03-01-2017 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, March 1, 2017
Regular Meeting Packet
Commission Members:
Judd Allan Hall County
John Hoggatt Grand Island
Derek Apfel Grand Island
Hector Rubio Grand Island
Leonard Rainforth Hall County
Carla Maurer Doniphan
Dean Kjar Wood River
Dean Sears Grand Island
Jaye Monter Cairo Vice Chairperson
Pat O’Neill Hall County Chairperson
Greg Robb Hall County
Leslie Ruge Alda Secretary
Regional Planning Director: Chad Nabity
Planning Technician:
Edwin Maslonka
Administrative Assistant:
Tracy Gartner
6:00 PM
City Hall
Grand Island Regular Meeting - 3/1/2017 Page 1 / 43
Call to Order
Roll Call
A - SUBMITTAL OF REQUESTS FOR FUTURE ITEMS
Individuals who have appropriate items for City Council consideration should complete the Request for
Future Agenda Items form located at the Information Booth. If the issue can be handled administratively
without Council action, notification will be provided. If the item is scheduled for a meeting or study
session, notification of the date will be given.
B - RESERVE TIME TO SPEAK ON AGENDA ITEMS
This is an opportunity for individuals wishing to provide input on any of tonight's agenda items to reserve
time to speak. Please come forward, state your name and address, and the Agenda topic on which you will
be speaking.
DIRECTOR COMMUNICATION
This is an opportunity for the Director to comment on current events, activities, and issues of interest to
the commission.
Grand Island Regular Meeting - 3/1/2017 Page 2 / 43
Hall County Regional Planning
Commission
Wednesday, March 1, 2017
Regular Meeting
Item A1
Agenda 3-1-17
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/1/2017 Page 3 / 43
AGENDA AND NOTICE OF MEETING
Wednesday March 1, 2017
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 Feb. 1, 2017.
3.Request Time to Speak.
4.Review - Landfill siting - located north of Old Potash Highway and west of
Alda Road on nearly 57 acres at the former Cornhusker Army Ammunition
Plant. (C-11-2017HC)
Consent Agenda
5.Final Plat – Isley Acres Subdivision – located south of One-R Road and
east of Engleman Road , in Hall County, Nebraska (1 Lot and 8.88 acres)
6.Final Plat – Sterling Estates Ninth Subdivision – located south of Capital
Avenue and east of North Road, in the City of Grand Island, Hall County,
Nebraska (2 Lots and 7.2 acres)
7.Hall County Zoning Review Committee Report
8.Director’s Report.
9.Next Meeting April 5, 2017.
10.Adjourn.
Grand Island Regular Meeting - 3/1/2017 Page 4 / 43
PLEASE NOTE: This meeting is open to the public, and a current agenda is
on file at the office of the Regional Planning Commission, located on the
second floor of City Hall in Grand Island, Nebraska.
Grand Island Regular Meeting - 3/1/2017 Page 5 / 43
Staff Recommendation Summary
For Regional Planning Commission Meeting
March 1, 2017
4. Review – Landfill Siting located north of Old Potash Highway and west
of Alda Road on nearly 57 acres at the former Cornhusker Army
Ammunition Plant. O’Neill Wood Resources is proposing siting of a
construction and demolition waste disposal area. A review and
consideration from the Planning Commission is required as per the
Nebraska Local Siting Act (NRSS § 13-1703(3)) for landfills. (Discussion
and Action) (C-11-2017HC)
Consent Agenda
5. Final Plat – Isley Acres Subdivision located south of One-R Road and
east of Engleman Road in Hall County, Nebraska. (1 Lot and 8.88 acres)
(Discussion and Action)
6. Final Plat - Sterling Estates Ninth Subdivision – located south of
Capital Avenue and east of North Road, in the City of Grand Island, Hall
County, Nebraska (2 Lots and 7.2 acres) (Discussion and Action)
7. County Zoning Review – The Hall County Zoning Review
Subcommittee continues to meet and will report its progress. (C-06-
2017HC) (Discussion)
Grand Island Regular Meeting - 3/1/2017 Page 6 / 43
Hall County Regional Planning
Commission
Wednesday, March 1, 2017
Regular Meeting
Item 1
Review of Landfill Siting
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/1/2017 Page 7 / 43
Agenda Item # 4
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
February 22, 2017
SUBJECT: Proposed Site for Construction and Demolition Landfill at Old Potash Highway and
70th Road at the Cornhusker Army Ammunition Plant. (CHAAP)
Background:
On January 23, 2017, Stephen, Mossman, with Mattson Ricketts Law Firm, submitted a letter
on behalf of O’Neill Wood Resources requesting that the Hall County Regional Planning
Commission review and comment on an application to the State of Nebraska Department of
Environmental Quality and Hall County by O’Neill Wood Resources to locate a Construction
and Demolition Landfill at the Cornhusker Army Ammunition Plant on property located at the
northwest corner of Old Potash Highway and 70th (Alda) Road.
General location of proposed C&D Landfill
Grand Island Regular Meeting - 3/1/2017 Page 8 / 43
This is located immediately north of the existing O’Neill Wood Resources site. The entire
property is zoned AG-SI.
