05-03-2017 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, May 3, 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
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Call to Order
Roll Call
A - SUBMITTAL OF REQUESTS FOR FUTURE ITEMS
Individuals who have appropriate items for City Council consideration should complete the Request for
Future Agenda Items form located at the Information Booth. If the issue can be handled administratively
without Council action, notification will be provided. If the item is scheduled for a meeting or study
session, notification of the date will be given.
B - RESERVE TIME TO SPEAK ON AGENDA ITEMS
This is an opportunity for individuals wishing to provide input on any of tonight's agenda items to reserve
time to speak. Please come forward, state your name and address, and the Agenda topic on which you will
be speaking.
DIRECTOR COMMUNICATION
This is an opportunity for the Director to comment on current events, activities, and issues of interest to
the commission.
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Hall County Regional Planning
Commission
Wednesday, May 3, 2017
Regular Meeting
Item A1
Agenda 5-3-17
Staff Contact: Chad Nabity
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Staff Recommendation Summary
For Regional Planning Commission Meeting
May 3, 2017
4. Public Hearing – Blight and Substandard Study - Grand Island
Commissioned by Grand Island developer Tim Plate on 1.25 acres on Lots 1,
2 and 3 of Memorial Place Subdivision located south of Memorial Drive and
east of Vine Street in the City of Grand Island, Nebraska. This area has multi-
family housing already and an additional four-plex could be built in the area.
Plate is seeking to have the area declared blighted and substandard. A
redevelopment project could then be brought forward. Resolution No. 2017-
07 is before the commission for possible approval. (C-14-2017GI) (Hearing,
Discussion, Action)
5. Public Hearing – Rezone – Grand Island - A request from Riedy Enterprises
to rezone all of Lot 10 in the Northview Ninth Subdivision, known as 4072 and
4074 North Point Circle, from RO Residential Office Zone to B-2 General
Business Zone in the City of Grand Island, Hall County, Nebraska to aid with
parking in the area. (C-15-2017GI) (Hearing, Discussion, Action)
6. Public Hearing – Blight and Substandard Study - Cairo - Concerning a
blight and substandard study for the entire Village of Cairo, incorporating
areas that have been previously declared blighted and substandard in the
Village of Cairo, Hall County, Nebraska. This is being requested by the
Village of Cairo. Once an area is declared blighted and substandard,
redevelopment projects could then be brought forward. Resolution No. 2017-
08 is before the commission for possible approval. (C-16-2017C) (Hearing,
Discussion, Action)
7. Final Plat – Wilson’s Second Subdivision – located south of Airport Road
and east of St. Paul Road and the Union Pacific Railroad tracks, in the City of
Grand Island, Hall County, Nebraska. (2 lots and 11.98 acres) (Discussion
and Action)
8. Report on Grand Island Northwest Bridge Replacement Project –
This is an update from Hall County Engineer Steve Riehle about a
replacement bridge project (BRO-7040(25)) located 3.6 miles northwest
of Highways 281 and 2. Construction is anticipated in Fall 2018, but
public comment on the project is open now through May 17.
(Information, Discussion)
9. R-5 Zoning District Presentation – This is a proposal from Grand
Island developer Amos Anson to consider the possible creation of a
narrow residential lot district for construction of affordable and
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sustainable homes, such as a 24-feet-by-24-feet home. (Information,
Discussion)
10. Hall County Zoning Review Subcommittee – This is an update from
the Hall County Zoning Review Subcommittee, which meets immediately
preceding the Regional Planning Commission meeting. (Information,
Discussion)
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Hall County Regional Planning
Commission
Wednesday, May 3, 2017
Regular Meeting
Item E1
Minutes 4-5-17
Staff Contact: Chad Nabity
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THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
April 5, 2017
The meeting of the Regional Planning Commission was held Wednesday, April 5, 2017, in the
Council Chambers - City Hall – Grand Island, Nebraska. Notice of this meeting appeared in
the "Grand Island Independent" on March 25, 2017.
Present: Pat O’Neill Jaye Monter
Les Ruge Carla Maurer
Hector Rubio Dean Kjar
Judd Allan Leonard Rainforth
Greg Robb John Hoggatt
Absent: Dean Sears, Derek Apfel
Other: Hall County Supervisors Karen Bredthauer, Steve Schuppan and Gary
Quandt; Merrick County Zoning Administrator Jennifer Myers; Grand
Island City Councilman Mitch Nickerson; City Administrator Marlan
Ferguson.
Staff: Chad Nabity, Tracy Overstreet Gartner.
Press: Austin Koeller, Grand Island Independent; Rasheeda Kabba,
NTV.
