purposes by campers, vacationers, or travelers. A Recreational
vehicle park on tract of land in excess of 20 acres used for seasonal events of not more than 14 consecutive days in
duration may provide overflow pads not to exceed 25% of the Recreational Vehicle Pads provided in compliance
with the required improvements. Overflow pads shall be allowed without the required improvements.
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Hall County Regional Planning
Commission
Wednesday, January 6, 2016
Regular Meeting
Item F3
Blight Study
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 1/6/2016 Page 25 / 62
1
Agenda Item # 6
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
December 23, 2015
SUBJECT:CRA Blight Study (Proposed CRA Area 19) C-09-2016GI
PROPOSAL: Attached is a copy of a Substandard and Blight Study as prepared by Marvin
Planning Consultants entitled “Grand Island NE, Blighted and Substandard Study Area 19”. This
area as defined by the study will be referred to as Community Redevelopment Authority (CRA)
Area 19. The study as prepared and submitted indicates that this property could be considered
substandard and blighted. This only includes property that is located within the municipal limits of
Grand Island. The study as presented shows that this property meets the criteria to be declared
blighted and substandard of its own accord. If the Planning Commission does not make a
recommendation within 30 days Council can proceed with a decision on the declaration without
recommendation from Planning Commission.
OVERVIEW
The Statutory authority and direction to the Planning Commission is referenced below to explain the
Planning Commission purpose in reviewing the study:
Section 18-2109
Redevelopment plan; preparation; requirements.
An authority shall not prepare a redevelopment plan for a redevelopment project area unless
the governing body of the city in which such area is located has, by resolution adopted after
a public hearing with notice provided as specified in section 18-2115, declared such area to
be a substandard and blighted area in need of redevelopment. The governing body of the city
shall submit the question of whether an area is substandard and blighted to the planning
commission or board of the city for its review and recommendation prior to making its
declaration. The planning commission or board shall submit its written recommendations
within thirty days after receipt of the request. Upon receipt of the recommendations or after
thirty days if no recommendation is received, the governing body may make its declaration.
~Reissue Revised Statutes of Nebraska
The attached study does not include a redevelopment plan. If this study is approved subsequent
action will be necessary by both the Planning Commission and the City Council prior to any action
involving Tax Increment Financing or the expenditure of tax dollars from the CRA budget within
this area.
It is appropriate for the planning commission in conducting its review and considering its
recommendation regarding the substandard and blighted designation to:
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1.review the study,
2.take testimony from interested parties,
3.make findings of fact, and
4.Include those findings of fact as part of its recommendation to Council.
Blighted and Substandard Defined
The terms blighted and substandard have very specific meanings within the context of the
Community Redevelopment Statutes. Those terms as defined by Statute are included below:
Section 18-2103
Terms, defined.
For purposes of the Community Development Law, unless the context otherwise requires:
(10) Substandard areas shall mean an area in which there is a predominance of buildings or
improvements, whether nonresidential or residential in character, which, by reason of
dilapidation, deterioration, age or obsolescence, inadequate provision for ventilation, light, air,
sanitation, or open spaces, high density of population and overcrowding, or the existence of
conditions which endanger life or property by fire and other causes, or any combination of such
factors, is conducive to ill health, transmission of disease, infant mortality, juvenile delinquency,
and crime, (which cannot be remedied through construction of prisons), and is detrimental to
the public health, safety, morals, or welfare;
(11) Blighted area shall mean an area, which (a) by reason of the presence of a substantial
number of deteriorated or deteriorating structures, existence of defective or inadequate street
layout, faulty lot layout in relation to size, adequacy, accessibility, or usefulness, insanitary or
unsafe conditions, deterioration of site or other improvements, diversity of ownership, tax or
special assessment delinquency exceeding the fair value of the land, defective or unusual
conditions of title, improper subdivision or obsolete platting, or the existence of conditions
which endanger life or property by fire and other causes, or any combination of such factors,
substantially impairs or arrests the sound growth of the community, retards the provision of
housing accommodations, or constitutes an economic or social liability and is detrimental to the
public health, safety, morals, or welfare in its present condition and use and (b) in which there is
at least one of the following conditions: (i) Unemployment in the designated area is at least one
hundred twenty percent of the state or national average; (ii) the average age of the residential
or commercial units in the area is at least forty years; (iii) more than half of the plotted and
subdivided property in an area is unimproved land that has been within the city for forty years
and has remained unimproved during that time; (iv) the per capita income of the area is lower
than the average per capita income of the city or village in which the area is designated; or (v)
the area has had either stable or decreasing population based on the last two decennial
censuses. In no event shall a city of the metropolitan, primary, or first class designate more than
thirty-five percent of the city as blighted, a city of the second class shall not designate an area
larger than fifty percent of the city as blighted, and a village shall not designate an area larger
than one hundred percent of the village as blighted;
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~Reissue Revised Statutes of Nebraska
ANALYSIS-Blight and Substandard Study
The following findings are copied directly from the Study. The analysis of the substandard and
blighted factors is conducted on pages 5 to 16 of the study.