Scrap Disposal and Recycling are specifically listed as Conditional Uses in the regulations.
These regulations were written and adopted based upon the reuse study for the base closure
and relocation act. A copy of the AG-SI regulations is appended at the end of this memo.
The new operation would have a driveway access from Alda Road. This site is within the
former Cornhusker Army Ammunition Plant and will not impact any existing or new residential
uses in the immediate vicinity.
Mr. O’Neill has submitted an application for a conditional use permit for this use to the Hall
County Board of Supervisors. They have scheduled a hearing for the conditional use permit
on May 2, 2017, concurrent with the hearing required by NDEQ for landfill siting approval.
Per the Nebraska Local Siting Act (NRSS § 13-1703(3)) for landfills review of the proposed site
by the planning commission is required prior to consideration of approval by the County Board.
This meeting is the opportunity for the Planning Commission to review and comment on the
proposed location of this construction and demolition landfill and recycling center.
13-1703.
Criteria.
An applicant for siting approval shall submit information to the city council, village board of
trustees, or county board of commissioners or supervisors to demonstrate compliance with the
requirements of this section regarding a solid waste disposal area or solid waste processing
facility. Siting approval shall be granted only if the proposed area or facility meets all of the
following criteria:
(1) The solid waste disposal area or solid waste processing facility is necessary to
accommodate the solid waste management needs of the area which the solid waste disposal
area or solid waste processing facility is intended to serve;
(2) The solid waste disposal area or solid waste processing facility is designed, located, and
proposed to be operated so that the public health, safety, and welfare will be protected. The
applicant shall provide an evaluation of the potential for adverse health effects that could result
from exposure to pollution, in any form, due to the proper or improper construction, operation,
or closure of the proposed solid waste disposal area or solid waste processing facility;
(3) The solid waste disposal area or solid waste processing facility is located so as to minimize
incompatibility with the character of the surrounding area and to minimize the effect on the
value of the surrounding property. The city council, village board, or county board shall
consider the advice of the appropriate planning commission regarding the application;
Grand Island Regular Meeting - 3/1/2017 Page 9 / 43
(4) The plan of operations for the solid waste disposal area or solid waste processing facility is
designed to minimize the danger to the surrounding area from fire, spills, or other operational
accidents;
(5) The traffic patterns to or from the solid waste disposal area or solid waste processing
facility are designed to minimize the impact on existing traffic flows; and
(6) Information regarding the previous operating experience of a private agency applicant and
its subsidiaries or parent corporation in the area of solid waste management or related
activities are made available to the city council, village board, or county board. If a corporation,
a parent company or subsidiary thereof, or any officer or board member of the corporation or
the parent company or subsidiary applying for approval has been convicted of a felony within
ten years of the date the application is filed, site approval shall not be granted.
Source
Laws 1991, LB 813, § 3;
Laws 1992, LB 1257, § 60.
The request from O’Neill Wood Resources as submitted is attached.
____________________ Chad Nabity AICP, Planning Director
Grand Island Regular Meeting - 3/1/2017 Page 10 / 43
Section 4.07: AG-SI-Special Agriculture/Industrial Zone
4.07.01 Intent
This special use district is to allow for agricultural uses as well as manufacturing, processing, fabrication, research, warehousing,
storage and wholesaling facilities in accordance with the Cornhusker Army Ammunition Plant (CAAP) Comprehensive Reuse
Plan. Ranch and farm dwellings are not allowed due to the Environmental Protection Agency issues with the CAAP site. Adult
Establishments are permitted uses in this Zoning District, but are regulated to control the negative secondary effects of these uses,
as set forth in Article 3, Section 3.29.
4.07.02 Permitted Principal Uses
The following principal uses are permitted in the Secondary Agriculture AG-SI District.
1.Adult Establishments.
2.All other Permitted Principal Uses indicated as Permitted within the Zoning Matrix.
4.07.03 Conditional Uses
The following uses are subject to any conditions listed in this Resolution and are subject to conditions relating to the
placement of said use on a specific tract of ground in the AG-SI District.
1.Industrial uses with more significant health and safety concerns: wrecking, scrap or garbage.
disposal/recycling yard; explosives manufacture or storage; chemical, acid, or petroleum refining or storage; meat
packing plants; milling and smelting of ores.
2.Utility substations, communication towers.
3.Flood control facilities/improvements.
4.Stock yards, feed yards and accessory uses provided the use can meet the separation distances found in Table
1 in the A-1 District.
5.All other Conditional Uses indicated as Conditional within the Zoning Matrix.
4.07.04 Permitted Accessory Uses
1.Other buildings or uses accessory to a permitted use or conditional use.
4.07.05 Prohibited Uses
1.Farm dwellings.
2.Any use not specifically listed as a permitted principal use, conditional or permitted accessory use.
4.07.06 Area and Intensity Regulations
In the AG-SI District, the height of buildings, the minimum dimensions of lots and yards permitted on any lot or tract, shall
be as follows:
Uses Minimum Setbacks
Min.