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.
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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 March 1, 2017 meeting.
A motion was made by Maurer and seconded by Hoggatt to approve the minutes
of the March 1, 2017 meeting as resent. The minutes had been sent out and then
resent with the sentence “O’Neill then re-entered the meeting room and Ruge
passed the gavel back to O’Neill for the remainder of the meeting,” added to
Item 4 of the resent copies in order to clarify when O’Neill resumed leadership
of the meeting.
The motion carried with eight members in favor (O’Neill, Ruge, Maurer, Robb,
Rainforth, Rubio, Hoggatt and Kjar) and Monter abstaining.
Allan arrived at the meeting at 6:02 p.m. just after the minutes had been voted
upon.
3.Request Time to Speak.
Andy Baack, 204 N. Wheeler, Item 8; Steve Clark, 11381 W. Loup River Road,
Dannebrog, Item 8; Wayne Hongsermeier, 603 Oasis Place, Cairo, Item 4: Dick
Hartman, Scotia, Item 8; Ken Kohlhof, C&I Cattle Co., Dannebrog, Item 8;
K.C. Henke, 8406 N. 110th Road, Dannebrog, Item 8.
4.Public Hearing – Rezone-Cairo – A request to rezone all of Robinson Estates
Subdivision from R-9 Single-Family Residential to R-6 Multiple-Family Residential in
the Village of Cairo, Hall County, Nebraska. (C-12-2017C)
Nabity said this is a return of the zoning that Cairo previously had in this area. It would
allow for duplexes to be built on the empty lots in Robinson Estates Subdivision. It’s
consistent with the zoning to the south where there is a mobile home park. He
recommended approval.
Wayne Hongsermeier expressed concern about the lots being used for low-income
housing that would be a drain on the tax base. Charity Adams, the community
development director for Cairo, said the duplexes will not be low-income housing.
They will be market-rate duplexes. The plan is for three duplexes, each with about
1,000-square-feet and an attached garage. She said the owner and developer were also
present to answer questions if needed.
Troy Millspaugh, 602 Suez St., Cairo, asked if sidewalks would be required in the area
and who would pay for the extension of Suez Street. Cairo Village Board Chairman
Gordy Sorensen said the current plan is to gravel the section of Suez in the project as a
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cul-de-sac or dead-end and the cost would not impact adjacent property owners. Nabity
said that decision lies with the village board, not the commission.
A motion was made by Monter and seconded by Kjar to recommend approval of the
rezoning.
The motion carried with 10 members voting in favor (Allan, O’Neill, Ruge, Maurer,
Robb, Monter, Rainforth, Rubio, Hoggatt and Kjar) and no members voting no.
5.Public Hearing - Zoning Text Amendment – Wood River – A request from the City
of Wood River to amend Article 5, Section 5.11.02(4) of the Wood River Zoning
Ordinances to include dwelling units as a permitted use. (C-13-2017WR)
Nabity said the Wood River City Council had requested that dwellings be allowed in
the business district. There are already homes there and there is interest in building a
new home on an existing vacant lot in the business district. Homes were allowed in the
business district prior to the 2004 update and this would add them back in as a
permitted use.
Ruge said it may have been easier just to extend the R6 residential zoning on the west
side of Wood River to pick up the vacant lots in the business district, however adding
dwellings back in as a permitted use will allow for any existing homeowner to repair
damages to homes in the business district that may be damaged by fire or storms.
A motion was made by Ruge and seconded by Rainforth to recommend approval of the
zoning text amendment change.
The motion carried with 10 members voting in favor (Allan, O’Neill, Ruge, Maurer,
Robb, Monter, Rainforth, Rubio, Hoggatt and Kjar) and no members voting no.
Consent Agenda
6.Final Plat – Meadowlark West 10th Subdivision – located north of Faidley Avenue
and west of Allen Drive. (2 lots and 2.9 acres)
7.Final Plat – Mike Dobesh Subdivision -HC– located south of Stolley Park Road and
east of 110th Road. (1 lot and 3.3 acres)
A motion was made by Hoggatt and seconded by Maurer to approve the final plats of
Meadowlark West 10th Subdivision and Mike Dobesh Subdivision.
The motion carried with 10 members voting in favor (Allan, O’Neill, Ruge, Maurer,
Robb, Monter, Rainforth, Rubio, Hoggatt and Kjar) and no members voting no.
8.Hall County Zoning Review Subcommittee (C-06-2017HC) – Nabity said the
subcommittee was ready to open public discussion with some recommendations it had
regarding A-1Primary Agriculture Zoning changes. He showed a map of the county to
illustrate that A-1 Primary Ag zoning covers most of Hall County.