FINDINGS FOR GRAND ISLAND
Study Area 19 has several items contributing to the Blight and Substandard Conditions. These
conditions include:
Blighting Summary
These conditions are contributing to the blighted conditions of the study area.
Average age of structures is over 40 years of age
o Within the Study Area 50.0% of the structures meet the criteria of 40 years of age or older.
Substantial number of deteriorating structures
o Within the study are 100.0% of the structures were deemed to be in a deteriorated state or worse.
Deterioration of site or other improvements
o No sidewalk leading to, on, or adjacent to this site.
o 100% of the surrounding drainage is rural section.
o Drainage of existing site is difficult based upon the existing topography.
Faulty Lot Layout
o Accessibility to some lots is currently a problem.
Insanitary or Unsafe Conditions
o Lack of sidewalk in the Study Area.
o Deteriorated structure.
o Unsecured site which contains a dangerous and dilapidated structure.
o Vacant property.
Dangerous conditions to life or property due to fire or other causes
o Dilapidated structure on site with broken glass and materials loose or missing allowing individuals or animals
excess.
o Lack of sidewalk within the Study Area
o Sand pit lake to the north of the site.
Combination of factors which are impairing and/or arresting sound growth
o Lack of good access to the site.
o Access to sanitary sewer
o Access to water
o Existing Blighted and Substandard Area 2
o Sand pit lake to the north
Stable or decreasing population based on the last two decennial censuses
o The population of the Study Area has remained stable over the past 22 years.
The other criteria for Blight were not present in the area, these included:
Improper Subdivision or obsolete platting
Diversity of Ownership
Defective/Inadequate street layouts,
Tax or special assessment delinquency exceeding fair value of the land.
Defective or unusual condition of title,
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Unemployment in the designated area is at least 120% of the state or national average.
One-half of unimproved property is over 40 years old.
The per capita income of the area is lower than the average per capita income of the city or village in which the area
is designated.
These issues were either not present or were limited enough as to have little impact on the overall condition of the study
area.
Substandard Summary
Nebraska State Statute requires that “…an area in which there is a predominance of buildings or improvements, whether
nonresidential or residential in character, which, by reason of dilapidation, deterioration, age or obsolescence,
inadequate provision for ventilation, light, air, sanitation, or open spaces, high density of population and overcrowding,
or the existence of conditions which endanger life or property by fire and other causes, or any combination of such
factors, is conducive to ill health, transmission of disease, infant mortality, juvenile delinquency, and crime, (which
cannot be remedied through construction of prisons), and is detrimental to the public health, safety, morals, or
welfare;”
This Study Area in Grand Island meets the defintion of Substandard as defined in the Revised Nebraska State Statutes.
FINDINGS FOR GRAND ISLAND BLIGHT STUDY AREA #19
Blight Study Area #19 has several items contributing to the Blight and Substandard Conditions. These conditions
include:
Blighted Conditions
Average age of structures is over 40 years of age
Substantial number of deteriorated or deteriorating structures
Deterioration of site or other improvements
Faulty Lot Layout
Insanitary and Unsafe Conditions
Combination of factors which are impairing and/or arresting sound growth
Stable or decreasing population based on the last two decennial censuses
Substandard Conditions
Average age of the structures in the area is at least forty years
Dangerous conditions to life or property due to fire or other causes
Based on the study these areas meet the thresholds to qualify as blighted and substandard.
Tax increment financing would potentially be available for redevelopment projects on any of the
property included in the study.
RECOMMENDATION:
Blight and Substandard Designation
Planning Commission staff is recommending consideration of the following questions as a starting
point in the analysis of this Study and in making a recommendation on the question of whether the
property in question is blighted and substandard.
Recommend Questions for Planning Commission
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Does this property meet the statutory requirements to be considered blighted and
substandard? (See the prior statutory references.)