Parcel
Area
(acres)
Min. Lot
Width
(feet)
Front
Yard
(feet)
Rear
Yard
(feet)
Side
Yard
(feet)
Street
Side
Yard
(feet)
Max.
Ground
Coverage
Max.
Building
Height
(feet)
Agricultural Uses 20 100 35 ---65%-
Non Agricultural
Uses
1 100 35 ---65%-
Rail Road Uses 1 80 35 ---20%-
Reference Resolution 15-020,
Approved 5-5-2015
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O’NEILL WOOD RESOURCES, LLC
LOCAL SITING APPLICATION
HALL COUNTY, NEBRASKA
Prepared for:
O’Neill Wood Resources, LLC
January 2017
Prepared by:
Jess Hurlbert, PE
Olsson Associates
701 4th Avenue, Suite 2C
P.O. Box 885
Holdrege, NE 68949-0885
(308) 995-8706
Grand Island Regular Meeting - 3/1/2017 Page 13 / 43
i
TABLE OF CONTENTS
Neb. Rev. Stat. § 13-1703 Criteria ................................................................................................................. 2
Neb. Rev. Stat. §13-1703(1) ...................................................................................................................... 2
Neb. Rev. Stat. §13-1703(2) ...................................................................................................................... 2
Neb. Rev. Stat. §13-1703(3) ...................................................................................................................... 2
Neb. Rev. Stat. §13-1703(4) ...................................................................................................................... 3
Neb. Rev. Stat. §13-1703(5) ...................................................................................................................... 3
Neb. Rev. Stat. §13-1703(6) ...................................................................................................................... 3
APPENDIX A ................................................................................................................................................... 5
LEGAL SURVEY AND PLAN SET .................................................................................................................. 5
O'Neill C&D Site Survey - Project No. 2016-1109 ..…………………………………………………………………………A-1
Existing Ground Site Conditions …………………………………………………………………………………………………….A-2
Excavation Cell Floor ……………………………………………………………………………………………………………………..A-3
Top Closure Plan ……………………………………………………………………………………………………………………………A-4
Cross Sections ……………………………………………………………………………………………………………………………….A-5
Road and Ditch Section ………………………………………………………………………………………………………………...A-6
Grand Island Regular Meeting - 3/1/2017 Page 14 / 43
1
Request for Local Siting
Construction and Demolition Waste Disposal Area
For Pat O’Neill
O’Neill Wood Resources, LLC
O’Neill Wood Resources, LLC hereby requests that Hall County approve the siting of a construction and
demolition waste disposal area.
The site of the proposed facility is a 56.080-acre tract of Land located in part of the southeast quarter
(SE ¼) of Section Eighteen (18), Township Eleven (11) North, Range Ten (10) West of the 6th P.M., Hall
County, Nebraska and more particularly described as follows:
Commencing at the Southeast Corner of Section 18; Thence on an assumed bearing of
N01’18’49”W, Along the East Line of said E1/2 of Section 18, a distance of 591.59 feet; Thence
N88’41’11”E a distance of 4.22 feet to the Point of Beginning: Thence S89’02’09”W a distance of
2510.04 feet; Thence N00’59’37”W a distance of 927.97 feet; Thence N89’02’52”E a distance of
820.31 feet to a point on the West line of 86 Ft. Drainage Easement; Thence N01’11’12”W, along
said West line of Drainage Easement, a distance of 76.55feet; Thence N89’24’56”E a distance of
1639.82 feet to a point of curvature; Thence around a curve in a clockwise direction, having an
angle of 20’33’43”, having a radius of 722.17 feet, and chord bearing S11’30’’01”E a chord
distance of 257.78 feet; Thence S01’14’28”E a distance of 740.06 feet to the point of beginning.
Said tract contains a calculated area of 2,442,827.01 Square Feet or 56.080 Acres more or less,
of which 1.02 acres are county road Right-of-Way.
The nature of the proposed facility is a construction and demolition waste disposal area, to be operated
in conjunction with current O’Neill Recycling Center. The attached plan shows the actual proposed
construction and demolition cell area to be located north of the existing recycling center and in an area
between Alda Road and the existing N/S drainage easement to the West.
The Owner of the proposed facility will be O’Neill Wood Resources, LLC with a present address of 7100
W Old Potash, Hwy, Alda, NE, 68810, and mailing address of PO Box 2202, Grand Island, NE 68802.
The area to be served by the proposed facility includes the service area of Grand Island, Hastings,
Kearney and an area of approximately 30 miles surrounding the City of Grand Island.
Grand Island Regular Meeting - 3/1/2017 Page 15 / 43
2
Neb. Rev. Stat. § 13-1703 Criteria:
Neb. Rev. Stat. §13-1703(1) -- The facility is necessary to meet the solid waste needs of the area:
Currently, construction and demolition waste users must travel 30 plus miles to dispose of C&D waste in
the Grand Island area or dispose of the C&D waste in a Municipal Solid Waste (MSW) lined landfill,
needlessly using large amounts of airspace for material that does not need a lined landfill. O’Neill Wood
Resources, LLC offers roll off and disposal service to where all C&D items not recycled would have to be
trucked to a landfill or C&D landfill. This site would be very beneficial to the construction industry in and
around the Grand Island Area.