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The committee is recommending that hoop house, impact easement and non-farm
residence be added to the definitions in the zoning regulations. Medium and large
confined animal feeding operation would be stricken from the definitions. The
committee is also proposing the use of a livestock feeding operation siting matrix, as
adapted from the Nebraska Department of Agriculture Siting Matrix. The committee is
recommending that livestock feeding operations up to 5,000 animal units could be a
permitted use (instead of a conditional use) if they score 75 points or more on the
matrix. The first 25 points is mandatory and based on compliance with Nebraska
Department of Environmental Quality regulations. The second 25 points is mandatory
and based on setback distances or the acquisition of impact easements from neighbors
within the setback distance. The final 25 points are based on operational and
management factors.
The committee is recommending the addition of an intermediate class of livestock
feeding operation from 3,001 to 5,000 animal units. This would mean five classes of
livestock feeding operations instead of four. The proposed classes would be Class I of
1,000 or fewer animal units. Class II for 1,001 to 3,000. Class III is for 3,001 to 5,000
animal units. Class IV is 5,001 to 20,000 animal units and Class V is more than 20,000
animal units.
The proposed setbacks on open lots would be 1,320 feet for Class I; 1,980 feet (instead
of 2,640) for Class II; 2,640 feet for Classes III and IV; and 3,960 feet for Class V. For
environmentally-controlled housing the proposed setbacks are 1,320 feet for Class I;
5,280 feet for Class II, Class III and Class IV; and 7,920 feet for Class V.
Baack said he is concerned with the definitions. He said there is inconsistency with
using the terms “livestock feeding operation” and “animal feeding operation siting
matrix.” He also raised concerns with no longer requiring a conditional use permit for
feeding operations ranging from 1,001 to 3,000 animal units and he objected to
reducing the setback on open lots from one-half mile to three-eighths of a mile on
operations with 1,001 to 3,000 animal units. Baack said making that setback change
could be viewed as infringing on the property rights of people who built homes and had
an existing one-half mile setback from livestock feeding operations.
Ruge suggested changing the name of the siting matrix. Hoggatt asked Nabity whether
the subcommittee had considered the reduction in setback for Class II operations.
Nabity said the subcommittee had considered the setbacks and came up with the
recommendation after reviewing setbacks recommended by the Nebraska Department
of Agriculture and setbacks recommended by odor control studies presented at the
Nebraska Planning and Zoning Conference. Nabity said the subcommittee’s suggested
setbacks are more restrictive than the state’s recommendations and slightly less than
Hall County’s current practice on operations from 1,001 to 3,000 animal units.
Clark said he built his house prior to any feedyards being in the area and now there are
two near his home. One is three-eighths of a mile away and one is one-quarter of a mile
away. He said flies are a problem and he believes the value of his home has been
lowered due to the proximity of the feedyards. He said he was there first.
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Hartman said people who move into the country who don’t care for livestock should
move back into town. He said if you take agriculture out of Hall County, you might as
well roll up the streets. The State Fair is here and it’s 75 to 80 percent ag related. Ak-
Sar-Ben is coming and it’s 100 percent ag related. Hartman said 47 other Nebraska
counties are livestock friendly and Hall County should be too.
Kohlhof said he owns the feedyard that everybody is talking about. He said it’s an
emotionally charged topic, but he contributes to the economy with more than $6 million
in inputs every year. Kohlhof said the feedyard is 1,980 feet from Clark’s house. He
said livestock feeding is a viable business and a good thing for Hall County.
Hehnke said he moved into the country 13 years ago and there were cattle nearby in
pastures. Now he said there are two feedlots. He said it wasn’t a big issue when there
were 1,000 cattle, but the feedlots went to 2,000 and then to 3,000 cattle and that’s had
a huge impact. Hehnke said flies are the biggest problem. Hehnke said a half-mile set
back is not far enough for a feeding operation with more than 1,000 head. He said
feedlots should not be allowed around existing homes. He questioned how the county
will get compliance, how it will enforce regulations and what process is/will be used for
counting head.
Hoggatt questioned whether two 1,000 head feedlots can locate next door to one
another – or if that would actually be a 2,000-head lot. Nabity said if the lots are under
separate ownership they are considered separate lots even if they are adjacent.
Nabity said the subcommittee reviewed the zoning policies of the adjacent counties and
Hall County is less restrictive than most, including those surrounding counties that have
been declared livestock friendly. In response to questions from the commission, Nabity
said the Nebraska Department of Environmental Quality gets involved with a feedlot
when it has more than 1,000 animal units or when the feedlot is discharging/affects
waters of the state.