Are the blighted and substandard factors distributed throughout the Redevelopment Area, so
basically good areas are not arbitrarily found to be substandard and blighted simply because
of proximity to areas which are substandard and blighted? Is development of adjacent
property necessary to eliminate blighted and substandard conditions in the area?
Is public intervention appropriate and/or necessary for the redevelopment of the area?
Will a blight declaration increase the likelihood of development/redevelopment in the near
future and is that in the best interest of the City?
What is the policy of the City toward increasing development and redevelopment in this area
of the City?
Findings of fact must be based on the study and testimony presented including all written
material and staff reports. The recommendation must be based on the declaration, not based on
any proposed uses of the site. All of the testimony, a copy of the study and this memo along
with any other information presented at the hearing should be entered into the record of the
hearing.
If the Regional Planning Commission concludes that the area in question meets the definition of
blighted and substandard and supports such conclusion with findings of fact they should move to
recommend approval of the declaration as blighted and substandard based on the facts presented
and identified at this meeting.
If the Regional Planning Commission concludes that the area in question does not meet the
definition of blighted and substandard and supports such conclusions with findings of fact, they
should move to recommend denial of the declaration as blighted and substandard based on the
facts identified.
___________________ Chad Nabity AICP, Planning Director
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Grand Island, Nebraska
Blight and Substandard Study - Area 19
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Blight and Substandard Study
City of Grand Island, Nebraska • December 2015 Page 1
PURPOSE OF THE BLIGHT AND SUBSTANDARD STUDY
The purpose of completing this Blight and Substandard study is to examine existing conditions
within a specific part of Grand Island. This study has been commissioned by the Mark Otto in
order to analyze the possibility of declaring the area as blighted and substandard.
The City of Grand Island, when considering conditions of Blight and Substandard, will be looking
at those issues and definitions provided for in the Nebraska Community Redevelopment Law as
found in Chapter 18, Section 2104 of the Revised Nebraska State Statutes, as follows:
“The governing body of a city, to the greatest extent it deems to be feasible in
carrying out the provisions of Sections 18-2101 to 18-2144, shall afford maximum
opportunity, consistent with sound needs of the city as a whole, to the rehabilitation
or redevelopment of the community redevelopment area by private enterprises. The
governing body of a city shall give consideration to this objective in exercising its
powers under sections 18-2101 to 18-2144, including the formulation of a workable
program, the approval of community redevelopment plans consistent with the
general plan for the development of the city, the exercise of its zoning powers, the
enforcement of other laws, codes, and regulations relating to the use and
occupancy of buildings and improvements, the disposition of any property acquired,
and providing of necessary public improvements”.
The Nebraska Revised Statutes §18-2105 continues by granting authority to the governing body
for formulation of a workable program. The statute reads,
“The governing body of a city or an authority at its direction for the purposes of the
Community Development Law may formulate for the entire municipality a workable
program for utilizing appropriate private and public resources to eliminate or prevent
the development or spread of urban blight, to encourage needed urban
rehabilitation, to provide for the redevelopment of substandard and blighted areas,
or to undertake such of the aforesaid activities or other feasible municipal activities
as may be suitably employed to achieve the objectives of such workable program.
Such workable program may include, without limitation, provision for the prevention
of the spread of blight into areas of the municipality which are free from blight
through diligent enforcement of housing, zoning, and occupancy controls and
standards; the rehabilitation or conservation of substandard and blighted areas or
portions thereof by replanning, removing congestion, providing parks, playgrounds,
and other public improvements by encouraging voluntary rehabilitation and by
compelling the repair and rehabilitation of deteriorated or deteriorating structures;
and the clearance and redevelopment of substandard and blighted areas or
portions thereof.”