Neb. Rev. Stat. §13-1703(2) -- The facility is designed, located, and proposed to be operated so that the
health, safety, and welfare of the local population will be protected.
The facility is to be located at the existing O’Neill Recycling Center. The recycling facility is currently
utilizing the same equipment and material handling methods that would be necessary for C&D waste to
be handled cleanly and safe. The total permitted area of the property is 56.080 acres, however the area
of the proposed cell is contained within 15.81 acres. The design of the cell consists of approximately 5
to 6 feet of excavation to floor level of the proposed cell, with the floor elevation of the proposed cell
being greater than 10 feet higher than the high ground water levels in the area measured from area
wells. The slope of the floor drains from NW to SE to avoid ponding of rain water. The storm water
outside of the cell is managed with run-on controls to divert storm water from entering the cell and
managing its natural flow direction while maintaining and protecting the drainage easement to the
west. The maximum elevation of the cell cap at closure is approximately 1939 or approximately 35 feet
above existing ground. The maximum amount of airspace for waste is 614,075 cy and the life
expectancy of the proposed facility is over 40 years. Due to the type of waste that will be deposited,
there is no potential for adverse health effects resulting from exposure to pollution or due to the
proper/improper construction, operation or closure of the facility.
Neb. Rev. Stat. §13-1703(3) -- The facility is located to minimize incompatibility with the surrounding
area and has been reviewed by the appropriate planning commission:
The facility is located north of the existing Recycling Center on ground that was row crop. The proposed
facility is designed for controlled access to be requested off of Alda Road. The facility will be fenced and
gated for protection. It will include a sorting building for separation of C&D waste and recyclables and a
scale to weigh incoming and outgoing loads. The designed road completely around the cell will provide
buffer and fire protection while graded ditches will maintain the storm water flow. The access road will
be mainly on the west side of the cell for access to the cell. The addition of this access layout will not
only handle any possible additional traffic resulting from C&D users, but will also improve the flow of
existing recycling traffic.
The Applicant will submit the Application to the Hall County Regional Planning Commission for their
review and consideration.
Grand Island Regular Meeting - 3/1/2017 Page 16 / 43
3
Neb. Rev. Stat. §13-1703(4) -- The plan minimizes danger from fire, spills, or other operational
accidents:
As described above, the access and perimeter road will assist for buffer and access in case of fire, while
improving traffic flow for the entire site. The use of the sorting floor for recycling loads and scale house
inspections for regular users will help prevent unwanted material from entering into the C&D Site.
Pursuant to Nebraska Integrated Solid Waste Management Regulations Title 132, no liquid material will
be permitted on the site and will be separated for proper disposal in the case of detection. All materials
not meeting the requirements to enter a C&D landfill will be sorted and disposed of at a MSW landfill.
Neb. Rev. Stat. §13-1703(5) -- Traffic patterns are designed to minimize impact on existing traffic flows:
Traffic patterns have been discussed in great detail above. This proposal will assist in traffic control and
safety by utilizing access off of Alda Road to the scale house. This access would be located
approximately 1000 feet north or Old Potash Highway, in lieu of the current access near Old Potash.
This will not only assist with traffic flow, but increase traffic safety in the area.
Neb. Rev. Stat. §13-1703(6) – Previous operating experience of Applicant:
Neither the Applicant nor any of its officers or shareholders have been convicted of a felony within ten
(10) years of the day the Application is filed. The Applicant’s previous operating experience is as follows:
The applicant, O’Neill Wood Resources, LLC is owned and operated by Patrick C. O’Neill. In his twenty
years of environmental and demolition work Mr. O’Neill has gained extensive experience in the waste
management and disposal fields.
Mr. O’Neill holds licenses as a Nebraska asbestos supervisor / contractor and Nebraska asbestos
inspector / management planner. Mr. O’Neill also has training as an asbestos project designer, NIOSH
582E analysis of airborne fibers, Lead supervisor / contractor, lead inspector / risk assessor, 40-Hour
Hazardous Waste Operator and Emergency Responder (HAZWOPER) and similar environmental training.
Mr. O’Neill spent ten years as owner of Third Party Environmental, Inc a firm providing consulting
services throughout Nebraska and eastern Iowa. Third Party Environmental provided inspections,
project designs, management, air monitoring and oversight for asbestos, lead, mold and demolition
projects for hundreds of schools, counties, cities, colleges, and private customers. This work involved
close and detailed coordination with local, state and federal regulations relating to waste management
and disposal.
Mr. O’Neill also founded O’Neill Transportation and Equipment, LLC which provides demolition services
throughout Nebraska. This work requires close coordination with local, state, and federal regulation
about construction & demolition waste management, recycling and disposal. Recent expansions have
lead OTE into C&D recycling and the development of markets for recycled and reclaimed materials.
Mr. O’Neill also founded O’Neill Wood Resources, LLC which provides wood recycling and composting
services in central Nebraska. OWR recycles tress, pallets and other wood sources into landscape mulch,
animal bedding wood bio-fuel, and compost.
