07-05-2017 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, July 5, 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 - 7/5/2017 Page 1 / 143
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, July 5, 2017
Regular Meeting
Item A1
Agenda for July 5, 2017 Meeting
Staff Contact:
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AGENDA AND NOTICE OF MEETING
Wednesday July 5, 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 June 21, 2017.
3.Request Time to Speak.
4.Public Hearing – Zoning Change – Alda – A request from the Village
Board of Alda to amend Section 4.12(a) of the village zoning ordinance to
allow cargo storage containers in certain zoning districts. (C-24-2017A)
5.Public Hearing – Redevelopment Plan – Grand Island – Concerning an
amendment to the redevelopment plan for CRA Area 1 for a Site Specific
Redevelopment Plan of 523 E. Division/206 S. Plum, Grand Island, Hall
County, Nebraska (C-27-2017GI)
6.Public Hearing – Rezone – Grand Island – A request to rezone Lots 1, 2,
and 3 of Meadow Lane Sixth Subdivision from LLR Large Lot Residential to
B-2 General Business Zone, in the City of Grand Island, Hall County,
Nebraska (C-26-2017GI)
7.Public Hearing – Blight and Substandard Study – Grand Island –
Concerning a blight and substandard study for approximately 12,230 acres in
Proposed Community Redevelopment Area No. 25 at the Cornhusker Army
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Ammunition Plant (CAAP), bordered by Airport Road on the north, Husker
Highway on the south, Schauppsville Road on the west and 60th Road on the
east, excluding areas that have been previously declared blighted and
substandard at CAAP in Hall County, Nebraska. (C-28-2017GI)
Consent Agenda
8.Final Plat – GIPS Jefferson Subdivision – located south of 8th Street and
east of Broadwell. (2 lots and 5.0 acres)
9.Final Plat – Jack Voss Horse Country Club Fifth Subdivision – located
north of One-R Road and east of Engleman Road. (2 lots and 1.934 acres)
10.Final Plat – Phoenix Acres Second Subdivision – located south of Lepin
Road and east of Hilltop Road. (2 lots and 5.312 acres)
11.Final Plat – Clough Subdivision – located north of One-R Road and west
of Gunbarrel Road. (1 lot and 4.105 acres)
12.Budget – Proposed budget for 2017-18 fiscal year beginning October 1,
2017. (C-21-2017)
13.Hall County Zoning Review Committee Report. (C-06-2017HC)
14.Director’s Report.
15.Next Meeting August 2, 2017.
16.Adjourn.
PLEASE NOTE: This meeting is open to the public, and a current agenda is
on file at the office of the Regional Planning Commission, located on the
second floor of City Hall in Grand Island, Nebraska.
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Staff Summary July 2017 Page 1
Staff Recommendation Summary
For Regional Planning Commission Meeting
July 5, 2017
4.Public Hearing – Section 4.12(a) Cargo Storage Containers – Alda –
Public hearing and action on a request by the Village of Alda to consider
changes to the Alda Zoning regulations that would permit the placement of
cargo storage containers on properties within certain districts in the
jurisdiction of the Village of Alda. A motion is in order. (C-24-2017A)
(Hearing, Discussion, Action)
5.Public Hearing – Redevelopment Plan – Grand Island – Concerning an
amendment to the redevelopment plan for CRA Area 1 for a Site Specific
Redevelopment Plan for 523 E Division/206 S. Plum for Weinrich
Development Inc. They have plans to demolish an existing vacant single
family home and replace it with a 4 unit apartment building. A motion to
approve Resolution No. 2017-12 is in order. (C-25-2017GI) (Hearing,
Discussion, Action)
6.Public Hearing – Rezone – Grand Island - A request from Nietfeld Property
Management to rezone all of Lot 1, 2 and 3 of Meadow Lane Sixth
Subdivision from LLR Large Lot Residential to B-2 General Business Zone
within the jurisdiction of the City of Grand Island, Hall County, Nebraska.
This property is located between U.S. Highway 34 and Goldenrod Avenue
west of Shady Bend Road. The proposed use for this property includes a
machine shop and truck and trailer sales and repair with access onto U.S.
Highway 34. (C-26-2017GI) (Hearing, Discussion, Action)
7. Public Hearing – Blight and Substandard Study - Grand Island To
consider a study commissioned by the Central Nebraska Growth Foundation
for all of the Cornhusker Army Ammunition except those areas (20 and 22)
already declared blighted and substandard. This study pertains to 12,230
acres more or less of property at the former Cornhusker Army Ammunition
Plant (CAAP) west of Grand Island located between Husker Highway and
Airport Road and between of 60th Road and Schauppsville Road. Resolution
No. 2017-13 is before the commission for possible approval. (C-28-2017GI)
(Hearing, Discussion, Action)
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Staff Summary July 2017 Page 2
Consent Agenda
8.Final Plat – GIPS Jefferson Subdivision – located south of 6th street and
west of Broadwell streets, sewer and water are available in Grand Island
County, Nebraska. (2 lots and 5 acres) (Discussion and Action)
9. Final Plat – Jack Voss Hors Country Club Subdivision – located south of
Nebraska Highway 2 and west of Engelman Road, sewer and water are
available in Grand Island County, Nebraska. (2 lots and 1.934 acres)
(Discussion and Action)
10. Final Plat – Phoenix Acres Subdivision – located south of Lepin Road and
east of Hilltop Road. (2 lots and 5.312 acres) This is two existing farmsteads
that were split off legally and a reconfiguration of the property between them
and the surrounding farm ground. No new building lots are created.
(Discussion and Action)
10. Final Plat – Clough Subdivision – located north of One-R Road and west
of Gunbarrel Road. (1 lot and 4.105 acres) this is an existing farmstead split
from a tract of 20 acres or more.
(Discussion and Action)
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Hall County Regional Planning
Commission
Wednesday, July 5, 2017
Regular Meeting
Item E1
Minutes of June 21, 2017 Special Meeting
Staff Contact:
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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
June 21, 2017
The meeting of the Regional Planning Commission was held Wednesday, June 21, 2017, in the
Council Chambers - City Hall – Grand Island, Nebraska. Notice of this meeting appeared in
the "Grand Island Independent" on June 10, 2017.
Present: Pat O’Neill Dean Sears
Les Ruge Carla Maurer
Dean Kjar Hector Rubio
Leonard Rainforth Judd Allan
Greg Robb
Absent: Derek Apfel, Jaye Monter.
Other: None
Staff: Chad Nabity, Tracy Overstreet Gartner.
Press: Austin Koeller, Grand Island Independent.
1.Call to order.
Chairman O’Neill called the meeting to order at 5:15 p.m.
O’Neill stated that this was a public meeting subject to the open meetings laws of the
State of Nebraska. He noted that the requirements for an open meeting are posted on
the wall in the room and easily accessible to anyone who may be interested in reading
them.
O’Neill also noted the Planning Commission may vote to go into Closed Session on
any agenda item as allowed by State Law.
The Commission will discuss and may take action on any item listed on this agenda.
Grand Island Regular Meeting - 7/5/2017 Page 9 / 143
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 June 7, 2017 meeting.
A motion was made by Sears and seconded by Mauer to approve the minutes of
the June 7, 2017 meeting.
The motion carried with nine members in favor (Allan, O’Neill, Ruge, Maurer,
Robb, Rainforth, Rubio, Sears and Kjar) and no members voting no or
abstaining.
3.Request Time to Speak.
None.
4.Public Hearing – Blight and Substandard Study – Grand Island –
Concerning a blight and substandard study for Area 24 comprising 0.74 acres on
Lots 1, 2, and 3 of West View Subdivision and adjoining rights-of-way located
at 701, 711 and 715 N. Howard in the City of Grand Island, Nebraska. (C-23-
2017GI)
O’Neill opened the public hearing.
Nabity explained the microblight project for proposed Area 24, which is immediately
east of St. Francis Medical Center. The three lots have one house and two vacant lots
that have gone undeveloped in the city limits. Nabity said the owner, Jerry Huismann of
TAM, would likely submit a request for tax increment financing if the area is found to
be blighted and substandard. In response to questions, Nabity said the TIF could be
used toward the cost of demolishing the house and adding additional services to serve
single-family homes or duplexes. Sears commented that he lives on the east side of this
same block and knows that 7th Street was vacated more than 40 years ago and storm
sewer was located in the vacated street. Nabity said that storm sewer may be expensive
to move. Huismann thanked Sears for the past history on the vacant lot.
O’Neill closed the public hearing.
A motion was made by Ruge and seconded by Sears to recommend approval of the
blight and substandard study for Area 24 and Resolution No. 2017-11.
The motion carried with nine members in favor (Allan, O’Neill, Ruge, Maurer,
Robb, Rainforth, Rubio, Sears and Kjar) and no members voting no or
abstaining.
Grand Island Regular Meeting - 7/5/2017 Page 10 / 143
10. Director’s Report.
Nabity said reported that all the municipalities in Hall County have approved
resolutions in support of Hall County’s Livestock Friendly County application. The
Planning Department will be completing the application in the next week or two and
submitting it to the Nebraska Department of Agriculture.
12. Next Regular Meeting July 5, 2017.
13. Adjourn
O’Neill adjourned the meeting at 5:28 p.m.
___________________________________________
Leslie Ruge, Secretary
By Tracy Overstreet Gartner
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Hall County Regional Planning
Commission
Wednesday, July 5, 2017
Regular Meeting
Item F1
Public Hearing-Section 4.12(a) Cargo Storage Containers-Alda
Staff Contact:
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Agenda Item #4
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
June 15, 2017
SUBJECT:
Concerning proposed amendments to the Zoning Ordinance for the Village of
Alda and its one-mile extra-territorial jurisdiction. Amendments to be
considered pertain to Article 4 and would add Section 4.12(a) of the Alda
Zoning Ordinance defining Cargo Storage Containers and the regulations
pertaining to the placement of such containers on property. (C-24-2017A)
PROPOSAL:
The Alda Village Board has forwarded the proposed additions to the Alda Zoning
Regulations for review and recommendation by the Regional Planning
Commission. The Village has been dealing with issues regarding the use and
placement of cargo containers on property within its jurisdiction. The proposed
amendment is designed to provide clear direction to citizens and village staff
regarding this use on property within the jurisdiction of the Village.
OVERVIEW:
The proposed changes would add Section 4.12(a) to Article 4 of the Alda Zoning
Regulations as shown in the attachment.
Cargo Storage Containers would be permitted in the R-9, BGC, BG, I-1, I-2,
PUD, AG and TA districts. Only one container would be permitted unless
approval is granted by the Village Board for more than one container. Containers
in place for more than six months must be anchored. All containers must be kept
free from dents, rust and graffiti and painted to blend in with surrounding
structures. Containers cannot be used for as a housing unit or for animal
containment or kennels.
RECOMMENDATION:
That the Regional Planning Commission recommend that the Alda approve
the changes to the Alda Village Code as requested.
___________________ Chad Nabity AICP, Planning Director
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Hall County Regional Planning
Commission
Wednesday, July 5, 2017
Regular Meeting
Item F2
Redevelopment Plan 523 E Division/206 South Plum Weinrich
Development Inc Grand Island
Staff Contact:
Grand Island Regular Meeting - 7/5/2017 Page 18 / 143
Agenda Item #5
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
June 27, 2017
SUBJECT:
Redevelopment plan amendment for property located in Blight and Substandard Area 1 for a
Site Specific Redevelopment Plan for property located at the 523 E Division Street/206 S.