Hoggatt asked for a spreadsheet comparing setbacks in Hall County, of neighboring
counties and of state recommendations.
Nabity then discussed the Livestock Friendly County designation. He said he has been
resistant to the designation for many years because it seemed like a program that took a
lot of paperwork with little, to no, benefit to the county. However, the program has
matured and now appears to be less onerous. The county would apply to the Nebraska
Department of Agriculture and submit its zoning regulations for state review. Nabity
said the current zoning regulations could be submitted for the designation – there is not
a need to change the current zoning regulations to apply for Livestock Friendly status.
Nabity said there is no monetary benefit to the Livestock Friendly Designation, but the
logo can be used by the county and Hall County would be added to a state website that
shows Livestock Friendly counties. Those maps are sometimes used by ag-related
businesses looking to expand or relocate, so the designation could have a positive
impact on business growth and economic development. O’Neill said the designation is
like a “gold star” but it would be nice to hear from Steve Martin of the Nebraska
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Department of Agriculture on what the designation is or isn’t. O’Neill said he’s heard
concerns that there would be a loss of local control and doesn’t believe that would be
the case, but would like those assurances from state officials. Nabity said he would see
if Martin was available to speak to either the Regional Planning Commission, and/or
the Hall County Board. The county board would be the local government entity that
would need to hold a public hearing and take a vote on whether to pursue the Livestock
Friendly County designation.
11. Director’s Report – Nabity said Grand Island and Hall County won three
awards at the Nebraska Planning and Zoning Association annual conference in
Kearney. The awards were on display for the commission to see.
12. Next Meeting May 3, 2017.
13. Adjourn
O’Neill adjourned the meeting at 7:46 p.m.
___________________________________________
Leslie Ruge, Secretary
By Tracy Overstreet Gartner
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Hall County Regional Planning
Commission
Wednesday, May 3, 2017
Regular Meeting
Item F1
Blight and Substandard Study-Area 23
Staff Contact: Chad Nabity
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1
Agenda Item # 4
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
January 23, 2017
SUBJECT:CRA Blight Study (Proposed CRA Area 23) C-14-2017GI
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 23”. This
area as defined by the study will be referred to as Community Redevelopment Authority (CRA)
Area 23. 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
This study represents the first true microblight study under consideration by the City. There are
only 3 lots impacted by this study. Two of those lots are built upon and approval of the study
and subsequent redevelopment plan would support targeted development in this neighborhood.
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
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2
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:
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
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3
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;
~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 4 to 8 of the study.
FINDINGS FOR GRAND ISLAND
Study Area 23 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 100.0% 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 average condition.
Deterioration of site or other improvements
o Damage to the existing driveway providing access to the study area.
Combination of factors which are impairing and/or arresting sound growth
o Extension of existing city services to Lot 3 of the Subdivision cannot be accomplished without significant cost.
Stable or decreasing population based on the last two decennial censuses
o The population of the Study Area has remained stable over the past two decennial censuses.
The other criteria for Blight were not present in the area, these included:
Insanitary and Unsafe Conditions
Dangerous conditions to life or property due to fire or other causes
Faulty Lot Layout
Improper Subdivision or Obsolete Platting
Defective/Inadequate street layouts
Diversity of Ownership
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.
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,
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4
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 #23
Blight Study Area #23 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
Combination of factors which are impairing and/or arresting sound growth
Stable or decreasing population based on the last two decennial censuses
Diversity of Ownership
Substandard Conditions
Average age of the structures in the area is at least forty years
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
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
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5
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 23
Completed on behalf of: Tim Plate
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Blight and Substandard Study
City of Grand Island, Nebraska • June 2016 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 Tim Plate 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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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 being considered a “micro-blight” area under the definition
established by the City of Grand Island. The 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 and as allowed under Chapter 18, Section 2123.01. 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. A Redevelopment Plan to be submitted in
the future 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 several industrial
uses, commercial uses and a limited number of residential uses 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.
Lot 1, 2 and 3 of Memorial Place Subdivision
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Study Area
Figure 1
Study Area Map
Source: Marvin Planning Consultants 2016
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 - 2016
Type of Use Acres Percent of
Developed land
within the Study
Area
Percent of
Study Area
Residential 0.74 100.0% 59.2%
Single-family 0 0.0% 0.0%
Multi-family 0.74 100.0% 59.2%
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 0.74 100.0%
Vacant/Agriculture 0.51 40.8%
Total Area 1.25 100.0%
Source: Marvin Planning Consultants 2016
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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 made up of multi-family (59.2%) and land
considered vacant accounts for only 40.8% of the total area.