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Grand IslandRegular Meeting - 3/1/2017Page 18 / 43
5
APPENDIX A
LEGAL SURVEY AND PLAN SET
O’Neill C&D Site Survey - Project No. 2016-1109
Existing Ground Site Conditions
Excavation Cell Floor
Top Closure Plan
Cross Sections
Road and Ditch Sections
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A-1
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A-2Grand IslandRegular Meeting - 3/1/2017Page 21 / 43
A-3Grand IslandRegular Meeting - 3/1/2017Page 22 / 43
ALDA ROADOFTOP CLOSURE PLAN3
SHEET REVISIONSNO.REV.DATE REVISIONS DESCRIPTION
project no.:
approved by:
checked by:
drawn by:
drawing no.:
QA/QC by:
date:www.olssonassociates.comTEL 308.995.8706FAX 308.995.8921P.O. Box 885Holdrege, NE 68949-0885701 4th Avenue, Suite 2CRO'NEIL C&D SITE7100 W OLD POTASHGRAND ISLAND, NEBRASKA20165
LJS
JH
JH
ENG
2016-1109
ABC.DWG
11.8.16ALDA ROADA-4Grand IslandRegular Meeting - 3/1/2017Page 23 / 43
A-5Grand IslandRegular Meeting - 3/1/2017Page 24 / 43
A-6Grand IslandRegular Meeting - 3/1/2017Page 25 / 43
Hall County Regional Planning
Commission
Wednesday, March 1, 2017
Regular Meeting
Item E1
Minutes 2-1-17
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/1/2017 Page 26 / 43
THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
February 1, 2017
The meeting of the Regional Planning Commission was held Wednesday, February 1, 2017, in
the Council Chambers - City Hall – Grand Island, Nebraska. Notice of this meeting appeared
in the "Grand Island Independent" on January 21, 2017.
Present: Dean Sears Pat O’Neill
Les Ruge Carla Maurer
Hector Rubio John Hoggatt
Judd Allan Leonard Rainforth
Greg Robb Jaye Monter
Dean Kjar
Absent: Derek Apfel
Other: Grand Island City Councilman Mitch Nickerson, Hall County
Supervisor Karen Bredthauer, City Administrator Marlan Ferguson,
Amos Anson, Lesa Dixson, Tim Bolton, Keith Marvin.
Staff: Chad Nabity, Tracy Overstreet Gartner.
Press: Austin Koeller, Grand Island Independent; Austin Miller, KHAS
TV.
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.
Grand Island Regular Meeting - 3/1/2017 Page 27 / 43
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.
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 the January 4, 2017 meeting.
A motion was made by Sears and seconded by Rainforth to approve the Minutes
of the January 4, 2017 meeting as sent.
The motion carried with11 members in favor (Allan, O’Neill, Ruge, Maurer,
Robb, Monter, Rainforth, Rubio, Sears, Hoggatt and Kjar), with no members
abstaining or voting no.
3.Request Time to Speak.
Keith Marvin of Marvin Planning Consultants, Items 4 and 5.
4.Public Hearing – Concerning a Blight and Substandard Study for 35.62 acres, in
proposed Community Redevelopment Authority Area No. 21 in central Grand Island
located along U.S. Highway 30, north of Seedling Mile Road and east of Stuhr Road.
(C-07-2017GI)
Nabity said the area is the site of the former Bosselman Eaton truck stop. It has aged
buildings, limited access and improper platting. Craig and Lesa Dixson own some of
the buildings and want to expand their business.
Marvin said the buildings have a mean average age of 58.1 years. The area is difficult
to navigate because there is a lack of public roads. Traffic currently drives across lot
lines and there is no clear public path. Nabity said the area may be too narrow for a new
road, but there are ways to improve public access.
A motion was made by Robb and seconded by Ruge to approve Resolution 2017-03
and the Blight and Substandard Study for Area 21 with the Marvin Planning
Consultants study providing the findings of fact of blight and substandard conditions.
The motion carried with 11 members voting in favor (Allan, O’Neill, Ruge, Maurer,
Robb, Monter, Rainforth, Rubio, Sears, Hoggatt and Kjar) and no members voting no
or abstaining.
5.Public Hearing – Concerning a Blight and Substandard Study for 281.8 acres in
proposed Community Redevelopment Authority Area No. 22 at the former Cornhusker
Army Ammunition Plant, located in the Harrison Township, north of Old Potash
Highway and west of 80th Road. (C-08-2017GI.)
Nabity said a blight and substandard study was commissioned by Platte River Industrial
Grand Island Regular Meeting - 3/1/2017 Page 28 / 43
Park LLC, an affliliate of Hornady Manufacturing. They have done some development
at the site, but would like to do more using tax-increment financing. This area has had
no population growth, which is a blighting factor, and will not have population growth
due to deed restrictions on the property. The site also has old structures, including aged
bridge abutments and culverts. The Army cleared the site after it was declared a surplus
defense site, but that clearing didn’t include much underground work.