Plum Street in Grand Island, in Hall County, Nebraska to support this development. (C-27-
2017GI)
PROPOSAL:
The Weinrich Development Inc. is proposing to demolish the existing vacant house at this
location and build a four unit apartment building at this location. The property is zoned R-4
High Density Residential as such this is a permitted principal use.
OVERVIEW:
The purpose of the CRA and the designated blight and substandard areas is to provide
incentives for development in underdeveloped areas of the community. This proposed plan
encourages a mix of commercial and residential uses that has been identified as a priority
for development in the downtown area. This area has already been declared blighted and
substandard by the CRA, the Hall County Regional Planning Commission and the Grand
Island City Council.
This project is consistent with the existing zoning and the future land use plan for this
area within the City of Grand Island. This is evident by the fact that the property is zoned R-
4 High Density Residential. The R-4 zone allows for a residential uses with a maximum
density of 1 unit per 1000 square foot of property. The lot in question is 8,712 square feet
so would support up to an 8 unit apartment building if parking could be provided it would
support a 4 unit building.
The Regional Planning Commission recommendation is limited to the appropriateness of the
proposed use at this location. The Grand Island Comprehensive Plan calls for commercial
and residential uses here.
The Planning Commission is required to comment on these applications to confirm that
expenditure of public funds through TIF is not supporting uses that would be inconsistent
with the comprehensive plan. The proposed use for a mixed use development at this
location appears to be supported by the plan.
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RECOMMENDATION:
That the Regional Planning Commission recommends that City Council approve of the
redevelopment plan amendment as submitted. A resolution is attached for your
consideration.
___________________ Chad Nabity AICP, Planning Director
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Redevelopment Plan Amendment
Grand Island CRA Area 1
June 2017
The Community Redevelopment Authority (CRA) of the City of Grand Island
intends to amend the Redevelopment Plan for Area 1 with in the city, pursuant to
the Nebraska Community Development Law (the “Act”) and provide for the
financing of a specific infrastructure related project in Area 1.
Executive Summary:
Project Description
THE REDEVELOPMENT PROPERTY LOCATED AT 523 E. DIVISION STREET
(206 S. PLUM STREET) FOR RESIDENTIAL USES, INCLUDING DEMOLITION OF
THE EXISTING STRUCTURE, SITE WORK AND CONSTRUCTION OF A NEW
TWO-STORY, FOUR-UNIT APARTMENT BUILDING AND ALL REQUIRED
OFFSTREET PARKING.
The use of Tax Increment Financing to aid in expenses associated with redevelopment of
the property located at 523 E. Division Street from a vacant single-family home into a
four-unit apartment building. The use of Tax Increment Financing is an integral part of
the development plan and necessary to make this project affordable. The project will
result in removing a vacant substandard unit and replacing it with four new three-
bedroom units. The addition of the residential units is consistent with R-4 High Density
Zoning District and additional units are needed to meet the goals of the 2014 Housing
Study. This project as proposed would not be possible without the use of TIF.
Weinrich Developments Inc. is the owner of the property. They purchased this property
in 2013. The purchase price is not included as an eligible TIF activity. The building is
currently vacant. The developer is responsible for and has provided evidence that they
can secure adequate debt-financing to cover the costs associated with this project. The
Grand Island Community Redevelopment Authority (CRA) intends to pledge the ad
valorem taxes generated for up to 15 years for a period beginning January 1, 2019
towards the allowable costs and associated financing for the renovation of this building.
TAX INCREMENT FINANCING TO PAY FOR THE REHABILITATION OF THE
PROPERTY WILL COME FROM THE FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
523 E. Division Street in Grand Island Nebraska (Address will be changed to 206 S.
Plum Street with issuance of a new building permit for the project.)
Legal Descriptions: Lot One (1) in Block One Hundred Forty Six (146) Union Pacific
Railway Company’s Second Addition to the City Grand Island, Hall County, Nebraska
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Existing Land Use and Subject Property
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The tax increment will be captured for the tax years for which the payments become
delinquent in years 2018 through 2032 inclusive.
The real property ad valorem taxes on the current valuation will continue to be paid
to the normal taxing entities. The increase will come from the construction of the
proposed apartment building as permitted in the R-4 High Density Residential
Zoning District.
Statutory Pledge of Taxes.
In accordance with Section 18-2147 of the Act and the terms of the Resolution
providing for the issuance of the TIF Note, the Authority hereby provides that any ad
valorem tax on the Redevelopment Project Area for the benefit of any public body be
divided for a period of up to 15 years after the effective date of this provision as set forth
in the Redevelopment Contract, consistent with this Redevelopment Plan. Said taxes
shall be divided as follows:
a. That portion of the ad valorem tax which is produced by levy at the rate
fixed each year by or for each public body upon the redevelopment project valuation shall
be paid into the funds, of each such public body in the same proportion as all other taxes
collected by or for the bodies; and
b. That portion of the ad valorem tax on real property in the
redevelopment project in excess of such amount, if any, shall be allocated to and, when
collected, paid into a special fund of the Authority to pay the principal of; the interest on,
and any premiums due in connection with the bonds, loans, notes, or advances on money
to, or indebtedness incurred by, whether funded, refunded, assumed, or otherwise, such
Authority for financing or refinancing, in whole or in part, a redevelopment project.
When such bonds, loans, notes, advances of money, or indebtedness including interest
and premium due have been paid, the Authority shall so notify the County Assessor and
County Treasurer and all ad valorem taxes upon real property in such redevelopment
project shall be paid into the funds of the respective public bodies.
Pursuant to Section 18-2150 of the Act, the ad valorem tax so divided is hereby pledged
to the repayment of loans or advances of money, or the incurring of any indebtedness,
whether funded, refunded, assumed, or otherwise, by the CRA to finance or refinance, in
whole or in part, the redevelopment project, including the payment of the principal of,
premium, if any, and interest on such bonds, loans, notes, advances, or indebtedness.
Redevelopment Plan Amendment Complies with the Act:
The Community Development Law requires that a Redevelopment Plan and Project
consider and comply with a number of requirements. This Plan Amendment meets the
statutory qualifications as set forth below.
1. The Redevelopment Project Area has been declared blighted and substandard by
action of the Grand Island City Council on December 19, 2000.[§18-2109] Such
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declaration was made after a public hearing with full compliance with the public
notice requirements of §18-2115 of the Act.
2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (13)
(a) and §18-2110]
Grand Island adopted a Comprehensive Plan on July 13, 2004. This redevelopment plan
amendment and project are consistent with the Comprehensive Plan, in that no changes in
the Comprehensive Plan elements are intended. This plan merely provides funding for
the developer to rehabilitate the building for permitted uses on this property as defined by
the current and effective zoning regulations. The Hall County Regional Planning
Commission held a public hearing at their meeting on July 5, 2017 and passed Resolution
2017-?? confirming that this project is consistent with the Comprehensive Plan for the
City of Grand Island.
3. The Redevelopment Plan must be sufficiently complete to address the following
items: [§18-2103(13) (b)]
a. Land Acquisition:
The Redevelopment Plan for Area 1 provides for real property acquisition and this plan
amendment does not prohibit such acquisition. There is no proposed acquisition by the
authority.
b. Demolition and Removal of Structures:
The project to be implemented with this plan provides for the demolition and removal of
a vacant single-family home on this property. This property has been vacant for more
than 90 days.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. All of the area
around the site in private ownership is planned for Downtown Commercial use which
includes higher density housing. This property is in private ownership. [§18-2103(b) and
§18-2111]
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City of Grand Island Future Land Use Map
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d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned R-4 High Density Residential zone. No zoning changes are anticipated
with this project. No changes are anticipated in street layouts or grades. No changes are
anticipated in building codes or ordinances. Nor are any other planning changes
contemplated. [§18-2103(b) and §18-2111]
e. Site Coverage and Intensity of Use
The developer is proposing to increase the number of dwelling units on the property from
one to four. The size of the building and lot coverage will increase, but remain in
conformance with the applicable regulations regarding site coverage and intensity of use.
[§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Sewer and water are available to support this development. The developer will be
required meet the minimum sewer and water line sizing requirements to serve the number
of dwelling units and fixtures.
Electric utilities are sufficient for the proposed use of this building.
No other utilities would be impacted by the development.
The developer will be responsible for replacing any sidewalks damaged during
construction of the project.
No other utilities would be impacted by the development. [§18-2103(b) and §18-2111]
4. The Act requires a Redevelopment Plan provide for relocation of individuals and
families displaced as a result of plan implementation. This property, owned by the
developer, is vacant and has been vacant for more than 1 year; no relocation is
contemplated or necessary. [§18-2103.02]
5. No member of the Authority, nor any employee thereof holds any interest in any
property in this Redevelopment Project Area. [§18-2106] No members of the
authority or staff of the CRA have any interest in this property.
6. Section 18-2114 of the Act requires that the Authority consider:
a. Method and cost of acquisition and preparation for redevelopment and estimated
proceeds from disposal to redevelopers.
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The developer owns this property and acquisition is not part of the request for tax
increment financing. The estimated costs for this project are $300,512. Demolition
expenses are estimated at $11,500. Site improvements including: tree removal, utility
improvements, sidewalks and other flat concrete of $33,668, Architectural and
Engineering planning services of $2,000 and are included as a TIF eligible expense.
Legal, Developer and Audit Fees including a reimbursement to the City and the CRA of
$5,600 are included as TIF eligible expense. The total of eligible expenses for this project
is $52,768.
No property will be transferred to redevelopers by the Authority. The developer
will provide and secure all necessary financing.
b. Statement of proposed method of financing the redevelopment project.
The developer will provide all necessary financing for the project. The Authority will
assist the project by granting the sum of $52,768 from the proceeds of the TIF. This
indebtedness will be repaid from the Tax Increment Revenues generated from the project.
TIF revenues shall be made available to repay the original debt and associated interest
after January 1, 2018 through December 2032.
c. Statement of feasible method of relocating displaced families.
No families will be displaced as a result of this plan.
7. Section 18-2113 of the Act requires:
Prior to recommending a redevelopment plan to the governing body for approval, an
authority shall consider whether the proposed land uses and building requirements in the
redevelopment project area are designed with the general purpose of accomplishing, in
conformance with the general plan, a coordinated, adjusted, and harmonious development
of the city and its environs which will, in accordance with present and future needs,
promote health, safety, morals, order, convenience, prosperity, and the general welfare, as
well as efficiency and economy in the process of development, including, among other
things, adequate provision for traffic, vehicular parking, the promotion of safety from
fire, panic, and other dangers, adequate provision for light and air, the promotion of the
healthful and convenient distribution of population, the provision of adequate
transportation, water, sewerage, and other public utilities, schools, parks, recreational and
community facilities, and other public requirements, the promotion of sound design and
arrangement, the wise and efficient expenditure of public funds, and the prevention of the
recurrence of insanitary or unsafe dwelling accommodations or conditions of blight.