Figure 2
Existing Land Use Map
Source: Marvin Planning Consultants, 2016
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:
• 2 (100.0%) units were determined to be 40 years of age or older
The age of the structures would be a direct contributing factor.
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Figure 3
Unit Age Map
Source: Google Earth and Marvin Planning Consultants, 2016
Structural Conditions
Structural conditions were evaluated, structures were either rated as: Very Good, Good, Fair,
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.
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
• 0 ( 0.0%) structure rated as fair
• 2 (100.0%) structures rated as average
• 0 ( 0.0%) structure rated as badly worn
Figure 4
Structural Conditions
Source: Google Earth and Marvin Planning Consultants, 2016
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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 for older
structures to get more maintenance and upkeep 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. Overall, 100.0% of
the structures in this study area are average condition or worse.
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
Site Improvements Conditions
The properties within the study area are accessed via a common driveway through an access
easement on the site. Currently, a portion of the driveway is in a deteriorating state in certain
areas. In addition, there has been a great deal of crack sealant used on the driveway accessing
this study area.
Figure 5
Deterioration of Site or Other Improvements
Source: Google Earth and Marvin Planning Consultants, 2016
Based upon the field analysis, there are sufficient elements present to meet the definition of
deterioration of site and other improvements in the Study Area.
Combination of factors which are impairing and/or arresting sound growth
Within this study area there is critical factor impairing or arresting sound growth. This is the inability
to extend city services, without substantial cost to Lot 3 of this subdivision.
Based upon the review of the area, there is one sufficient element present to meet the definition
of combination of factors which are impairing and/or arresting sound growth within the Study
Area.
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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 or decreasing. 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 100.0% 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 average condition.
• Deterioration of site or other improvements
o Damage to the existing driveway providing access to the study area.
• Combination of factors which are impairing and/or arresting sound growth
o Extension of existing city services to Lot 3 of the Subdivision cannot be accomplished
without significant cost.
• Stable or decreasing population based on the last two decennial censuses
o The population of the Study Area has remained stable over the past two decennial
censuses.
The other criteria for Blight were not present in the area, these included:
• Insanitary and Unsafe Conditions
• Dangerous conditions to life or property due to fire or other causes
• Faulty Lot Layout
• Improper Subdivision or Obsolete Platting
• Defective/Inadequate street layouts
• Diversity of Ownership
• 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.
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Blight and Substandard Study
City of Grand Island, Nebraska • June 2016 Page 8
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:
• 2 (100.0%) units were determined to be more than 40 years of age
There is a predominance of units 40 years of age or older.
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 #23
Blight Study Area #23 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
• Combination of factors which are impairing and/or arresting sound growth
• Stable or decreasing population based on the last two decennial censuses
• Diversity of Ownership
Substandard Conditions
• Average age of the structures in the area is at least forty years
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Resolution Number 2017-07
HALL COUNTY REGIONAL PLANNING COMMISSION
A RESOLUTION RECOMMENDING APPROVAL OF A BLIGHT AND
SUBSTANDARD STUDY BY THE CITY OF GRAND ISLAND, NEBRASKA;
AND APPROVAL OF RELATED ACTIONS
WHEREAS, the Grand Island City Council at its April 11, 2017 meeting, referred the Blight
and Substandard Study commissioned by Tim Plate to the Hall County Regional Planning
Commission, (the “Commission”) for review and recommendation as to its conformity with the
general plan for the development of the City of Grand Island, Hall County, Nebraska, pursuant to
the Nebraska Community Development Law, Chapter 18, Article 21, Reissue Revised Statutes of
Nebraska, as amended (the “Act”); and
WHEREAS, the Commission has reviewed said Blight and Substandard Study and confirmed the
following findings:
This property as presented in the study meets the requirements to be declared
substandard,
This property as presented in the study meets the requirements to be declared
blighted,
The factors are necessary to declare the property blighted and substandard are
sufficiently distributed to impact development across the entire site,
This property despite its potential for economic development has not experienced
significant development in large part because of the lack of public infrastructure in
and around the site,
That development of this property to its full potential is in the best interest of the City
of Grand Island and the entire region,
That there are projects ready to develop at this site if they can meet the financial goals
of the developers,
NOW, THEREFORE, BE IT RESOLVED BY THE HALL COUNTY REGIONAL
PLANNING COMMISSION AS FOLLOWS:
Section 1. The Commission hereby recommends approval of the Blight and Substandard Study.
Section 2. All prior resolutions of the Commission in conflict with the terms and provisions of
this resolution are hereby expressly repealed to the extent of such conflicts.
Section 3. This resolution shall be in full force and effect from and after its passage as provided
by law.