Marvin said there are a lot of cast-in-place culverts that date back to the 1940s when the
plant was built. Many are not in good conditions. Manholes and deep footings have
been uncovered, which are costly to remove. O’Neill said the bid contracts for clearing
the area generally specified clearing only to 1.5 feet below the surface. Marvin said the
average age of structures is 52.5 years, which factors in the newer buildings and
improvements that have already been erected.
Ruge questioned whether Area 22 would impact Grand Island’s allowed 35 percent of
blighted and substandard area. Nabity said state statute is clear that formerly used
defense sites may be declared blighted and substandard by a city of the first class and
not count against the allowed blighted area.
The commission discussed water and sewer availability to the site for
industrial/commercial development. Nabity said city sewer stops at Engleman Road.
City water comes to the east edge of the plant at 60th Road, but it is only a 6-inch
residential capacity line, therefore substantial infrastructure would be needed for those
services.
A motion was made by Ruge and seconded by Hoggatt to approve Resolution 2017-04
and the Blight and Substandard Study for Area 22 with the Marvin Planning
Consultants study providing the findings of fact.
The motion carried with 11 members voting in favor (Allan, O’Neill, Ruge, Maurer,
Robb, Monter, Rainforth, Rubio, Sears, Hoggatt and Kjar) and no members voting no
or abstaining.
6. Public Hearing - Redevelopment Plan concerning an amendment to the
redevelopment plan for the Cairo Business Park. This is a Site Specific Redevelopment
Plan for an area south of One-R Road/Kansas Street and west of 130th Road, in the
Cairo Business Park Second Subdivision, in the Village of Cairo, Hall County,
Nebraska. (C-09-2017Cairo)
Nabity said the village owns the park and would like to use tax-increment financing on
lots sold and developed there to pay for the cost of extending sewer, water and streets.
The redevelopment plan covers all 20 lots at the park. Cairo is working with attorney
Mike Bacon on the plan and contracts.
A motion was made by Monter and seconded by Rainforth to approve Cairo Business
Park Redevelopment Plan because the development is consistent with the
Comprehensive Plan.
Grand Island Regular Meeting - 3/1/2017 Page 29 / 43
The motion carried with 11 members voting in favor (Allan, O’Neill, Ruge, Maurer,
Robb, Monter, Rainforth, Rubio, Sears, Hoggatt and Kjar) and no members voting no
or abstaining.
7.Public Hearing – Redevelopment Plan concerning an amendment to the
redevelopment plan for Community Redevelopment Authority Area 1. This is a Site
Specific Redevelopment Plan for the former Brown Hotel at 112 W. Second St., or
parts of Lot Six (6) and Lot Seven (7) in Block Sixty-Six (66) in the Original Town,
City of Grand Island, Hall County, Nebraska. (C-10-2017GI)
Nabity said Peaceful Root is proposing to redevelop the building, including creating
upper-level apartments, which was encouraged in a downtown redevelopment study. In
this proposal, the former hotel would be used for a yoga studio and three apartments on
the second floor. The first floor would have commercial space and indoor parking for
tenants of this building and Tower 217, the former Masonic Temple. Entrance to the
parking garage would be from the alley.
A motion was made by Robb and seconded by Monter to approve the Peaceful Root
Redevelopment Plan because the development is consistent with the Comprehensive
Plan.
The motion carried with 11 members voting in favor (Allan, O’Neill, Ruge, Maurer,
Robb, Monter, Rainforth, Rubio, Sears, Hoggatt and Kjar) and no members voting no
or abstaining.
8.Final Plat – Nagy’s Third Subdivision located north of 5th Street and west of Plum
Street in the City of Grand Island, Hall County, Nebraska (2 Lots and 0.132 acres)
Nabity said this is a single lot with two houses that have been in place for more than
100 years. The water and electric service are separate and plans are to also separate the
sewer service to each home.
A motion was made by Sears and seconded by Kjar to approve the final plat of Nagy’s
Third Subdivision.
The motion carried with 11 members voting in favor (Allan, O’Neill, Ruge, Maurer,
Robb, Monter, Rainforth, Rubio, Sears, Hoggatt and Kjar) and no members voting no
or abstaining.
9.Discussion and Possible Action of Overall Blight Study on the entire Cornhusker
Army Ammunition Plant or on a substantial portion of the plant, not including those
areas separately declared.
Nabity said the Planning Commission had expressed interest in looking at a more
comprehensive blight and substandard study for the 20-square mile former Cornhusker
Army Ammunition Plant, after seeing two separate studies for 281 acres and 285 acres.
Although the commission doesn’t have the funds to conduct a study, Nabity said there
Grand Island Regular Meeting - 3/1/2017 Page 30 / 43
may be other entities that could cost share a study. He said those entities could include
the Community Redevelopment Authority, the Grand Island Area Economic
Development Corp., Hall County and Southern Public Power.
Nabity said studying all 20 square miles may be a little excessive considering some of
the uses are for wildlife conservation or for the city-owned Heartland Public Shooting
Park. He felt that the land zoned AG-SI (Ag-Special Industrial) where the load lines,
some rail and Southern Energy Park are located, as well as land zoned AG-SE (Ag-
Special Events) where Husker Harvest Days is located is best suited for a blight study.