Blight and Substandard are defined as the following:
“Substandard areas means an area in which there is a predominance of buildings or
improvements, whether nonresidential or residential in character, which, by reason of
dilapidation, deterioration, age or obsolescence, inadequate provision for
ventilation, light, air, sanitation, or open spaces, high density of population and
overcrowding, or the existence of conditions which endanger life or property by fire
and other causes, or any combination of such factors, is conducive to ill health,
transmission of disease, infant mortality, juvenile delinquency, and crime, (which
cannot be remedied through construction of prisons), and is detrimental to the
public health, safety, morals, or welfare;”
“Blighted area means an area, which (a) by reason of the presence of a substantial
number of deteriorated or deteriorating structures, existence of defective or
inadequate street layout, faulty lot layout in relation to size, adequacy, accessibility,
or usefulness, insanitary or unsafe conditions, deterioration of site or other
improvements, diversity of ownership, tax or special assessment delinquency
exceeding the fair value of the land, defective or unusual conditions of title,
improper subdivision or obsolete platting, or the existence of conditions which
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City of Grand Island, Nebraska • December 2015 Page 2
endanger life or property by fire and other causes, or any combination of such
factors, substantially impairs or arrests the sound growth of the community, retards
the provision of housing accommodations, or constitutes an economic or social
liability and is detrimental to the public health, safety, morals, or welfare in its present
condition and use and (b) in which there is at least one of the following conditions: (i)
Unemployment in the designated area is at least one hundred twenty percent of the
state or national average; (ii) the average age of the residential or commercial units
in the area is at least forty years; (iii) more than half of the plotted and subdivided
property in an area is unimproved land that has been within the city for forty years
and has remained unimproved during that time; (iv) the per capita income of the
area is lower than the average per capita income of the city or village in which the
area is designated; or (v) the area has had either stable or decreasing population
based on the last two decennial censuses. In no event shall a city of the
metropolitan, primary, or first class designate more than thirty-five percent of the city
as blighted, a city of the second class shall not designate an area larger than fifty
percent of the city as blighted, and a shall not designate an area larger than one
hundred percent of the as blighted;”
This Blight and Substandard Study is intended to give the Grand Island Community
Redevelopment Authority, Hall County Regional Planning Commission and Grand Island City
Council the basis for identifying and declaring Blighted and Substandard conditions existing
within the City’s jurisdiction. Through this process, the City and property owners will be
attempting to address economic and/or social liabilities which are harmful to the well-being of
the entire community.
The study area can be seen in Figure 1 of this report. The Redevelopment Plan portion of this
report will contain, in accordance with the law, definite local objectives regarding appropriate
land uses, improved traffic, public transportation, public utilities and other public improvements,
and the proposed land uses and building requirements in the redevelopment area and shall
include:
The boundaries defining the blighted and substandard areas in question (including existing
uses and conditions of the property within the area), and
A list of the conditions present which qualify the area as blighted and substandard.
BLIGHT AND SUBSTANDARD ELIGIBILITY STUDY
This study targets a specific area within an established part of the community for evaluation. The
area is indicated in Figure 1 of this report. The existing uses in this area includes what was once a
ball field location and a farm house within the corporate limits of Grand Island.
Through the redevelopment process the City of Grand Island can guide future development
and redevelopment throughout the area. The use of the Community Redevelopment Act by the
City of Grand Island is intended to redevelop and improve the area. Using the Community
Redevelopment Act, the City of Grand Island can assist in the elimination of negative conditions
and implement different programs/projects identified for the City.
The following is the description of the designated area within Grand Island.
Study Area
The Study consists of Lot 3 of Vanosdall 2nd Subdivision, as proposed and an adjacent property
described as Misc. Tracts PT S1/2 SW1/4 SW1/4 27-11-9 containing 11.94 acres.
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City of Grand Island, Nebraska • December 2015 Page 3
Figure 1
Study Area Map
Source: Marvin Planning Consultants 2015
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City of Grand Island, Nebraska • December 2015 Page 4
EEXXIISSTTIINNGG LLAANNDD UUSSEESS
The term “Land Use” refers to the developed uses in place within a building or on a specific
parcel of land. The number and type of uses are constantly changing within a community, and
produce a number of impacts either benefitting or detracting from the community. Because of
this, the short and long-term success and sustainability of the community is directly contingent
upon available resources utilized in the best manner given the constraints the City faces during
the course of the planning period. Existing patterns of land use are often fixed in older
communities and neighborhoods, while development in newer areas is often reflective of
current development practices.
Existing Land Use Analysis within Study Area
As part of the planning process, a survey was conducted through both in-field observations, as
well as data collection online using the Hall County Assessors website. This survey noted the use
of each parcel of land within the study area. These data from the survey are analyzed in the
following paragraphs.
TABLE 1: EXISTING LAND USE, GRAND ISLAND - 2015
Type of Use Acres Percent of
Developed land
within the Study
Area
Percent of
Study Area
Residential 1.2 100.0%10.1%
Single-family 1.2 100.0%10.1%
Multi-family 0 0.0%0.0%
Manufactured Housing 0 0.0%0.0%
Commercial 0 0.0%0.0%
Industrial 0.00 0.0%0.0%
Quasi-Public/Public 0 0.0%0.0%
Parks/Recreation 0 0.0%0.0%
Transportation 0.00 0.0%0.0%
Total Developed Land 1.2 100.0%
Vacant/Agriculture 10.74 89.9%
Total Area 11.94 100.0% Source: 2015 Grand Island Blight Study Area 19, Marvin Planning Consultants
Table 1 includes the existing land uses for the entire study area. The table contains the total
acres determined per land use from the survey; next is the percentage of those areas compared
to the total developed land; and finally, the third set of data compare the all land uses to the
total area within the Study Area.