The Authority has considered these elements in proposing this Plan Amendment. This
amendment, in and of itself will promote consistency with the Comprehensive Plan. This
will have the intended result of preventing recurring elements of unsafe buildings and
blighting conditions. This will remove a vacant residential structure and replace it with
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four brand new dwelling units in a manner consistent with the goals of the 2014 Housing
Study for the City of Grand Island.
8. Time Frame for Development
Development of this project is anticipated to be completed between August 2017 and
December of 2018. Excess valuation should be available for this project for up to 15
years beginning with the 2018 tax year.
9. Justification of Project
This is a single-family dwelling that has been vacant for several years. It was originally
built in 1907. The costs to renovate this structure would exceed the value of the structure
and not result in quality housing. The proposed replacement with a four-unit apartment
building will provide new quality housing in an existing neighborhood and remove a
structure contributing to blight within the neighborhood.
10. Cost Benefit Analysis Section 18-2113 of the Act, further requires the Authority
conduct a cost benefit analysis of the plan amendment in the event that Tax Increment
Financing will be used. This analysis must address specific statutory issues.
As authorized in the Nebraska Community Development Law, §18-2147, Neb. Rev. Stat.
(2012), the City of Grand Island has analyzed the costs and benefits of the proposed
Redevelopment Project, including:
Project Sources and Uses. Public funds from tax increment financing in the amount of
$52,768 provided by the Grand Island Community Redevelopment Authority will be
required to complete the project. This investment by the Authority will leverage
$247,744 in private sector financing; a private investment of $4.69 for every TIF dollar
invested.
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Use of Funds.
Description TIF Funds Private Funds Total
Site Acquisition $25,000 $25,000
Site Improvements/Utilities $33,668 $33,668
New Construction Costs $207,644 $207,644
Legal and Plan $3,500 $3,500
Engineering/Arch $2,000 $2,000
Demolition $11,500 $11,500
City Fees/Reimbursements $2,100 $2,100
Financing Fees $5,100 $5,100
Contingency $10,000 $10,000
TOTALS $52,768 $247,744 $300,512
Tax Revenue. The property to be redeveloped has January 1, 2017, valuation of
approximately $39,149. Based on the 2016 levy this would result in a real property tax of
approximately $816. It is anticipated that the assessed value will increase by $260,851
upon full completion, as a result of the site redevelopment. This development will result
in an estimated tax increase of over $5,600 annually. The tax increment gained from this
Redevelopment Project Area would not be available for use as city general tax revenues,
for a period of 15 years, or such shorter time as may be required to amortize the TIF
bond, but would be used for eligible private redevelopment costs to enable this project to
be realized.
Estimated 2018 assessed value:$ 39,149
Estimated taxable value after completion $ 300,000
Increment value $ 260,851
Annual TIF generated (estimated)$ 5,669
TIF bond issue $ $52,768
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $39,149. The
proposed redevelopment will create additional valuation of $260,851. No tax shifts are
anticipated from the project. The project creates additional valuation that will support
taxing entities long after the project is paid off.
(b) Public infrastructure and community public service needs impacts and local tax
impacts arising from the approval of the redevelopment project;
No additional public service needs have been identified. Existing water and waste
water facilities will not be impacted by this development. The electric utility has
sufficient capacity to support the development. It is not anticipated that this will impact
schools. The Grand Island Public School system was notified of this application prior to
Grand Island Regular Meeting - 7/5/2017 Page 29 / 143
consideration of this plan by the Grand Island CRA, Regional Planning Commission or
City Council. Fire and police protection are available and should not be negatively
impacted by this development.
(c) Impacts on employers and employees of firms locating or expanding within the
boundaries of the area of the redevelopment project;
This will provide additional housing options consistent with the 2014 Housing Study
for the City Grand Island.
(d) Impacts on other employers and employees within the city or village and the
immediate area that are located outside of the boundaries of the area of the
redevelopment project; and
This project will not have a negative impact on other employers in any manner
different from any other expanding business within the Grand Island area.
(e) Any other impacts determined by the authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
This project is consistent with the goals of Grow Grand Island and the 2014 Housing
Study.
Time Frame for Development
Development of this project is anticipated to be completed during between August of
2017 and December 31 of 2018. The base tax year should be calculated on the value of
the property as of January 1, 2017. Excess valuation should be available for this project
for 15 years beginning in 2018 with taxes due in 2019. Excess valuation will be used to
pay the TIF Indebtedness issued by the CRA per the contract between the CRA and the
developer for a period not to exceed 15 years or an amount not to exceed $52,768 the
projected amount of increment based upon the anticipated value of the project and current
tax rate. Based on the estimates of the expenses of the rehabilitation the developer will
spend at least $52,678 on TIF eligible activities in excess of other grants given. Based on
the projected increment the bonds on this project will be paid off in year 9 or 10
depending on final valuation.
Grand Island Regular Meeting - 7/5/2017 Page 30 / 143
Resolution Number 2017-12
HALL COUNTY REGIONAL PLANNING COMMISSION
A RESOLUTION RECOMMENDING APPROVAL OF A SITE SPECIFIC
REDEVELOPMENT PLAN OF THE CITY OF GRAND ISLAND, NEBRASKA;
AND APPROVAL OF RELATED ACTIONS
WHEREAS, the Chairman and Board of the Community Redevelopment Authority of the City of
Grand Island, Nebraska (the “Authority”), referred the Redevelopment Plan for 523 E Division St./206
S Plum Street by Weinrich Developoment Inc. 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 Section 18-2112 of the
Community Development Law, Chapter 18, Article 21, Reissue Revised Statutes of Nebraska, as
amended (the “Act”); and
WHEREAS, the Commission has reviewed said Redevelopment Plan as to its conformity with
the general plan for the development of the City of Grand Island, Hall County finding;
The proposed use as described in this plan is in compliance with the Comprehensive Plan for the
City of Grand Island.
NOW, THEREFORE, BE IT RESOLVED BY THE HALL COUNTY REGIONAL
PLANNING COMMISSION AS FOLLOWS:
Section 1. The Commission hereby recommends approval of the Redevelopment Plan.
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.
DATED: July 5, 2017
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST:By: ___________________________________
Chair
By: ___________________________________
Secretary
Grand Island Regular Meeting - 7/5/2017 Page 31 / 143
Hall County Regional Planning
Commission
Wednesday, July 5, 2017
Regular Meeting
Item F3
Zoning Change LLR to B2 Lots 1 2 and 3 Meadow Lane Sixth
Subdivision-Grand Island ETJ
Staff Contact:
Grand Island Regular Meeting - 7/5/2017 Page 32 / 143
Agenda Item # 6
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
June 26, 2017
SUBJECT:Zoning Change (C-26-2017GI)
PROPOSAL:This application includes approximately 11.86 acres of land north of U.S.
Highway 34 and west of Shady Bend Road. This is the vacant property located
immediately east of the property zoned B-2 General Business on the corner of U.S.
Highway 34 and Shady Bend Road. The property is located within the 2 mile extra-
territorial zoning jurisdiction of the City of Grand Island.
The applicant is asking that the zoning on this property be changed from LLR Large Lot
Residential Zone to B-2 General Business. The stated purpose of this rezoning is to
allow the potential buyers of this property to build a small machine shop and a semi-
trailer sales and repair facility.
OVERVIEW:
Site Analysis
Current zoning designation:LLR-Transitional Agriculture.
Intent of zoning district LLR To provide for a transition from rural to
urban uses, and is generally located on the fringe of
the urban area. This zoning district permits
residential dwellings at a maximum density of two
dwelling units per acre, as well as other open space
and recreational activities.
Permitted and conditional uses:LLR- Agricultural uses, recreational uses,
transitional uses such as: greenhouses and
veterinary clinics and residential uses at a density
of 1 unit per 20 acres.
Comprehensive Plan Designation:Designated for future medium density residential to
office development the area immediately to the east
is planned and zoned for highway commercial uses
and Council previously amended the future land
use map and rezoned the Mile Bridge school ¼
mile to the east for commercial uses.
Existing land uses.Undeveloped property
Adjacent Properties Analysis
Current zoning designations:East: B-2 General Business Zone
South: TA-Transitional Agriculture Zone,
North, and West: TA-Transitional Agriculture.
Intent of zoning distcrict B-2 The intent of this zoning district is to provide for the
service, retail and wholesale needs of the general community.
Grand Island Regular Meeting - 7/5/2017 Page 33 / 143
This zoning district will contain uses that have users and
traffic from all areas of the community and trade areas, and
therefore will have close proximity to the major traffic
corridors of the City. Residential uses are permitted at the
density of the (R-4) High Density Residential Zoning District.
TA The intent of this zoning district is to provide for a
transition from rural to urban uses, and is generally located on
the fringe of the urban area. This zoning district permits both
farm and non-farm dwellings as well as other open space and
recreational activities. The intent of the zoning district also
would allow the limited raising livestock within certain
density requirements.
Permitted and conditional uses:TA- Agricultural uses, recreational uses and
residential uses at a density at a density of 1 unit
per 20 acres. Limited animal agriculture.
Comprehensive Plan Designation:North Designated for future low to medium density
residential development.
East Highway Commercial
West: Medium Density Residential:
South: Transitional Agriculture
Existing land uses:East: Commercial and Residential
North Residential
South and West: U.S. Highway 34 and
Agricultural land
Grand Island Regular Meeting - 7/5/2017 Page 34 / 143
Future Land Use Map from Grand Island Comprehensive Plan
Grand Island Regular Meeting - 7/5/2017 Page 35 / 143
Future Land Use Map Descriptions and Policies
MO - Medium Residential to Office
This land use area is intended to provide for a mixture of single-family housing units with multi-family
housing alternatives such as townhouse, condo or apartment buildings. Residential densities of more than
15 dwelling units per acre. In addition to residential uses in the MO, limited commercial in the form of
offices is also allowed. This area has a higher density of dwellings per acre as compared to the LM land
use district.
The MO district will tend to bring more vehicles, potentially wider streets and faster traffic, and more
opportunity for a diversity of uses. Therefore, a development must be effectively sited, landscaped, and
buffered, as well as having adequate provisions for open space. Architectural features will also be a key
element in blending the mix of residential densities and limited office uses. The Medium Density
Residential/Office Area is appropriate for smaller scale mixed residential/office use development where a
variety of densities can be accomplished.
HC - HIGHWAY COMMERCIAL
This land use area is intended to accommodate uses that serve a more regional clientele that come from
miles away. These uses are typically accessible only by car, and include hotels and motels, large retailers,
malls, office and business parks, etc.
The Highway Commercial classification designates areas for retail, service and office establishments
intended to serve several neighborhoods. Community business areas should be located as business clusters
rather than arterial strip commercial development.
Internal street networks with access roads serving multiple developments and landscaping are required
within this land use designation.
LM - LOW TO MEDIUM RESIDENTIAL (
The Low to Medium Residential land use would encompass residential uses with a density up to 15
dwelling units per acre. City services such as water and sewer should be provided in areas where densities
with one dwelling unit per acre.
This land use area is intended to allow for the continuation of some typical density subdivision
developments, similar to those that exist along the edges of the community.
Grand Island Regular Meeting - 7/5/2017 Page 36 / 143
EVALUATION:
Positive Implications:
Would not negatively impact traffic on Highway 34: The proposed use as a heating
and air conditioning supply business would not negatively impact traffic on U.S.