O’Neill spoke in favor of adding in the shooting park area for study. Robb favored
adding in the wildlife areas too. Ruge said he was leaning toward all the areas just so all
the land could be reviewed at once, instead of having a piecemeal approach with studies
coming in one at a time. Ruge said Game and Parks could maybe help with the study
cost. O’Neill said the Husker Harvest Day site makes sense too because updates there
have already been publicly requested.
Hoggatt first made a motion for a blight and substandard study on the CHAAP land,
except for the Game and Parks wildlife conservation area , but had no second and
changed his motion to include all 20 square miles except for the two existing study
areas (Proposed Areas 20 and 22). Commissioners hoped by including in the wildlife
conservation areas, there could be some trail development there.
O’Neill said he had some concerns about blighting cornfields and wondered if TIF
requests would be made for irrigation pivots. Nabity said all the area qualifies for a
review due to its former defense site status, regardless of the row crops there now.
Hoggatt said the CRA would be the gatekeeper for any TIF request and he didn’t see
pivots as qualifying.
The motion by Hoggatt was seconded by Ruge to recommend a blight and substandard
study be done on the entire 20 square mile CHAAP plant, excluding those areas already
under study or separately declared.
The motion carried with 10 members voting in favor (Allan, O’Neill, Ruge, Maurer,
Robb, Monter, Rubio, Sears, Hoggatt and Kjar.) No members voted no, Rainforth
abstained.
10.Creation of County Zoning Study Committee (C-06-2017HC) – Nabity reported the
Hall County Zoning Study Committee held its first meeting on January 19. It is
discussing livestock regulations, of which Hall County appears to have less stringent
regulations than most neighboring counties. The committee is also looking at a
livestock siting matrix and changes in production technology that may warrant some
changes in ag zoning regulations , such as the shift to producers using more hoop
buildings with dry bedding instead of lagoons for livestock waste. The committee will
also be reviewing Livestock Friendly county policies at its next meeting at 5:15 p.m.
Thursday, February 9.
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11. Director’s Report – Nabity said the Nebraska Planning and Zoning
Association annual conference will be held in Kearney on March 8, 9 and 10.
Commissioners are invited to attend and the department will pay their
registration.
12. Next Meeting March 1, 2017.
13. Adjourn
O’Neill adjourned the meeting at 7:00 p.m.
___________________________________________
Leslie Ruge, Secretary
By Tracy Overstreet Gartner
Grand Island Regular Meeting - 3/1/2017 Page 32 / 43
Hall County Regional Planning
Commission
Wednesday, March 1, 2017
Regular Meeting
Item M1
Final Plat - Isley Acres Subdivision HC
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/1/2017 Page 33 / 43
February 14, 2017
Dear Members of the Board:
RE: Final Plat – Isley Acres Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Isley Acres Subdivision, located in Hall County,
Nebraska.
This final plat proposes to create 1 lot, on a tract of land comprising part of the NW
¼ of Section Twenty Three (23), Township Twelve (12) North, Range Ten (10) West
of the 6th P.M. located in Hall County, Nebraska, said tract containing 8.88 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 March 1, 2017 in the
Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
Cc: County Clerk
County Attorney
County Zoning
County Building
County Public Works
Manager of Postal Operations
Ripp Land Surveying
This letter was sent to the following School Districts 2, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 3/1/2017 Page 34 / 43
Grand Island Regular Meeting - 3/1/2017 Page 35 / 43
Grand Island Regular Meeting - 3/1/2017 Page 36 / 43
Hall County Regional Planning
Commission
Wednesday, March 1, 2017
Regular Meeting
Item M2
Sterling Estates 9th
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/1/2017 Page 37 / 43
February 14, 2017
Dear Members of the Board:
RE: Final Plat – Sterling Estates 9th Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Sterling Estates 9th Subdivision, located in Grand
Island, in Hall County, Nebraska.
This final plat proposes to create 2 lots, in a subdivision being all of Lot 1, Sterling
Estates 6th Subdivision, in the City of Grand Island, Hall County, Nebraska, in a
tract containing 7.2 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 March 1, 2017, 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
Olsson Associates
This letter was sent to the following School Districts 2, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 3/1/2017 Page 38 / 43
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Hall County Regional Planning
Commission
Wednesday, March 1, 2017
Regular Meeting
Item 1
Hall County Zoning Review Committee Report
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 3/1/2017 Page 41 / 43
Hall County Zoning Review Subcommittee
Meeting Minutes
Thursday, February 9, 2017
Hall County Administration Building, Committee Room
Present: Hall County Supervisors Steve Schuppan and Karen Bredthauer; Planning Commission Chairman
Pat O’Neill; Hall County Planning Commissioners Leslie Ruge, Leonard Rainforth and Judd Allan; Regional
Planning Director Chad Nabity.
Absent: Regional Planning Commissioner Greg Robb; Hall County Facilities and Zoning Administrator
Loren “Doone” Humphrey.