The Study Area is predominately vacant but is attached to a property with an older farm house.
The vacant property at one point in the lands life was a ball field (the old concession stand and
game room still are on the property).
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Figure 2
Existing Land Use Map
Source: Marvin Planning Consultants, 2015
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City of Grand Island, Nebraska • December 2015 Page 6
FFIINNDDIINNGGSS OOFF BBLLIIGGHHTT AANNDD SSUUBBSSTTAANNDDAARRDD CCOONNDDIITTIIOONNSS EELLIIGGIIBBIILLIITTYY SSTTUUDDYY
This section of the study examines the conditions found in the study area. The Findings Section
will review the conditions based upon the statutory definitions.
CONTRIBUTING FACTORS
There were a number of conditions examined and evaluated in the field and online. There are a
number of conditions that will be reviewed in detail, on the following pages, while some of the
statutory conditions are not present.
Age of Structure
Age of structures can be a contributing factor to the blighted and substandard conditions in an
area. Statutes allow for a predominance of structures 40 years of age or older to be a
contributing factor regardless of their condition. The following paragraphs document the
structural age of the structures within the Study Area. Note the age of structure was determined
from the Appraisal data within the Hall County Assessor’s website data.
Within the study area there is a total of two primary structures. After researching the structural
age on the Hall County Assessor’s and Treasurer’s websites, the following breakdown was
determined:
1 (50.0%) units were determined to be 40 years of age or older
1 (50.0%) units were determined to be less than 40 years in age
The age of the structures would be a direct contributing factor.
Figure 3
Unit Age Map
Source: Marvin Planning Consultants, 2015
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Structural Conditions
Structural conditions were evaluated, structures were either rated as: Very Good, Good,
Average, or badly worn. The data and rating system comes from the Hall County Assessor’s
database and is the same database used to value properties in the area. The old concession
stand was evaluated by the planning team.
Based upon the data provided to the planning team, the following is the breakdown for
structures in the study area:
0 ( 0.0% ) structures rated as very good
0 ( 0.0%) structures rated as good
1 (50.0%) structures rated as average
1 (50.0%) structure rated as badly worn
Figure 4
Structural Conditions
Source: Marvin Planning Consultants, 2015
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Based upon these data, an assumption has been made that average condition and less would
constitute less than desirable conditions due to age and conditions. It is common that the older
a structure gets the more maintenance and upkeep are required in order to maintain a good or
higher condition. Even an average structure will show some signs of deteriorating which in turn
can become a dilapidated structure in the future if it is not addressed over time.
Due to the stated conditions found in the Hall County Assessor’s data, the condition of the
structure is a contributing factor.
Deterioration of Site or Other Improvements
Sidewalk Conditions
Sidewalks, regardless of the area and uses within a community, should provide a safe means of
movement for pedestrians. Sidewalks become increasingly more important along transportation
routes considered to be arterials and highways. A sidewalk allows for pedestrian movement
while keeping people off of heavily traveled streets.
The sidewalk conditions were analyzed in the Study Area. The sidewalks were rated on four
categories; adequate, deteriorating, dilapidating, and missing completely.
Figure 5
Sidewalk Conditions
Source: Marvin Planning Consultants, 2015
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Within the study area there is approximately 893 lineal feet of area where sidewalk could or
should be located. After reviewing the conditions in the field, the following is how the sidewalk
conditions breakdown within the study area:
0 (0.0%) lineal feet of adequate sidewalk
0 (0.0%) lineal feet of deteriorating sidewalk
893 (100.0%) lineal feet of no sidewalk.
There are no sidewalks present within the study area accessible to pedestrian traffic. Considering
the uses along US Highway 34 to the south there should be sidewalk in place.
Curb and Gutter
Curb and Gutters have a number of direct and indirect roles in neighborhoods. Their primary
functions is to be a barrier to collect and direct water to be drained away. On a secondary
level, they can help define where the streets start and stop, and they act as a physical barrier
between pedestrian and vehicular traffic.