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DATED: May 3, 2017.
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST:By: ___________________________________
Chair
By: ___________________________________
Secretary
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Hall County Regional Planning
Commission
Wednesday, May 3, 2017
Regular Meeting
Item F2
Rezone Northview 9th Sub in GI
Staff Contact: Chad Nabity
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Agenda Item # 5
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
April 18, 2017
SUBJECT: Zoning Change (C-15-2017GI)
PROPOSAL:An application has been made to rezone Lot 10 of Northview Ninth
Subdivision in the City of Grand Island from RO Residential Office to B2 General
Business. This property is 4072 and 4074 North Point Circle and located north of North
Point Circle and west of Lee Street south of Nebraska Highway 2. The developer is
requesting the change to allow garage to be built on this property to support the adjacent
residential development.
OVERVIEW:
Site Analysis
Current zoning designation:RO Residential Office
Permitted and conditional uses:RO Residential uses with no limit on the density
except available parking spaces, office uses,
personal services, assisted living facilities, day
cares, and prescription related retail.
Comprehensive Plan Designation:Mixed Use Commercial
Existing land uses.Vacant Ground-
Adjacent Properties Analysis
Current zoning designations:North: AG-2- Secondary Agriculture
East: B2 General Business
South and West: RO Residential Office
Permitted and conditional uses:AG-2 Agricultural uses including: raising of
livestock, but not confined feeding, raising crops,
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. RO Residential uses
with no limit on the density except available parking
spaces, office uses, personal services, assisted
living facilities, day cares, and prescription related
retail.
Comprehensive Plan Designation:North: Designated Low to Medium Density
Residential Uses
South, West and East: Designated for Mixed Use
Commercial
Existing land uses:North Nebraska Highway 2 and BNSF Railroad
South and West: Duplexes and single family
homes
East: Veterinary Clinic
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EVALUATION:
Positive Implications:
Consistent with the City’s Comprehensive Land Use Plan: The subject property is
designated for a combination of Mixed Use Commercial
Consistent with existing uses: This change is consistent with the existing uses in the
area.
Proposed Use is complementary to the existing duplex uses. The developer of the
duplexes is proposing to build garages on this property for rent by people living in the
adjoin property.
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.
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Figure 1 Future Land Use Map from the Grand Island Comprehensive Plan
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RECOMMENDATION:
That the Regional Planning Commission recommends that the Grand Island City
Council change the zoning on this site from RO – Residential Office to B2 General
Business.
___________________ Chad Nabity
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Hall County Regional Planning
Commission
Wednesday, May 3, 2017
Regular Meeting
Item F3
Blight Study Cairo
Staff Contact: Chad Nabity
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Agenda Item #6
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
April 17, 2017
SUBJECT:Declaration of a portion of the Village Cairo as blighted and
substandard. (C-16-2017C)
PROPOSAL:This site is located within the Village of Cairo and includes all of the
Village of Cairo. With this study the Village of Cairo wishes to make
redevelopment tools available throughout the community. The additional areas
included within this study are designed to stand on their own as meeting the
qualifications to be declared blighted and substandard while strengthening any
previous declarations and combining all areas into a single study.
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
If this study is approved subsequent action will be necessary by both the
Planning Commission and the Village Board prior to any action involving Tax
Increment Financing or the expenditure of tax dollars from the CRA budget within
this area.
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It is appropriate for the planning commission in conducting its review and
considering its recommendation regarding the substandard and blighted
designation to:
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
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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;
~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 8 to 14 of the study.
A summary of the study findings shows the following factors that are present
and reasonably distributed throughout the study area:
Blighted Conditions
Substantial number of deteriorating structures
Unsanitary or unsafe conditions
Deterioration of sit or other improvements
Defective or unusual conditions which endanger life or property by fire
and other causes
Factors that substantially impair or arrest the sound grown of the
community
Average age of structures in the area is at least 40 years
Faulty lot layout in relation to size and other conditions
Trash, material and other debris throughout the area
Economic or social liability detrimental to health, safety and welfare.
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.
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Recommend Questions for Planning Commission
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 Village?
What is the policy of the Village toward increasing development and
redevelopment in this area of the Village?