Livestock Friendly Regulations: Nabity opened the meeting at 5:17 p.m. He said Nebraska adopted
Livestock Friendly County designation regulations in 2004, but he has resisted participating in the
program because he saw no real direct advantage and the program takes time to pass policies and file
annual reports. Schuppan said he’s heard people complain that Hall County is not state designated as
livestock friendly – even though it is hugely supportive of ag and has ag industry that slaughters 5,000
head of cattle a day. O’Neill said economic developers have told him that the county can get overlooked
by out-of-state companies that simply look at the state list of livestock friendly counties. Nabity said it
may be time to go ahead and consider the designation locally, however there is concern if the county
would apply and be denied by the state. O’Neill was also concerned about any loss of local control under
the designation. Nabity said there shouldn’t be any loss of local control, but there will need to be
consensus from the county and all the cities and villages in the county. The county will have to submit its
zoning, identify its animal feeding regulations and hold public hearings and have the passage of like
resolutions from Grand Island, Cairo, Alda, Doniphan, Wood River and Hall County. The committee
decided it may be best to apply for the livestock friendly designation, in conjunction with a bigger
passage of changes, including the potential passage of a livestock siting matrix based on the Nebraska
Department of Agriculture Livestock Siting Matrix. That matrix gives points to a potential livestock
operation based on factors such as location, separation, waste controls, etc. If enough points are scored,
the operation becomes a permitted use. Schuppan said it would be nice to have that matrix in lieu of
issuing conditional use permit, which tend to get weighted down in emotion. Nabity said the committee
may want to look at developing the matrix for use in lieu of issuing conditional use permits, except if
animal units exceed a certain threshold, such as 5,000 animal units – then the matrix and a conditional
use permit could be used.
Livestock Siting Matrix/Livestock Numbers: Nabity displayed a map of address points in Hall County and
a quarter-mile setback around each. The map was to show where the most open areas in the county are
for potential livestock operations. Schuppan said the map gives Hall County a black eye because it shows
there are plenty of people in any area to object to livestock operations as there are lots of rural
residences. With more and more people moving into rural areas, Schuppan said such objections will
increase because many city people moving to the country want fresh air and smooth roads – they don’t
understand about livestock smells and gravel roads. Schuppan said even one of the most isolated parts
Grand Island Regular Meeting - 3/1/2017 Page 42 / 43
of the county, the northwest portion, generated livestock operation complaints about the C and I
feedlot. He said that feedlot was two times the size allowed with no conditional permit under current
county regulations when county officials asked the Nebraska Department of Environmental Quality
about the number of head there. Some of the most open ground currently is at the former Cornhusker
Army Ammunition Plant, O’Neill said. O’Neill said starting or expanding business is costly and having to
rely on obtaining conditional use permits is difficult for business owners. He favored looking into
developing a local siting matrix that would allow livestock operations to locate or expand if sufficient
points were accumulated. The matrix could also serve as a way for self-scoring before a business
thought about an expansion or new site. A localized matrix could also take into account changes in
production technology, such as the use of hoop houses with dry bedding. Schuppan volunteered to help
with developing a local siting matrix. Nabity said Robb will also be asked to serve on the committee.
Schuppan said compliance with DEQ, size and use of pens, and size of animals needs to be taken into
consideration. He said 1,000 head of 600-pound cattle produce a lot less waste than 1,000 head of
1,200-pound cattle. Schuppan said he wants more than just set back from a house as a determining
factor for livestock operations. Nabity said the matrix could require certain setbacks for certain size
operations, and potentially offer bonus points for operators who exceed the minimum setbacks. As an
example, he said maybe a 1/4 mile set back would be required up to 1,000 head, 3/8 mile for 3,000 head
and ½ mile for 5,000 head, but a 2,000 head operator with a 3/8 setback could score bonus points on
the matrix. O’Neill wondered if the matrix could be used for any value-added ag industry. Dairies and
livestock trailer washouts were mentioned. Allan asked if a previously denied conditional use permit
could come back for consideration under the matrix. Nabity said yes because the matrix would be a new
rule, similar to the changes in speed limits on the interstate – in 1985 driving 75 mph would have been
20 miles over the speed limit and now 75 mph is the speed limit. The road didn’t change, but the rules
for driving it did. Schuppan said he thinks it’s key to have the matrix tied in with obtaining a livestock
friendly designation for Hall County. The committee will begin work on the matrix to take back to the
Regional Planning Commission.
Meeting adjourned at 6:20 p.m. Members will be asked to complete a DoodlePoll to set the next
meeting time.
Documents handed out at the meeting were:
-Nebraska Department of Agriculture Application for Designation as a Livestock Friendly County.
-Nebraska Department of Agriculture Annual Report of a Livestock Friendly County.
- Nebraska Legislature Program Summary of the Livestock Friendly County Program.
- Frequently Asked Questions fact sheet by Nebraska Department of Ag on Livestock Friendly.
-Livestock Friendly County Designation Statutes.
-Livestock Friendly County Benefits document from Nebraska Department of Ag.
-Nebraska Administrative Code, Title 29, Chapter 2, Livestock Friendly County Regulations.
-Nebraska Animal Feeding Operation Siting Matrix.
Respectfully submitted,
Tracy Overstreet
Planning Administrative Assistant
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