Highway 34. Access to both businesses would be a shared access at the west end
of the property.
Largely consistent with the City’s Comprehensive Land Use Plan: The subject
property is designated for long term medium density residential to office
development, but is immediately adjacent to an area planned for and zoned for
commercial development. The Grand Island City Council amended the future land
use map to designate Mile Bridge school for commercial development in December
2004 so it is likely that this stretch of U.S. 34 will develop to support commercial
uses. Especially those uses aimed at people traveling to and from Grand Island.
Negative Implications:
Uses other than those proposed are allowed in the B2 zoning district: Potential uses
for the site would include a convenience store, night club/bar, restaurant, and strip
commercial. A copy of the uses allowed in the B2 Zoning District is attached.
Lack or municipal infrastructure: Sewer and water are not available to this property.
Changing the zoning on this property at this point would likely encourage additional
development in this area prior to the development of municipal infrastructure. The
proposed uses would not require municipal infrastructure so would fit here.
RECOMMENDATION:
That the Regional Planning Commission recommend that the Grand Island City
Council change the zoning on this site from LLR Large Lot Residential to B-2
General Business. to the zoning on this site.
___________________ Chad Nabity AICP, Planning Director
Grand Island Regular Meeting - 7/5/2017 Page 37 / 143
Grand Island Regular Meeting - 7/5/2017 Page 38 / 143
§36-68. (B-2) General Business Zone
Intent: The intent of this zoning district is to provide for the service, retail and wholesale needs of
the general community. This zoning district will contain uses that have users and traffic from all areas of
the community and trade areas, and therefor will have close proximity to the major traffic corridors of the
City. Residential uses are permitted at the density of the (R-4) High Density Residential Zoning District.
(A) Permitted Principal Uses: The following principal uses are permitted in the (B-2) General Business
Zoning District.
(1) Stores and shops that conduct retail business, provided, all activities and display goods are carried
on within an enclosed building except that green plants and shrubs may be displayed in the open, as
per the Zoning Matrix [Attachment A hereto]
(2) Office and office buildings for professional and personal service as found in the Zoning Matrix
[Attachment A hereto]
(3) Agencies as found in the Zoning Matrix [Attachment A hereto]
(4) Dwelling units
(5) Board and lodging houses, fraternity and sorority houses
(6) Truck, bush and tree farming, provided, there is no display or sale at retail of such products on the
premises
(7) Public parks and recreational areas
(8) Country clubs
(9) Public, parochial and private schools having a curriculum equivalent to an elementary or higher
educational level
(10) Colleges offering courses of general instruction, including convents, monasteries, dormitories, and
other related living structures when located on the same site as the college
(11) Churches, synagogues, chapels, and similar places of religious worship and instruction of a quiet
nature
(12) Utility substations necessary to the functioning of the utility, but not including general business
offices, maintenance facilities and other general system facilities, when located according to the yard
space rules set forth in this section for dwellings and having a landscaped or masonry barrier on all
sides. Buildings shall be of such exterior design as to harmonize with nearby properties
(13) Public and quasi-public buildings for cultural use
(14) Railway right-of-way but not including railway yards or facilities
(15) Nonprofit community buildings and social welfare establishments
(16) Hospitals, nursing homes, convalescent or rest homes
(17) Radio and television stations (no antennae), private clubs and meeting halls
(18) Vocational or trade schools, business colleges, art and music schools and conservatories, and
other similar use
(19) Preschools, nursery schools, day care centers, children's homes, and similar facilities
(20) Group Care Home with less than eight (8) individuals
(21) Elderly Home, Assisted Living
(22) Stores and shops for the conduct of wholesale business, including sale of used merchandise
(23) Outdoor sales and rental lots for new and used automobiles, boats, motor vehicles, trailers,
manufactured homes, farm and construction machinery, etc.
(24) Specific uses such as: archery range, billboards, drive-in theater, golf driving range, storage yard
(no junk, salvage or wrecking)
(25) Manufacture, fabrication or assembly uses incidental to wholesale or retail sales wherein not more
than 20% of the floor area is used
(26) Other uses as indicated in the Zoning Matrix [Attachment A hereto]
(B) Conditional Uses: The following uses are subject to any conditions listed in this chapter and are subject
to other conditions relating to the placement of said use on a specific tract of ground in the (B-2) General
Business Zoning District as approved by City Council.
(1) Recycling business
(2) Towers
(3) Other uses as indicated in the Zoning Matrix [Attachment A hereto]
(C) Permitted Accessory Uses:
(1) Building and uses accessory to the permitted principal use.
Grand Island Regular Meeting - 7/5/2017 Page 39 / 143
(D) Space Limitations:
Uses Minimum Setbacks
A B C D E
Minimum
Parcel
Area (feet)
Minimum
Lot Width
(feet)
Front
Yard
(feet)
Rear
Yard
(feet)
Side
Yard
(feet)
Street
Side
Yard
(feet)
Maximum
Ground
Coverage
Maximum
Building
Height (feet)
Permitted
Uses
3,000 30 10 01 02 10 100%55
Condition
al Uses
3,000 30 10 01 02 10 100%55
1 No rear yard setback is required unless bounded by an alley, then a setback of 10 feet is required.
2.No side yard setback is required, but if provided, not less than five feet, or unless adjacent to a
parcel whose zone requires a side yard setback, then five feet. When adjacent to a public alley, the
setback is optional and may range from 0 feet to 5 feet.
(E) Miscellaneous Provisions:
(1) Supplementary regulations shall be complied with as defined herein
(2) Only one principal building shall be permitted on one zoning lot except as otherwise provided
herein.
Grand Island Regular Meeting - 7/5/2017 Page 40 / 143
Abstracting services
Accounting & bookkeeping services
Advertising services, direct mail
Advertising services, general
Agricultural, business and personal
credit services including credit union
Agricultural chemical & fertilizers -
wholesale
Agricultural fertilizers, hazardous &
non hazardous - retail
Agricultural operations
Air conditioning, heating &
plumbing contracting services
Alteration, pressing & garment
repair services
Ambulance services
Animal hospital services
Antiques - retail
Apparel & accessories - retail
Appliances (household) - retail
Appliance repair services
Architectural, engineering &
planning - professional services
Arenas & fieldhouses
Armateur rewinding services
Armed forces reserve center
Art galleries, publicly owned
Artists - painters, sculptors,
composers, & authors
Athletic field or playfield
Auditing, accounting & bookkeeping
services
Auditoriums, public
Automobile & other motor vehicle
repair services
Automobile & other motor vehicles -
retail
Automobile & truck rental services
Automobile equipment - wholesale
Automobile parts & supplies - retail
Automobile wash services
Bait shops
Bakeries non-manufacturing - retail
Banking services
Barber services
Batch Plants - temporary
Beauty services
Bed and breakfast residence
Beer, wine & alcoholic beverages -
wholesale
Bicycles - retail
Blueprinting & photocopying
services
Boarding & rooming houses
Boat sales, service and rentals
Bookkeeping, auditing & accounting
services
Books, magazines & newspapers
distributing - wholesale
Books - publishing & printing
Books - retail
Bottled gas - retail
Bowling alleys
Building materials - retail
Building materials & lumber -
wholesale
Business & management consulting
services
Business offices not elsewhere listed
Butter - manufacturing
Cable TV maintenance yard
Cameras & photographic supplies -
retail
Camp grounds, general
Camp grounds, group
Candy, nut, & confectionery - retail
Carpentry & wood flooring services
Carpet & rug cleaning & repair
service
Charitable & welfare services
Chiropractors, optometrists, & other
similar health services
Churches , synagogues & temples
Civic, social & fraternal associations
Clock, watch & jewelry repair
services
Commercial & industrial machinery,
equipment & supplies - wholesale
Commodity & securities brokers,
dealers & exchanges & services
Confectionery, nut & candy - retail
Construction & lumber materials -
wholesale
Construction services - temporary
Convalescent,, nursing & rest home
services
Convents
Convenience store
Country club
Credit reporting, adjustment &
collection services
Credit unions & agricultural,
business & personal credit services
Crematory, funeral & mortuary
services
Curtains, draperies & upholstery -
retail
Dairy products - retail
Dairy products - wholesale
Day care centers
Dental laboratory services
Dental services
Department stores - retail
Detective & protective services
Direct mail advertising services
Direct selling organizations - retail
Discount & variety stores - retail
Disinfecting & exterminating
services
Dormitories, college
Draperies, curtains & upholstery -
retail
Drug & proprietary - retail
Dry cleaning & laundering, self
service
Dry cleaning, laundering & dyeing
services, except rugs
Dry goods & general merchandise -
retail
Dry goods & notions - wholesale
Duplicating, mailing, & stenographic
services
Dwelling, multi-family
Dwelling, single-family
Dwelling, two-family
Dyeing, dry cleaning & laundry
services, except rugs
Egg & poultry - retail
Electrical apparatus & equipment,
wiring supplies, & construction
materials - wholesale
Electrical contractor services
Electrical appliances, phonographs,
televisions, tape players & radio sets
- wholesale
Electrical repair services, except
radio & television
Electrical supplies - retail
Electricity regulating substations
Employment services
Engineering, planning architectural
professional services
Equipment & supplies for service
establishments - wholesale
Equipment rental & leasing services
Exhibition halls
Exterminating
Fairgrounds
Farm machinery & equipment - retail
Farm products warehousing &
storage excluding stockyards -
nonhazardous
Farm supplies - retail
Farms, commercial forestry
Farms, grain crops
Farms, hay & alfalfa
Farms, fiber crops
Farms, fruits, nuts or vegetables
Farms, nursery stock
Feeds, grains & hay - retail
Fertilizers, agricultural nonhazardous
- retail
Fieldhouses & arenas
Fire protection & related activities
Fish & seafood's - retail
Fish & seafood's - wholesale
Floor covering - retail
Florists - retail
Food lockers & storage services
Fraternal, civic & social associations
Fraternity & sorority houses
Fruits & vegetables (fresh) -
wholesale
Fruits & vegetables - retail
Fuel, except fuel oil & bottled gas -
retail
Fuel oil - retail
Funeral, mortuary & crematory
services
Fur repair & storage services
Furniture & home furnishings -
wholesale
Furniture - retail
Furniture repair & reupholstery
services
Furies & fur apparel - retail
Garden supplies & landscape nursery
- retail
Garment repair, alteration & pressing
services
Gasoline service stations - retail
General stores - retail
Gifts, novelties & souvenirs - retail
Glass, paint & wallpaper - retail
Grains, feeds & hay - retail
Green houses
Groceries - retail
Grand Island Regular Meeting - 7/5/2017 Page 41 / 143
Group care home
Gymnasiums & athletic clubs
Hardware - retail
Hardware - wholesale
Hay, grains & feeds - retail
Health resorts
Health & exercise spas
Hearing aids, optical goods,
orthopedic appliances & other
similar devices - retail
Heating, air conditioning &
plumbing contracting services
Heating & plumbing equipment &
supplies - retail
Hobby supplies - retail
Holding & investment services
Hospital services
Hotels, tourist courts, & motels
Household appliances - retail
Ice - retail
Ice skating rinks, indoor
Insurance agents & brokers services
Insurance carriers
Internet service
Investment & holding services
Janitorial services
Jewelry - retail
Jewelry, watch & clock repair
services
Labor unions & similar labor
organizations
Landscape contracting services
Landscape nursery & garden
supplies - retail
Lapidary work
Laundering & dry cleaning, self-
service
Laundering, dry cleaning & dyeing
services, except rugs
Lawn care - services
Legal services
Libraries
Liquor - retail