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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Resolution Number 2017-08
HALL COUNTY REGIONAL PLANNING COMMISSION
A RESOLUTION RECOMMENDING APPROVAL OF A BLIGHT AND
SUBSTANDARD STUDY BY THE CITY OF GRAND ISLAND, NEBRASKA;
AND APPROVAL OF RELATED ACTIONS
WHEREAS, the Cairo Village Board at its April 11, 2017 meeting, referred the Blight and
Substandard Study commissioned by the Village of Cairo to the Hall County Regional Planning
Commission, (the “Commission”) for review and recommendation as to its conformity with the
general plan for the development of the Village of Cairo, Hall County, Nebraska, pursuant to the
Nebraska Community Development Law, Chapter 18, Article 21, Reissue Revised Statutes of Nebraska,
as amended (the “Act”); and
WHEREAS, the Commission has reviewed said Blight and Substandard Study and confirmed the
following findings:
This property as presented in the study meets the requirements to be declared
substandard,
This property as presented in the study meets the requirements to be declared
blighted,
The factors are necessary to declare the property blighted and substandard are
sufficiently distributed to impact development across the entire site,
This property despite its potential for economic development has not experienced
significant development in large part because of the lack of public infrastructure in
and around the site,
That development of this property to its full potential is in the best interest of the
Village of Cairo and the entire region,
That there are projects ready to develop at this site if they can meet the financial goals
of the developers,
NOW, THEREFORE, BE IT RESOLVED BY THE HALL COUNTY REGIONAL
PLANNING COMMISSION AS FOLLOWS:
Section 1. The Commission hereby recommends approval of the Blight and Substandard Study.
Section 2. All prior resolutions of the Commission in conflict with the terms and provisions of
this resolution are hereby expressly repealed to the extent of such conflicts.
Section 3. This resolution shall be in full force and effect from and after its passage as provided
by law.
Grand Island Regular Meeting - 5/3/2017 Page 65 / 82
DATED: May 3, 2017.
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST:By: ___________________________________
Chair
By: ___________________________________
Secretary
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Hall County Regional Planning
Commission
Wednesday, May 3, 2017
Regular Meeting
Item M1
Wilson's Second Sub
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 5/3/2017 Page 68 / 82
April 20, 2017
Dear Members of the Board:
RE: Final Plat – Wilson’s Second Subdivision.
For reasons of Section 19-923 Revised Statutes of Nebraska, as amended, there is
herewith submitted a final plat of Wilson’s Second Subdivision, located in Hall
County, Nebraska.
This final plat proposes to create 2 lots, in a subdivision part of Lot One (1) Wilson’s
Subdivision, located in Section 3, Township 11 North, Range 9 West of the 6th P.M.,
Hall County, Nebraska, in a tract containing 11.98 acres.
You are hereby notified that the Regional Planning Commission will consider this
final plat at the next meeting that will be held at 6:00 p.m. on May 3, 2017, in the
Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
Cc: City Clerk County Clerk
City Attorney County Attorney
City Public Works County Public Works
City Utilities County Zoning Administrator
City Building Director County Building Inspector
Manager of Postal Operations Faye Zmek
N-Line Land Surveying
This letter was sent to the following School Districts 2, 19, 82, 83, 100, 126.
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Hall County Regional Planning
Commission
Wednesday, May 3, 2017
Regular Meeting
Item 1
Northwest Bridge Replacement Project
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 5/3/2017 Page 74 / 82
HALL COUNTY HIGHWAY DEPARTMENT
2900 WEST 2nd ST, GRAND ISLAND, NE 68803-5263
www.hallcountyne.gov
PHONE: (308) 385-5126 FAX: (308) 381-6486
CASEY C SHERLOCK, R.L.S.
County Surveyor / Public Works Director
caseys@hallcountyne.gov
April 17, 2017
Name
Address
City, State, Zip
RE: Grand Island Northwest Bridge Replacement Project
Project Number BRO-7040(25); Control Number 42322
To Whom it May Concern:
Enclosed is information regarding the proposed transportation improvement project on North Monitor Road
called Grand Island Northwest.
Hall County is planning the replacement of a bridge approximately 3.6 miles northwest of the intersection of
U.S. Highway 281 (US-281) and Nebraska Highway 2 (N-2) in Grand Island, Nebraska. The proposed
project would require detouring North Monitor Road traffic for the duration of construction. A designated
detour would be provided utilizing White Cloud Road, North 60th Road, Abbott Road, and North Engleman
Road. The proposed project would require the acquisition of additional property rights including new right-
of-way (ROW) for construction throughout the project area. Access to adjacent properties would be
maintained during construction, but may be limited at times due to phasing requirements. Wetland and
stream impacts are anticipated; however, no mitigation would be required. Construction is tentatively
scheduled to begin the fall of 2018 and could be complete by the spring of 2019.
The public is being encouraged to make suggestions or express concerns regarding this proposed project.