Curb and gutter for the Study Area were examined similarily to sidewalks. The curb and gutter
were graded as either adequate, deteriorating, dilapidated, or missing.
Within the study area there is approximately 893 lineal feet of curb and gutter possible. After
reviewing the conditions in the field, the following is how the curb and gutter conditions
breakdown within the corporate limits:
0 (0.0%) lineal feet of adequate curb and gutter
0 (0.0%) lineal feet of deteriorating curb and gutter
893 (100.0%) lineal feet of no curb and gutter or rural section.
Figure 6
Curb and Gutter Conditions
Source: Marvin Planning Consultants, 2015
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In total, 100% of the curb and gutters are missing. See Figure 6 for the locations of these curb and
gutter. The area is designed for surface drainage as opposed to underground stormwater piping.
Due to the large amount of missing curb and gutter, the curb and gutter conditions would be a
direct contributing factor.
Drainage Conditions
Grand Island has a long history of drainage issues due to the extreme flatness of the area, as well
as the high water table. Topography and soils can have a major impact on how a given portion
of the city drains. The area designated in this Study Area is nearly flat or has an extremely small
slope.
The field survey examined the entire area for potential drainage problems.
Another item of note deals with the actual number of stormwater inlets in the study area. There
are no stormwater inlets within the entire study area. All of the water has to surface drain or be
absorbed into the soils.
Figure 7 is an existing topographic map from the City of Grand Island’s website. The map
confirms the flatness of the area along US Highway 34. The most common contours identified on
the map is the 1850 and 1855; however, they are separated by a great deal of distance.
The potential for standing water on this site is great. Standing water from poor drainage can be
a catalyst for health issues like West Nile due to the potential mosquito breeding during the
summer months.
Drainage also can be tied directly to the, curb and gutter conditions.
Figure 7
Topographic Map of Study Area
Source: City of Grand Island (topographic map) and Marvin Planning Consultants
Faulty Lot Layout
Faulty lot layout can lead to a number of issues including size of a lot, adequacy of the lot for the
use, accessibility to the lot and/or the usefulness of the lot. There are a number of factors to
examine within this particular study area.
Accessibility of the Lots
Currently the has two points of access. Both of these points are less than ideal. The first is a
shared access with the homeowner directly east of the primary property. The second is via an
easement granted by the Grand Island CRA through their adjacent property to reach this
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property. Accessibility to this area is greatly reduced due to the access management policy
along US Highway 34 by the Nebraska Department of Roads.
Figure 8
Topographic Map of Study Area
Source: Marvin Planning Consultants, 2015
Insanitary or Unsafe Conditions
There are a number of factors tending to fall under this category. The study area was found to
have several factors falling into insanitary and unsafe. The following will outline the conditions
found.
Deteriorated structure
The old concession stand on the largest parcel in this study is a considerable hazard. This building
is extremely bad condition and presents potential life threatening hazards if anyone were to
sneak onto the property.
CRA Easement
Shared
Access
Broken Glass –
Easy access to
dilapidated
structure
Open eave – easy access
to the roof structure
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Unsecured Areas
The primary parcel is currently unsecured and has the hazardous building as discussed in the
previous paragraph. Steps need to be taken to either secure the property or eliminate the
hazardous conditions.
Existence of Conditions endangering life or property due to fire or other causes
Located within the study area there are factors present that are a danger to life or property due
to fire or other causes. A number of these factors have been previously discussed in this report.
These factors include:
The presence of an extremely deteriorated and hazardous structure.
Proximity to a sand pit lake on the northern edge of the property.
Based upon the field analysis, there are sufficient elements present to meet the definition of
dangerous conditions within the Study Area.
Combination of factors which are impairing and/or arresting sound growth
Within this small study area there are a
number of factors that are impairing or
arresting sound growth. A couple of these
include:
The lack of good access to the site from
US Highway 34 and South Locust Street.
Access to sanitary sewer, closest sanitary
sewer connection is north of sandpit lake
(north of site). Sanitary sewer will need to
be run around the east end of the
sandpit lake to the site.
Access to water. Nearest water line is
across US Highway 34 on the Wal-Mart
property.
Existing Blight and Substandard Area 2
which is along South Locust Street. Area
19 would likely have been included in
Area 2 if it had been in the corporate
limits at the time Area 2 was completed.
Sand pit lake to the north.
Based upon the review of the area, there
are sufficient elements present to meet the
definition of combination of factors which are impairing and/or arresting sound growth within
the Study Area.