Locksmith services
Lumber & building materials -
wholesale
Lumber yards - retail
Magazines & newspapers - retail
Mailing, duplicating, & stenographic
services
Management & business consulting
services
Masonry, stonework, tile setting &
plastering services
Massage services
Meat & meat packing products -
wholesale
Meats - retail
Medical clinics, out-patient services
Medical laboratory services
Miniature golf
Manufactured homes on permanent
foundation
Mobile homes & accessories - retail
Monasteries
Monuments - retail
Motels, hotels, & tourist courts
Motorcycle & bicycle sales, rental &
service
Mortuary, funeral & crematory
services
Museums
Musical instruments & supplies -
retail
Newspaper & magazines - retail
Newspapers, books & magazines
distribution - wholesale
Newspapers publishing & printing
News syndicate services
Notions, dry goods - wholesale
Novelties, gifts & souvenirs - reail
Nursery stock farms
Nursing, convalescent & rest home
services
Optical goods, hearing aids,
orthopedic appliances & other
similar devices - retail
Optometrists, chiropractors & other
similar health services
Orphanages
Paint, glass, & wallpaper - retail
Painting & paper hanging services
Paper & paper products - wholesale
Paper hanging & painting services
Parks, public
Periodicals, publishing & printing
Petroleum pipeline R/W
Pets & pet grooming - retail
Photocopying & blue printing
services
Photoengraving
Photofinishing services
Photographic studios & services
Photographic supplies & cameras -
retail
Physicians' services
Planetarium
Planning, architectural &
engineering professional services
Plastering, masonry, stone work &
tile setting services
Playfields & athletic fields
Playgrounds
Play lot or tot lot
Plumbing & heating equipment &
supplies - retail
Plumbing, heating, & air
conditioning contracting services
Poultry & small game dressing &
packing
Pressing, alteration & garment repair
services
Printing, commercial
Printing & publishing of newspapers
Printing & publishing of periodicals
Private clubs
Professional equipment & supplies -
wholesale
Professional membership
organizations
Professional offices not elsewhere
listed
Quarrying, gravel, sand & dirt
Quarrying, stone
Race tracks & courses - animals
Radio broadcasting studios
Radios, televisions, phonographs,
recorders, & tape players repair
services
Radios, televisions, phonographs,
recorders & tape players - retail
Radio transmitting stations & towers
Railroad right-of-way
Real estate agents, brokers &
management services
Recreational vehicles & equipment -
retail
Recreation centers
Rectories
Refrigerated warehousing (except
food lockers)
Resorts (general)
Rest, nursing, & convalescent home
services
Restaurants
Restaurants, drive-in
Retirement homes
Reupholstery & furniture repair
services
Roller skating rinks - indoor
Roofing & sheet metal contracting
services
Rooming & boarding houses
Rug & carpet cleaning & repair
services
Sausages & other prepared meat
products - manufacturing
Savings & loan associations
Schools, art
Schools, barber
Schools, beauty
Schools, business
Schools, colleges
Schools, computer
Schools, correspondence
Schools, dancing
Schools, day care
Schools, driving
Schools, junior college
Schools, music
Schools, nursery
Schools, pre-primary
Schools, primary
Schools, professional
Schools, secondary
Schools, stenographic
Schools, technical
Schools, trade
Schools, universities
Schools, vocational
Scientific & educational research
services
Second hand merchandise - retail
Seed and feed sales
Sheet metal & roofing contracting
services
Shoe repair, shoe shining, & hat
cleaning services
Shoes - retail
Shoes - wholesale
Social, civic & fraternal associations
Social correctional, treatment &
counseling services
Sorority & fraternity houses
Souvenirs, gifts, novelties - retail
Sporting goods - retail
Stadiums
Stationery - retail
Grand Island Regular Meeting - 7/5/2017 Page 42 / 143
Stenographic, duplicating, & mailing
services
Stone work, masonry, title setting, &
plastering services
Storage - mini
Storage & warehousing of
nonhazardous products
Storage & warehousing of household
goods
Swimming clubs
Synagogues, churches, & temples
Tailoring (custom)
Taverns
Taxcicab dispatch
Telegraph communications
Telephone business office
Telephone exchange stations
Telephone maintenance yard
Telephone relay towers (microwave)
Television broadcasting studios
Television, radios, phonographs,
recorders & tape players repair
services
Television, radios, phonographs,
recorders, & tape players - retail
Television transmitting stations &
relay towers
Temples, churches, & synagogues
Tennis clubs
Theaters, legitimate
Theaters, motion picture, indoor
Tile setting, masonry, plastering &
stone work services
Tires & inner tubes - wholesale
Title abstracting services
Tobacco & tobacco products -
wholesale
Tot lot or play lot
Tourist courts, hotels, & motels
Travel arranging services
Truck & automobile rental services
Utility substations, pumping station,
water reservoir & telephone
exchange
Upholstery, draperies, & curtains -
retail
Variety & discount stores - retail
Vending machine operations - retail
Veterinarian services
Wallpaper, paint & glass - retail
Warehousing & storage of household
goods
Watch, clock, & jewelry repair
services
Water well drilling services
Welding & blacksmith services
Welfare & charitable services
Wine, beer, & alcoholic beverages -
wholesale
Wool & mohair - wholesale
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Hall County Regional Planning
Commission
Wednesday, July 5, 2017
Regular Meeting
Item F4
Public Hearing Blight and Substandard Study Cornhusker Army
Ammunition Plant Grand Island
Staff Contact:
Grand Island Regular Meeting - 7/5/2017 Page 47 / 143
1
Agenda Item 7
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
June 27, 2017
SUBJECT: Blight Study for Properties Located at the Cornhusker Army Ammunition
Plant (Balance of CAAP less areas 20 and 22) Proposed as CRA Area 25 C-
28-2017GI
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 25”.
This area as defined by the study will be referred to as Community Redevelopment Authority
(CRA) Area 25. The study as prepared and submitted indicates that this property could be
considered substandard and blighted. This property is located at the Cornhusker Army
Ammunition Plant (CAAP). Based on changes to the community redevelopment law in 2013,
this property can be declared blighted and substandard and redevelopment projects can be
considered by cities of the First Class. Grand Island is a city of the First Class. 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
Formerly used defense site were not specifically declared blighted and substandard at the
time the Nebraska Unicameral passed LB 66 and when it was signed by the Governor.
Redevelopment Plans and projects were authorized, but the process to declare an area
Blighted and Substandard remains unchanged.
This study was forwarded to the Planning Commission by the Grand Island City Council at
their meeting on June 27, 2017.
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
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2
recommendation prior to making its declaration. The planning commission or board
shall submit its written recommendations within thirty days after receipt of the request.
Upon receipt of the recommendations or after thirty days if no recommendation is
received, the governing body may make its declaration.
~Reissue Revised Statutes of Nebraska
The attached study does not include a redevelopment plan. If this study is approved subsequent
action will be necessary by both the Planning Commission and the City Council prior to any
action involving Tax Increment Financing or the expenditure of tax dollars from the CRA budget
within this area.
It is appropriate for the Planning Commission, in conducting its review and considering its
recommendation regarding the substandard and blighted designation, to:
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,
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3
substantially impairs or arrests the sound growth of the community, retards the provision of
housing accommodations, or constitutes an economic or social liability and is detrimental to
the public health, safety, morals, or welfare in its present condition and use and (b) in which
there is at least one of the following conditions: (i) Unemployment in the designated area is
at least one hundred twenty percent of the state or national average; (ii) the average age of
the residential or commercial units in the area is at least forty years; (iii) more than half of
the plotted and subdivided property in an area is unimproved land that has been within the
city for forty years and has remained unimproved during that time; (iv) the per capita income
of the area is lower than the average per capita income of the city or village in which the
area is designated; or (v) the area has had either stable or decreasing population based on
the last two decennial censuses. In no event shall a city of the metropolitan, primary, or first
class designate more than thirty-five percent of the city as blighted, a city of the second class
shall not designate an area larger than fifty percent of the city as blighted, and a village shall
not designate an area larger than one hundred percent of the village as blighted;
~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 10 to 33 of the study.
FINDINGS FOR GRAND ISLAND
Study Area 25 has several items contributing to the Blight and Substandard Conditions outside of
the fact that it is a formerly used defense site. These conditions include:
FINDINGS FOR GRAND ISLAND BLIGHT STUDY AREA – CAAP
This Blight Study Area has several items contributing to the Blight and Substandard Conditions. These
conditions include:
Blighted Conditions
Former Defense Site
Existence of commercial units over 40 years of age
Substantial number of Deteriorating Structures
Deterioration of site or other improvements
Insanitary and Unsafe Conditions
Dangerous conditions to life or property due to fire or other causes, including
contamination
Combination of factors which are impairing and/or arresting sound growth
Diversity of Ownership
Faulty Lot Layout
Stable or decreasing population based on the last two decennial censuses
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4
Substandard Conditions
Former Defense Site
Dangerous conditions to life or property due to fire or other causes, including
contamination
Predominance of buildings or improvements which by reason of deterioration and age are
conducive to ill health and detrimental to the public health
Based on the study these areas meet the thresholds to qualify as blighted and substandard.
Tax increment financing would potentially be available for redevelopment projects on any of
the property included in the study.
RECOMMENDATION:
Blight and Substandard Designation
Planning Commission staff is recommending consideration of the following questions as a
starting point in the analysis of this Study and in making a recommendation on the question of
whether the property in question is blighted and substandard.
Recommend Questions for Planning Commission
Does this property meet the statutory requirements to be considered blighted and
substandard? (See the prior statutory references.)
Are the blighted and substandard factors distributed throughout the Redevelopment Area,
so basically good areas are not arbitrarily found to be substandard and blighted simply
because of proximity to areas which are substandard and blighted? Is development of
adjacent property necessary to eliminate blighted and substandard conditions in the area?
Is public intervention appropriate and/or necessary for the redevelopment of the area?
Will a blight declaration increase the likelihood of development/redevelopment in the
near future and is that in the best interest of the City?
What is the policy of the City toward increasing development and redevelopment in this
area of the City?
Findings of fact must be based on the study and testimony presented including all written
material and staff reports. The recommendation must be based on the declaration, not based
on any proposed uses of the site. All of the testimony, a copy of the study and this memo
along with any other information presented at the hearing should be entered into the record of
the hearing.
If the Regional Planning Commission concludes that the area in question meets the definition
of blighted and substandard and supports such conclusion with findings of fact they should
move to recommend approval of the declaration as blighted and substandard based on the
facts presented and identified at this meeting.