A comment sheet is included for your use. Comments will be collected through May 17, 2017. A fact sheet
and figures describing the proposed project’s details are also included with this letter. Written comments
should be submitted to: Steve Riehle, Hall County Engineer, Highway Department, 2900 W 2nd St., Grand
Island, NE, 68803; email stever@hallcountyne.gov, phone number (308)385-5126.
Hall County understands a bridge replacement project may cause temporary inconvenience and hardship,
but we are dedicated to improving Hall County’s bridges. With your help we can achieve this goal.
Sincerely,
Steve Riehle
Hall County Engineer
Grand Island Regular Meeting - 5/3/2017 Page 75 / 82
PROJECT FACT SHEET
As of April 2017
Grand Island Northwest Bridge Replacement Project Project Number BRO-7040(25); Control Number 42322
LOCATION: This proposed project is on North Monitor Road, approximately 3.6 miles northwest of the intersection of U.S. Highway 281 (US-281) and Nebraska Highway 2 (N-2) in Grand Island, Hall County, Nebraska (see Figure 1). The proposed project begins at the intersection of West White Cloud Road and North Monitor Road and extends approximately 600 feet to the south (see Figure 2).
PURPOSE AND NEED: The purpose of this proposed project is to preserve the transportation asset, improve the reliability of the transportation system, and perpetuate the mobility of the traveling public.
The need for the bridge replacement is because the bridge is structurally deficient due to extensive deterioration of the bridge components, including the substructure. Conditions include, but are not limited to, corrosion, weak spots in the steel trusses, and loss of bridge components over time. The bridge, built in 1935, is more than 75 years old and is at the end of its design life. A weight load restriction of 9 tons has been placed on the bridge due to its deteriorated condition and prevents farm equipment from crossing Prairie Creek via the bridge. Additionally, the bridge provides market access for local residents to Grand Island, Nebraska.
SCOPE OF WORK: The proposed project would remove and replace the existing Hall County Bridge (Structure Number C004013115) with a new bridge. Additional improvements include riprap, guardrail installation on all four corners of the new bridge, and widening the roadway. A temporary crossing may be needed during construction and erosion control measures would be implemented. The completed gravel roadway would have two 10-foot lanes with 4-foot of earth shoulders on each side for a total roadway width of 28 feet.
TRAFFIC VOLUMES:
CONSTRUCTION SCHEDULE: Construction is tentatively scheduled to begin the fall of 2018 and could be complete by the spring of 2019.
ACCOMMODATION OF TRAFFIC: The proposed project would require detouring North Monitor Road traffic for the duration of construction. A designated detour would be provided utilizing White Cloud Road, North 60th Road, Abbott Road, and North Engleman Road (see Figure 3).
RIGHT-OF-WAY: The proposed project would require the acquisition of additional property rights including new right-of-way (ROW) for construction throughout the project area. Access to adjacent properties would be maintained during construction, but may be limited at times due to phasing requirements.
POTENTIAL IMPACTS: Wetland and stream impacts are anticipated; however, no mitigation would be required.
ESTIMATED COST: The cost of the proposed project is approximately $856,000 and would derive from federal and county funding sources.
North Monitor Road
Year 2017 2037 Vehicles Per Day (ADT) 58 105
% Heavy Trucks 3% 3%
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PUBLIC COMMENT SHEET
Written comments submitted to Hall County are considered public information and may be shared with appropriate local, state, or federal agencies, as well as the general public, as part of the project development process.
Grand Island Northwest
Project Number BRO-7040(25); Control Number 42322
Comments may be submitted by mail, email, telephone, or in person using the contact information below. Please submit your comments and questions by May 17, 2017.
Return to: Steve Riehle email: stever@hallcountyne.gov
Hall County Engineer
Highway Department Phone: 308.385.5126 2900 W 2nd Street
Grand Island, NE 68803 website: www.hcgi.org
(Please Print)
Name:
P.O. Box:
Address:
City, State, Zip:
Phone:
Email:
The Hall County Roads Department
and the Federal Highway
Administration (FHWA) appreciate
your input. Your comments,
questions, and suggestions will be
reviewed by appropriate personnel.
Thank you for your participation.
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Detour Map
Grand Island Northwest Hall County, Nebraska
Project No. BRO-7040(25)CN 42322
0 1,000 2,000FeetYNor th
Legend
Environmental Study Area
Detour Route
Figure 3
1 inch = 2,000 feet Monitor RoadWhite Cloud Road
Abbott RoadN 60th RoadN Engleman RoadGrand Island Regular Meeting - 5/3/2017 Page 80 / 82
Hall County Regional Planning
Commission
Wednesday, May 3, 2017
Regular Meeting
Item 2
R5 Zoning Presentation
Staff Contact: Chad Nabity
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