Dilapidated
Concession Stand
No perimeter security
fence – easy access to
dilapidated structure
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Stable or decreasing population based on the last two decennial censuses
Over the past 20 years the population within the study area has been stable. The population
within the Study Area has had limited population for the past two decennial censuses. Therefore,
it meets the criteria for a stable or decreasing population.
Blighting Summary
These conditions are contributing to the blighted conditions of the study area.
Average age of structures is over 40 years of age
o Within the Study Area 50.0% of the structures meet the criteria of 40 years of age or older.
Substantial number of deteriorating structures
o Within the study are 100.0% of the structures were deemed to be in a deteriorated state
or worse.
Deterioration of site or other improvements
o No sidewalk leading to, on, or adjacent to this site.
o 100% of the surrounding drainage is rural section.
o Drainage of existing site is difficult based upon the existing topography.
Faulty Lot Layout
o Accessibility to some lots is currently a problem.
Insanitary or Unsafe Conditions
o Lack of sidewalk in the Study Area.
o Deteriorated structure.
o Unsecured site which contains a dangerous and dilapidated structure.
o Vacant property.
Dangerous conditions to life or property due to fire or other causes
o Dilapidated structure on site with broken glass and materials loose or missing allowing
individuals or animals excess.
o Lack of sidewalk within the Study Area
o Sand pit lake to the north of the site.
Combination of factors which are impairing and/or arresting sound growth
o Lack of good access to the site.
o Access to sanitary sewer
o Access to water
o Existing Blighted and Substandard Area 2
o Sand pit lake to the north
Stable or decreasing population based on the last two decennial censuses
o The population of the Study Area has remained stable over the past 22 years.
The other criteria for Blight were not present in the area, these included:
Improper Subdivision or obsolete platting
Diversity of Ownership
Defective/Inadequate street layouts,
Tax or special assessment delinquency exceeding fair value of the land.
Defective or unusual condition of title,
Unemployment in the designated area is at least 120% of the state or national average.
One-half of unimproved property is over 40 years old.
The per capita income of the area is lower than the average per capita income of the city
or village in which the area is designated.
These issues were either not present or were limited enough as to have little impact on the
overall condition of the study area.
Grand Island Regular Meeting - 1/6/2016 Page 45 / 62
Blight and Substandard Study
City of Grand Island, Nebraska • December 2015 Page 14
Substandard Conditions
Average age of the residential or commercial units in the area is at least 40
years
Age of structures can be a contributing factor to the blighted and substandard conditions in an
area. Statutes allow for a predominance of units that are 40 years of age or older to be a
contributing factor regardless of their condition. Note the age of structure was determined from
the Appraisal data within the Hall County Assessor’s website data.
Within the study area there is a total of two structures. After researching the structural age on the
Hall County Assessor’s and Treasurer’s websites, the following breakdown was determined:
1 (50.0%) units were determined to be more than 40 years of age
1 (50.0%) units were determined to be less than 40 years of age
There is a predominance of units 40 years of age or older.
Existence of Conditions endangering life or property due to fire or other causes
Located within the study area there are factors present that are a danger to life or property due
to fire or other causes. A number of these factors have been previously discussed in this report.
These factors include:
The presence of an extremely deteriorated and hazardous structure.
Proximity to a sand pit lake on the northern edge of the property.
Based upon the field analysis, there are sufficient elements present to meet the definition of
dangerous conditions within the Study Area.
Substandard Summary
Nebraska State Statute requires that “…an area in which there is a predominance of buildings or
improvements, whether nonresidential or residential in character, which, by reason of
dilapidation, deterioration, age or obsolescence, inadequate provision for ventilation, light, air,
sanitation, or open spaces, high density of population and overcrowding, or the existence of
conditions which endanger life or property by fire and other causes, or any combination of such
factors, is conducive to ill health, transmission of disease, infant mortality, juvenile delinquency,
and crime, (which cannot be remedied through construction of prisons), and is detrimental to
the public health, safety, morals, or welfare;”
This Study Area in Grand Island meets the defintion of Substandard as defined in the Revised
Nebraska State Statutes.
FINDINGS FOR GRAND ISLAND BLIGHT STUDY AREA #19
Blight Study Area #19 has several items contributing to the Blight and Substandard Conditions.