If the Regional Planning Commission concludes that the area in question does not meet the
definition of blighted and substandard and supports such conclusions with findings of fact,
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5
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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Blight and Substandard Study for:
Cornhusker Army Ammunition Plant
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Blight and Substandard Study-Cornhusker Army Ammunition Plant Site
City of Grand Island, Nebraska • June 2017 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 Hall County. This study has been commissioned by the Central Nebraska Growth Foundation 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 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;”
“Blighted area means an area, which (a) by reason of the presence of a substantial number of
deteriorated or deteriorating structures, existence of defective or inadequate street layout, faulty lot
layout in relation to size, adequacy, accessibility, or usefulness, insanitary or unsafe conditions,
deterioration of site or other improvements, diversity of ownership, tax or special assessment
delinquency exceeding the fair value of the land, defective or unusual conditions of title, improper
subdivision or obsolete platting, or the existence of conditions which endanger life or property by
fire and other causes, or any combination of such factors, substantially impairs or arrests the sound
growth of the community, retards the provision of housing accommodations, or constitutes an
economic or social liability and is detrimental to the public health, safety, morals, or welfare in its
present condition and use and (b) in which there is at least one of the following conditions: (i)
Unemployment in the designated area is at least one hundred twenty percent of the state or
national average; (ii) the average age of the residential or commercial units in the area is at least
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Blight and Substandard Study-Cornhusker Army Ammunition Plant Site
Page 2 City of Grand Island, Nebraska • June 2017
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;”
Furthermore, Chapter 18, Section 2123.01 of the Revised Nebraska State Statutes:
Redevelopment project with property outside corporate limits; formerly used defense site; agreement with
county authorized.
(1) Notwithstanding any other provisions of the Community Development Law to the contrary, a city may
undertake a redevelopment project that includes real property located outside the corporate limits of such
city if the following requirements have been met:
(a) The real property located outside the corporate limits of the city is a formerly used defense site;
(b) The formerly used defense site is located within the same county as the city approving such
redevelopment project;
(c) The formerly used defense site is located within a sanitary and improvement district;
(d) The governing body of the city approving such redevelopment project passes an ordinance stating
such city's intent to annex the formerly used defense site in the future; and
(e) The redevelopment project has been consented to by any city exercising extraterritorial jurisdiction over
the formerly used defense site.
(2) For purposes of this section, formerly used defense site means real property that was formerly owned by,
leased to, or otherwise possessed by the United States and under the jurisdiction of the United States
Secretary of Defense. Formerly used defense site does not include missile silos.
(3) The inclusion of a formerly used defense site in any redevelopment project under this section shall not result
in:
(a) Any change in the service area of any electric utility or natural gas utility unless such change has been
agreed to by the electric utility or natural gas utility serving the formerly used defense site at the time of
approval of such redevelopment project; or
(b) Any change in the service area of any communications company as defined in section 77-2734.04
unless (i) such change has been agreed to by the communications company serving the formerly used
defense site at the time of approval of such redevelopment project or (ii) such change occurs pursuant
to sections 86-135 to 86-138.
(4) A city approving a redevelopment project under this section and the county in which the formerly used
defense site is located may enter into an agreement pursuant to the Interlocal Cooperation Act in which
the county agrees to reimburse such city for any services the city provides to the formerly used defense site
after approval of the redevelopment project.
This Blight and Substandard Study is intended to give the 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.
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Blight and Substandard Study-Cornhusker Army Ammunition Plant Site
City of Grand Island, Nebraska • June 2017 Page 3
STUDY AREA HISTORY
The Study Area was originally …constructed and became fully operational in 1942 and was intermittently active until
1973. Between wars and after 1973, it was kept on standby status. Activities conducted at CAAP resulted in soil and
groundwater contamination from explosives wastes and residues associated with munitions loading, assembly, and
packing (LAP) operations during World War II (WWII), Korea, and Vietnam, during which bombs, artillery shells, boosters,
mines, and rockets were produced. CAAP was placed on the Superfund National Priorities List (NFL) in 1987. In 1989,
CAAP was declared excess property, and most maintenance ceased. An interagency agreement (TAG)
between DoD, EPA, and the Nebraska Department of Environmental Quality (NDEQ) was signed in 1990, under
which the Army has identified, investigated, remediated, and placed institutional controls/land use controls on
tracts for disposal in accordance with the Hall County reuse plan.
CAAP was determined to be excess real property prior to the requirements of BRAC. However, the activities at
CAAP have been conducted following BRAC guidance in disposing of CAAP Real Property. Since this time, the
Army has conducted investigations and remediation activities at CAAP with this goal in mind.
In 1993, the Hall County Board of Supervisors established the CAAP Reuse Committee, which was given the task of
developing a reuse plan for the installation. The Reuse Committee undertook a planning and a public participation
process to identify a land use plan and development strategy for the site. In 1994, the U.S. Congress passed a special
legislation (Public Law [PL] 103-337) dealing with the disposal of real property at CAAP. PL 103-337 stated that "...
[The] Secretary of the Army may convey to Hall County, Nebraska, Board of Supervisors or the designee of the
Board, all rights, title, and interest of the United States in and to the real property, together with any improvements
thereon, in Hall County, Nebraska, that is the site of the Cornhusker Army Ammunition Plant." The act stated
furthermore that "The Board [of Supervisors] or its designee... shall utilize the real property conveyed... in a manner
consistent with the Cornhusker Army Ammunition Plant Reuse Committee Comprehensive Reuse Plan." The
Comprehensive Reuse Plan was finalized in December 1997.
The first sale of CAAP property took place with a General Services Administration (GSA) public auction in
September 1999 that sold 1,410 acres for $2.93 million. The Omaha District of the United States Army Corps of
Engineers (USACE) became the Army's Real Property Administrator in December 2001, taking over this function
from the U.S. Army Materiel Command/Operation Support Command (AMC/OSC). As of March 2004, 8,401 acres
of CAAP, or 70 percent of its original area, have been sold. AMC/OSC completed Environmental Assessments
(EAs) for all of their previous disposal actions, each of which concluded in a Finding of No Significant Impact
(FONSI). Most of the rest of the property has been leased to farmers and several other lessees, including an
annual agricultural fair and a railroad car repair company. (Note: As of this study only 358.71 acres (3.0%)
continued to be in a direct ownership control of United States government; therefore, 97.0%, as of 2017 was in the
private ownership/control of local governmental entities or private landowners.)
Several requirements of the property transfer or lease require the issue of an Environmental Impact Statement
(EIS) and/or an EBS. A Draft EIS was issued in September 2004, and an EBS is currently being completed through
USACE.
Source: Review of Environmental Documentation Related to the Cornhusker Army Ammunition Plan; HDR; 2008
During the 2013-2014 Legislative sessions, the Nebraska Legislature passed LB 66 and LB 1012 which provided for
a means to use Tax Increment Financing on projects located in a former defense site. LB 66 gave Cities of the
First Class (5,000 to 100,000 population) the authority to approve Redevelopment Plans and use Ad Valorem
Taxes (TIF) generated by the project(s) approved in the plan to pay for eligible expenses under certain
proscribed conditions on formerly used defense sites outside of the corporate limits of and within the same
County as the City. LB 1012 states that “A redevelopment project involving a formerly used defense site as
authorized under section 18-2123.01 shall not count towards the percentage limitations contained in this
subdivision.” (which is 35%).
LB 66 and LB 1012 did not remove the need for a Blight and Substandard designation.
This specific study includes the entire Cornhusker Army Ammunition Plant site, approximately 20 square miles;
less the areas previously declared blighted and substandard on the O’Neill (Area 20) and GI EDC site and the
Platte River Industrial Site (Area 22).
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Blight and Substandard Study-Cornhusker Army Ammunition Plant Site
Page 4 City of Grand Island, Nebraska • June 2017
Figure 1: Cornhusker Army Ammunition Plant in 1975
Source: City of Grand Island GIS System
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Blight and Substandard Study-Cornhusker Army Ammunition Plant Site
City of Grand Island, Nebraska • June 2017 Page 5
BLIGHT AND SUBSTANDARD ELIGIBILITY STUDY
This study targets a specific area within an established part of the community for evaluation. The area i(s
indicated in Figure 2 of this report. The existing uses in this area include industrial, recreation and agricultural
uses within the old Cornhusker Army Ammunition Plant and are outside the corporate limits of Grand Island.
Chapter 18, Section 2123.01 of the Revised Nebraska State Statutes authorizes redevelopment projects outside
of the city limits under certain conditions.
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. By 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.
The Study area is the Cornhusker Army Ammunition Plant and described as follows:
Point of beginning is the intersection of Schaupsville Road N and Airport Road W; thence, easterly along the
centerline of Airport Road W to the intersection of Airport Road W and 60th Road N; thence, southerly along the
centerline of 60th Road N to the intersection of 60th Road N and Husker Highway; thence, westerly along the
centerline of Husker Highway to the intersection of Husker Highway and Schaupsville Road N; thence, northerly
along the centerline of Schaupsville Road N to the POB; then less the areas previously studied as follows:
• Harrison TWP PT E1/2 of NW1/4 & NW1/4 NE1/4 PT W1/2 SE1/4 13-11-11 - Total acres are 281.80 acres.
• The Study consists of area described as follows: The Point of Beginning is the intersection of West Old Potash
Road and North 70th Road (Alda Road); thence, northeasterly along the centerline of North 70th Road to the
intersection with the centerline of West 13th Street (County Road 33); thence westerly along the centerline
of West 13th Street (County Road 33) to the extended west property line of a parcel described as Center
Township PT E 1/2N of RR 18-11-10 231.28 AC; thence southerly along said west property line to the
intersection with the centerline of West Old Potash Road; thence easterly to the POB. Total acres are 285.26
acres.
The total area is approximately 19.11 square miles.
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Blight and Substandard Study-Cornhusker Army Ammunition Plant Site
Page 6 City of Grand Island, Nebraska • June 2017
Study Area
Figure 2: Study Area Map
Source: Marvin Planning Consultants and MSA 2017
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Blight and Substandard Study-Cornhusker Army Ammunition Plant Site
City of Grand Island, Nebraska • June 2017 Page 7
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 several impacts either
benefitting or detracting from the community. Because of this, the short and long-term success and
sustainability of the community are directly contingent upon available resources utilized in the best manner
given the constraints the City faces during 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 the parcel within the study
area.
The existing land uses are predominately agricultural, commercial, industrial, public and
parks/recreation/wildlife management.
Examples of Existing Land Uses in the Study Area
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Blight and Substandard Study-Cornhusker Army Ammunition Plant Site
Page 8 City of Grand Island, Nebraska • June 2017
Examples of Existing Land Uses in the Study Area
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Blight and Substandard Study-Cornhusker Army Ammunition Plant Site
City of Grand Island, Nebraska • June 2017 Page 9
Figure 3: Existing Land Use Map
SSoouurrccee:: MMaarrvviinn PPllaannnniinngg CCoonnssuullttaannttss AAnndd MMSSAA,, 22001177
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Blight and Substandard Study-Cornhusker Army Ammunition Plant Site
Page 10 City of Grand Island, Nebraska • June 2017
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.
FORMER DEFENSE SITE
Based on Chapter 18, Sections 18-2103 and 2123.01 of the Revised Nebraska State Statutes, this study area is
eligible to be deemed to be Blighted and Substandard. The area meets all of the necessary eligibility criteria
identified in the §§18-2103 and18-2123.01:
1. The real property located outside the corporate limits of the city is a formerly used defense site;
2. The formerly used defense site is located within the same county as the city approving such redevelopment
project;
3. Formerly used defense site means real property that was formerly owned by, leased to, or otherwise
possessed by the United States and under the jurisdiction of the United States Secretary of Defense. Formerly
used defense site does not include missile silos.
Based on the site meeting the criteria found in §§18-2103 and18-2123.01, this area is eligible for declaring it
Blighted and Substandard.
OTHER CONTRIBUTING FACTORS
There were many other conditions examined and evaluated in the field and online. There are several
conditions that will be reviewed in detail, on the following pages, which add to the overall condition of Blight
and Substandard on the proposed site.
Substantial Number of Deteriorating Structures
The team went through every property record on-line, via the Hall County Assessor’s site to identify structures in
good or bad condition. Also, a site visit examined many existing structures throughout the Study Area. In
addition, the use of aerial photography and a drone flight were utilized in gaining a better view and more
insight on the structural conditions of certain areas of the former Army Reservation.
Through the team’s observations and analysis, the following was determined:
• 155 structures were in bad or deteriorating condition
• 46 structures were in good condition
• 1 structure burned down
Almost everything constructed during the Army’s occupation of the area fits within the category of
deteriorated and dilapidated and is in poor condition. The structures deemed to be in good condition have
been constructed by the new property owners, including the area around Husker Harvest Days and the actual
range at the Heartland Shooting Park.
Besides the actual standing structures, there are several concrete slabs and footings still visible on the old
administration area. The above ground portions have been torn down slabs and footings were left behind.
Based upon the review of this issue, it is found that deteriorating structures is a contributing factor in declaring
this area blighted.
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Blight and Substandard Study-Cornhusker Army Ammunition Plant Site
City of Grand Island, Nebraska • June 2017 Page 11
Figure 4
Deterioration of Structures
Source: Hall County Assessor, Marvin Planning Consultants and MSA 2017
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Blight and Substandard Study-Cornhusker Army Ammunition Plant Site
Page 12 City of Grand Island, Nebraska • June 2017
Deterioration of Structures – Old Sewage Treatment Plant circa 1970
Deterioration of Structures – Old Administrative Area (left), burned down Base Fire Station (right)
Deterioration of Structures – Old Administrative Area
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Blight and Substandard Study-Cornhusker Army Ammunition Plant Site
City of Grand Island, Nebraska • June 2017 Page 13
Deterioration of Site or Other Improvements
Drainage Conditions
The Grand Island and Hall County area has a long history of drainage issues due to the extreme flatness of the
area, as well as the high-water table. Topography and soils can have a major impact on how a given portion
of the area drains. The area designated in this Study Area is nearly flat or has an extremely small slope. The
areas with the greatest slopes in the study area are:
• old landfill sites
• berm constructed to defray explosive blasts and
• the old storage bunkers south of Old Potash Road.
The field survey examined the entire area for potential drainage problems.
Figures 5.A through 5.E are existing topographic maps from MyTopo.com showing the study area. The maps
confirm the flatness of the area. The following Figures are divided north to south and show a one-mile set of
sections at a time. The contours are relatively flat along each set of the topographic areas. The contours range
from a low of 1890 feet to 1925 feet.
Figure 5.A
Topographic Map of Study Area
Source: MyTopo.com (topographic map) and Marvin Planning Consultants
The area shown in Figure 5.A indicates contours as low as 1890 feet on the east side and1905 on the far west
edge of the area. The cross slope of this entire four-mile area is less than 1% slope (0.07%). However, there is a
creek flowing through this four-mile area which likely draws some of the drainage on the west edge. Also, this
very slight slope is across four sections of land. Therefore, the slopes within each section are likely considerably
less than the 0.07%.
1900 contour 1905 contour
1890 contour
1900 contour
1895 contour
Example of the Existing Topography within the Study Area
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Figure 5.B
Topographic Map of Study Area
Source: MyTopo.com (topographic map) and Marvin Planning Consultants
The area shown in Figures 5.B indicates, again, contours as low as 1890 feet on the east side and1905 on the far
west edge of the area. Again, the cross slope of the four-mile area is less than 1% slope (0.07%). Also, this very
slight slope is across four sections of land, examination of each section indicates they are all nearly flat with
minimal slope anywhere within a section.
Figure 5.C
Topographic Map of Study Area
Source: MyTopo.com (topographic map) and Marvin Planning Consultants
The area shown in Figures 5.C is a bit more difficult to quantify since some of the old bomb line sites have been
regraded since the removal of the structures. Specifically, there is new construction occurring in Section 13 (old
bomb line 3 at present) (However, this area is not part of this study). However, after driving around these
sections, as well as flying some of these sections with a drone, it is safe to presume similar slopes are within this
area.
1890 contour 1905 contour
1905 contour
1900 contour
The slope,
basically 0%
has not
changed in
recent years
The slope,
basically 0%
has not
changed in
recent years
The slope,
basically 0%
has not
changed in
recent years
Example of the Existing Roadside Ditches
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Figure 5.D
Topographic Map of Study Area
Source: MyTopo.com (topographic map) and Marvin Planning Consultants
The area shown in Figures 5.D indicates contours as low as 1900 feet on the east side and1925 on the far west
edge of the area. Again, the cross slope of the four-mile area is less than 1% slope (0.12%). Also, this very slight
slope is across four sections of land, examination of each section indicates they are all nearly flat with minimal
slope anywhere within a section.
Figure 5.E
Topographic Map of Study Area
Source: MyTopo.com (topographic map) and Marvin Planning Consultants
The area shown in Figures 5.E indicates contours as low as 1905 feet on the east side and1930 on the far west
edge of the area. Again, the cross slope of the four-mile area is less than 1% slope (0.12%). Also, this very slight
slope is across four sections of land, examination of each section indicates they are all nearly flat with minimal
slope anywhere within a section.
1900 contour 1920 contour
1910 contour
1905 contour
1925 contour
1920 contour
1910 contour
1905 contour
1925 contour
1910 contour
1930 contour
Example of the Existing Topography within the Study Area
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Figure 6
Drainage Conditions
Source: Marvin Planning Consultants and MSA, 2017
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In addition to the flatness of the study area, the entire study area is designed to drain using “rural section”
ditches along all of the county roads in the area, See Figure 6. The flatness of the study area, seen in Figure 5.A
through 5.E would indicate the drainage ditches will also have a minimal amount of slope to sufficiently drain
the area. Also, a lot of these ditches have not recently been mowed or cleaned which will slow drainage and
encourage ponding of water.
Another drainage system employed in this study area is a pair of drainage ditches running north and south with
one located on the east side of the area and one on the west side, see Figure 6. These ditches were
constructed during the early years of the Army Reservation and may be in need of cleaning and scouring.
All of the conditions discussed above will create the potential for standing water within this study area. Standing
water from poor drainage can be a catalyst for health issues like West Nile and other mosquito-borne diseases
due to the potential mosquito breeding during the summer months.
Drainage is a contributing factor to the area being declared Blighted and Substandard.
County Road Conditions
The study area contains approximately 44.5 miles of roadways; plus, 4.5 miles of closed roadways along section
lines. Of the 44.5 miles of existing roadway, the following conditions exist:
• 7.0 miles are paved and considered in Good condition
• 6.5 miles are paved and considered in Fair condition
• 31.5 miles are gravel and depending upon maintenance and weather conditions, may be in Good or Poor
conditions.
• These calculations do not include internal roads within specific sites of the study area, such as the Husker
Harvest Days site or the Heartland Public Shooting Park.
Example of the Existing County Roads within the Study Area
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Figure 7
County Road Conditions
Source: Marvin Planning Consultants and MSA, 2017
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The existing road conditions are a contributing factor to the deterioration of site or other improvement within
the area.
Stormwater management
The study area is surrounded by rural section roads which include drainage ditches. The ditches along with the
lack of slope in the area create a negative impact on stormwater management for the area. This flatness is
typically true throughout the entire Hall County area.
The stormwater management system is a contributing factor to the deterioration of site or other improvement
within the area.
Internal Infrastructure
The on-site area surrounding CAAP location is made up primarily of gravel roads. The area may need to
upgrade these roads if anything substantial is constructed on the site.
The internal infrastructure is a contributing factor to the deterioration of site or other improvement within the
area.
Old Cornhusker Army Ammunition Plant Infrastructure and Contamination
Groundwater Contamination
Examining the Blight and Substandard Study Area from the context of the Cornhusker Army Ammunition Plant’s
1997 Reuse Plan, the study area contains an area referred to as an “Area of Concern.” Figure 8 indicates an
area referred to as “Operable Unit 1”, which is within the study area. Based upon the report, when cesspools
under the old load lines were examined and tested, it was determined:
• The cesspools were found contaminated with explosive residues and heavy metals;
• The groundwater was found contaminated with dissolved explosives, heavy metals, and organic solvents.
• The plume indicated in Figure 8 has decreased since 1997 and is reviewed periodically;
• The deed restrictions for residential development continue and are enforced.
The groundwater contamination is currently in the process of mitigating the contamination through a water
treatment plant/process on site.
The entire Cornhusker Army Ammunition Plant site is considered a potentially hazardous area regarding
groundwater contamination from explosive residue, heavy metals, and organic solvents. Also, the plume has
caused restrictions for potable domestic wells within the entire former ammunition plant site and beyond to be
put into place.
Figure 8
Groundwater Contamination
1997
Source: CAAP Reuse Plan 1997
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Old Water Tower located
on a previously declared
property (O’Neill Study)
Water System
Also, there is older wood and asbestos covered water pipes underground that once connected the old water
system to the site. Figure 9 indicates the primary water lines throughout the entire CAAP area; the area outlined
in red is the actual study site. Any development within this study will likely require the complete or partial
removal of these asbestos pipes during demolition and construction, thus exposing the asbestos hazard if not
controlled properly.
Figure 9
Cornhusker Army Ammunition Plant Water System
Source: Review of Environmental Documentation Related to the Cornhusker Army Ammunition Plant; HDR; 2008
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Abandoned Sewage Treatment Plant Abandoned Sewage Treatment Plant –
Aerial View
Sanitary Sewer System
The existing sanitary sewer lines within the study area are constructed of similar hazardous materials. Similar to
the water lines, these lines will likely need to be disturbed during any future development/redevelopment of the
property, thus exposing the asbestos hazard if not controlled properly. See Figure 9 for an approximate location
of these sanitary sewer lines.
Figure 10
Cornhusker Army Ammunition Plant Sanitary Sewer System
Source: Review of Environmental Documentation Related to the Cornhusker Army Ammunition Plant; HDR; 2008
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The internal infrastructure, as well as, the former Cornhusker Army Ammunition Plant contamination plume are
contributing factors to the deterioration of site or other improvement within the area.
Insanitary or Unsafe Conditions
There are several factors tending to fall under this category. The study area was found to have several factors
falling into insanitary and unsafe. The following will outline the conditions found. The following are some of the
more critical elements; however, refer to Figure 10 for additional findings.
Drainage Conditions
The Grand Island and Hall County area has a long history of drainage issues due to the extreme flatness of the
area, as well as the high-water table. Topography and soils can have a major impact on how a given portion
of the city drains. The area designated in this Study Area is nearly flat or has an extremely small slope.