These conditions include:
Blighted Conditions
Average age of structures is over 40 years of age
Substantial number of deteriorated or deteriorating structures
Deterioration of site or other improvements
Faulty Lot Layout
Insanitary and Unsafe Conditions
Combination of factors which are impairing and/or arresting sound growth
Stable or decreasing population based on the last two decennial censuses
Substandard Conditions
Average age of the structures in the area is at least forty years
Dangerous conditions to life or property due to fire or other causes
Grand Island Regular Meeting - 1/6/2016 Page 46 / 62
Hall County Regional Planning
Commission
Wednesday, January 6, 2016
Regular Meeting
Item J1
Final Plat - Vanosdall Second Subdivision
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 1/6/2016 Page 47 / 62
December 15, 2015
Dear Members of the Board:
RE: Final Plat – Vanosdall Second Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Vanosdall Second Subdivision, located in Hall
County Nebraska.
This final plat proposes to create 3 lots, on a tract of land comprising a part of the
South Half of the Southwest Quarter (S1/2 SW1/4) of Section Twenty Seven (27),
Township Eleven (11) North , Range Nine (9) West of the 6th P.M., in Hall County,
Nebraska, said tract containing 28.266 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 January 6, 2016 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 Utilities
City Building Director
Manager of Postal Operations
Benjamin & Associates, Inc
This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 1/6/2016 Page 48 / 62
Grand Island Regular Meeting - 1/6/2016 Page 49 / 62
Grand Island Regular Meeting - 1/6/2016 Page 50 / 62
Hall County Regional Planning
Commission
Wednesday, January 6, 2016
Regular Meeting
Item J2
Final Plat - Sanchez Subdivision
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 1/6/2016 Page 51 / 62
December 18, 2015
Dear Members of the Board:
RE: Final Plat – Sanchez Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Sanchez Subdivision, located in the City of Grand
Island, in Hall County Nebraska.
This final plat proposes to create 2 lots, on a tract of land comprising a part of East
Half of the Southwest Quarter of the Northeast Quarter (E1/2 SW1/4 NE1/4) and a
part of the Northwest Quarter of the Southeast Quarter (NW1/4 SE1/4), all in
Section Ten (10) Township Eleven (11) North, Range Nine (9) West of the 6th P.M.,
in Hall County, Nebraska, said tract containing 3.063 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 January 6, 2016 in the
Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
Cc: City Clerk
City Attorney
City Public Works
City Building Department
City Utilities
Manager of Postal Operations
Rockwell & Associates
This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 1/6/2016 Page 52 / 62
Grand Island Regular Meeting - 1/6/2016 Page 53 / 62
Grand Island Regular Meeting - 1/6/2016 Page 54 / 62
Hall County Regional Planning
Commission
Wednesday, January 6, 2016
Regular Meeting
Item J3
Final Plat - Thesenvitz Subdivision
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 1/6/2016 Page 55 / 62
December 15, 2015
Dear Members of the Board:
RE: Final Plat – Thesenvitz Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Thesenvitz Subdivision, located in Hall County
Nebraska.
This final plat proposes to create 1 lot, on a tract of land being in part of the
Northeast Quarter of the Southeast Quarter (NE1/4 SE1/4) of Section Thirty-One
(31), Township Eleven (11) North, Range Eleven (11) West of the 6th P.M., in Hall
County, Nebraska, said tract containing 3.03 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 January 6, 2016 in the
Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
Cc: County Clerk
County Attorney
County Public Works
County Zoning
Manager of Postal Operations
Trenton Snow, LLC
This letter was sent to the following School Districts 1R, 2, 3, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 1/6/2016 Page 56 / 62
Grand Island Regular Meeting - 1/6/2016 Page 57 / 62
Grand Island Regular Meeting - 1/6/2016 Page 58 / 62
Hall County Regional Planning
Commission
Wednesday, January 6, 2016
Regular Meeting
Item J4
Final Plat - A & A Woit Subdivision
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 1/6/2016 Page 59 / 62
December 15, 2015
Dear Members of the Board:
RE: Final Plat – A & A Woit Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of A & A Woit Subdivision, located in Hall County
Nebraska.
This final plat proposes to create 1 lot, on a tract of land in part of the North Half of
the Southeast Quarter (N1/2, SE1/4) of Section Thirty-Five (35), Township Eleven
(11) West of the 6th P.M., in Hall County, Nebraska, said tract containing 2.06
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 January 6, 2016 in the
Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
Cc: County Clerk
County Attorney
County Public Works
County Zoning
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 - 1/6/2016 Page 60 / 62
Grand Island Regular Meeting - 1/6/2016 Page 61 / 62
Grand Island Regular Meeting - 1/6/2016 Page 62 / 62