Figures 5.A through 5.E show the existing topographic map from MyTopo.com showing the study area. The map
confirms the flatness of the area throughout the entire study area, and it varies from one set of sections to the
next.
Also, there are two drainage ditches within the Study Area. Both go back to the earlier days of CAAP. These
ditches have a minimal slope and need to be cleaned and scoured for water to flow better.
The potential for standing water on this site is great. It is apparent that the lack of adequate drainage will, in
fact, create a hazard for mosquito breeding during the summer months.
The drainage conditions are a contributing factor to the Insanitary and Unsafe Conditions within the area.
Stormwater management
The study area contains rural section roads which include drainage ditches. The ditches along with the lack of
slope in the area create a negative impact on stormwater management for the area. The impact occurs
throughout Hall County.
The stormwater management system is a contributing factor to the Insanitary and Unsafe Conditions within the
area.
Old Cornhusker Army Ammunition Plant Infrastructure and Contamination
See narrative above
The internal infrastructure, as well as, the former Cornhusker Army Ammunition Plant contamination plume are a
contributing factor to the Insanitary and Unsafe Conditions within the area.
Existence of Conditions endangering life or property due to fire or other causes
As mentioned earlier, the entire Cornhusker Army Ammunition Plant site is considered a hazardous area
regarding ground water contamination. The actual contamination plume is under the study area, see Figure 8.
Also, the plume has caused restrictions for potable domestic wells within the entire former ammunition plant site
and beyond to be put into place.
The contaminated groundwater has several dangerous materials including RDX, a dangerous carcinogen,
which was used in the manufacture of explosive devices during the life of the ammunition plant and is
extremely unsafe to humans and other animals. Figure 8 indicates the study area in 1997 was directly over one
of the most contaminated areas of CAAP. In addition, the Study Area is within an EPA Superfund Site.
Based on the field analysis there are sufficient elements present to meet the definition of dangerous conditions
within the Study Area. Besides groundwater contamination, additional elements contributing to these criteria
can be found; however, refer to Figure 10 for additional findings.
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Figure 11
Insanitary and Unsafe Conditions/Existence of Conditions endangering life or property due to fire or other causes/ Combination of factors which are impairing and/or arresting sound growth
Source: Review of Environmental Documentation Related to the Cornhusker Army Ammunition Plant; HDR; 2008
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Intentionally Left Blank
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Combination of factors which are impairing and/or arresting sound growth
Within this study area, there are many factors impairing or arresting sound growth. A couple of these include:
• The entire Study Area is within an EPA Superfund Site
• The contamination plume is a major condition factor arresting sound growth in the Grand Island area.
• The condition of the railroad track is a deterrent for any business needing rail service
• The numerous landfill/construction and debris sites within the Study Area create unknowns and extreme
costs for future clean-up
• Large berms along 70th near Capital Avenue
• The existing water system and sanitary sewer systems are not capable of use; except for, specific prescribe
uses as defined by the numerous reports for this site
• Drainage capacity of the area is minimal regarding the ability to handle large amounts of runoff during
large storm events.
Example of the Existing Conditions Endangering Life or Property
Example of Conditions Arresting Growth
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Blow-up of Figure 12
Based on the review of the area, there are sufficient elements present to meet the definition of the
combination of factors which are impairing and/or arresting sound growth within the Study Area.
Diversity of Ownership
The diversity of Ownership implies there are multiple landowners in an area. When there are multiple
landowners, then the process of development and redevelopment can be hindered due to a vast number of
people and corporations needing a say in the process. In these situations, it “may” become necessary for the
public sector to become involved through the use of incentives to guide the effort.
Within the CAAP Study Area, there are 26 different property owners. These property owners include:
• The United States government
• The City of Grand Island
• Hall County
• The Nebraska Game and Parks Commission
• Central Platte Natural Resources District
• 21 different private landowners
The Diversity of Ownership is difficult on an area-wide basis, but there are also sections of ground within the
Study Area which have multiple landowners. This diversity can add more difficulty to the redevelopment of a
smaller area and requires considerable coordination. One example is the recent area owned by O’Neill Wood
Products and Grand Island Economic Development Corporation; both parties needed to work together for a
possible redevelopment area to be declared Blighted and Substandard, as well as, moving the project
forward. Not saying there were problems, but having multiple owners involved can slow and complicate the
process in the future.
Due to the Diversity of Ownership within the Study Area, this is a contributing factor to the area being declared
Blighted and Substandard.
Faulty Lot Layout
Within the Study Area, there are multiple parcels/lots
throughout the 20 square miles. However, when the
Department of Defense/US Government began selling off
land within the boundaries of the Army Reserve, they were
divided into many different configurations.
A large reason for this was likely due to what could be split
off and sold at a specific time. Examining Figure 11, it is
obvious the sale of the parcels, and the shape of the land
did not have a specific plan or rationale. The previous
section, Diversity of Ownership, identified 26 different
landowners; however, there are 89 parcels owned by those
landowners.
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Figure 12
Lot/Parcel Layout
Source: Hall County Assessor, Marvin Planning Consultants and MSA 2017
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Part B of the Blight Definition
Age of Commercial Units
Age of commercial units is a contributing factor to the blighted and substandard conditions in an area. The
statute allows for a predominance of commercial units 40 years of age or older to be a contributing factor
regardless of their condition. The following paragraphs document the structural age of the commercial units
within the Study Area. Note the age of commercial units came from the Appraisal data within the Hall County
Assessor’s website data.
Within the study area, there are 202 commercial units in some form or another. The age of structure has been
determined by researching the structural age on the Hall County Assessor’s and Treasurer’s websites and
reviewing older documents, as well as, a land survey completed on the entire site.
Considering the older commercial units have no specific dates attached to them since the property was a
Federal Military facility, the assumption is the older commercial units were a part of the original installation in
1942. Therefore, the older remaining commercial units and any remaining foundations have been in place
since 1942 and are currently 74 years old each. For purposes of this study, older utility poles and concrete
culverts were not counted in the age calculation; although they contribute to the general deteriorating
condition.
The following breakdown was determined:
• 158 (78.2%) units were determined to be 40 years of age or older
• 44 (21.8%) units were determined to be less than 40 years of age
Table 1:
Age of Units
Number of Units Construction date Age of Units Cummulative Age
2 1920 97 194
2 1925 92 184
1 1940 77 77
125 1942 75 9375
12 1945 72 900
10 1970 47 750
6 1976 41 450
5 1990 27 135
1 1992 25 25
1 2000 17 17
9 2003 14 126
2 2004 13 26
2 2005 12 24
2 2006 11 22
2 2008 9 18
12 2011 6 72
1 2012 5 5
5 2013 4 20
7 2014 3 21
Total Cummulative 202 11986
Average Age 59.33663366 Source: Hall County Assessor
Also, Table 1, above, examined the commercial units within the study area and calculated a cumulative age
and divided by the total number of commercial units to get a mean age. The mean age of all of the
commercial units in the study area is 59.3 years.
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Figure 12
Age of Commercial Units
Source: Hall County Assessor
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Blighting Summary
These conditions are contributing to the blighted conditions of the study area.
• Qualifies under the Former Defense Site statute
o The real property located outside the corporate limits of the city is a formerly used defense site;
o The formerly used defense site is located within the same county as the city approving such
redevelopment project;
o Formerly used defense site means real property that was formerly owned by, leased to, or otherwise
possessed by the United States and under the jurisdiction of the United States Secretary of Defense.
Formerly used defense site does not include missile silos.
• Substantial number of deteriorating structures
o Based upon the review of Hall County Assessor data, field observations, drone observations and other
aerials there are a substantial number of deteriorating structures within the Study Area:
➢ 156 structures deemed to be in a deteriorated state.
➢ 46 structures deemed to be in good condition.
• Deterioration of site or other improvements
o Drainage of existing site is difficult based upon the existing topography.
o County Road conditions.
o Stormwater management.
o Internal Infrastructure.
o Old Cornhusker Army Ammunition Plant infrastructure and Contamination.
o Study area is currently within a EPA Superfund Site, see Appendix B
• Insanitary or Unsafe Conditions
o Drainage of the existing site is difficult based on the existing topography.
o Stormwater management.
o Internal Infrastructure.
o Old Cornhusker Army Ammunition Plant infrastructure and Contamination.
o Several other issues including landfills filled with asbestos material and potentially other hazardous
substances, see Figure 11.
• Dangerous conditions to life or property due to fire or other causes
o Old Cornhusker Army Ammunition Plant Contamination.
o Several other issues including landfills filled with asbestos material and potentially other hazardous
substances, see Figure 11.
• Combination of factors which are impairing and/or arresting sound growth
o The contamination plume is a major condition factor arresting sound growth in the Grand Island area.
o The condition of the railroad track is a deterrent for any business needing rail service
o The numerous landfill/construction and debris sites within the Study Area create unknowns and extreme
costs for future clean-up
o Large berms along 70th near Capital Avenue
o The existing water system and sanitary sewer systems are not capable of use; except for, specific
prescribe uses as defined by the numerous reports for this site
o Drainage capacity of the area is minimal regarding the ability to handle large amounts of runoff during
large storm events.
o Study area is currently within a EPA Superfund Site, see Appendix B
• Diversity of Ownership
o The Study Area contains 26 different landowners including six different governmental entities.
• Faulty Lot Layout
o The Study Area contains 89 different parcels owned by 26 different landowners.
o Many these parcels are not square or rectangular in shape but oddly shaped parcels
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• Stable or decreasing population based on the last two decennial censuses
o The Study Area has had no population over the past two decennial censuses. Based upon the DOD
criteria for the Study Area, permanent residential structures and units are not permitted; other than the
residence for the Park Superintendent for Heartland Shooting Park.
Criteria under Part B of the Blight Definition
• Average age of commercial units is over 40 years of age
o Within the Study Area 78.2% of the commercial units meet the criteria of 40 years of age or older.
o Based upon the county assessor’s assessment records, the average age of the commercial units within
the study area is 59.3 years.
• 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 include:
• Improper Subdivision or Obsolete Platting
o The land was originally laid out by the U. S. Government during and after World War II.
• Defective/Inadequate street layouts
o The primary layout in this Study Area are section line roads
• Tax or special assessment delinquency exceeding fair value of the land.
o NA
• Defective or unusual condition of title
o NA
• Unemployment in the designated area is at least 120% of the state or national average.
o NA
• Over one-half of the property is unimproved and has been within the City for over 40 years.
o NA
• 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.
o NA
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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Substandard Conditions
FORMER DEFENSE SITE
Based upon Chapter 18, Sections 18-2103 and 2123.01 of the Revised Nebraska State Statutes, this study area is
eligible to be deemed to be Blighted and Substandard. The area meets all of the necessary eligibility criteria
identified in 18-2123.01:
1. The real property located outside the corporate limits of the city is a formerly used defense site;
2. The formerly used defense site is located within the same county as the city approving such redevelopment
project;
3. Formerly used defense site means real property that was formerly owned by, leased to, or otherwise
possessed by the United States and under the jurisdiction of the United States Secretary of Defense. Formerly
used defense site does not include missile silos.
Predominance of Deteriorating Buildings or Improvements
The team went through every property record on-line, via the Hall County Assessor’s site to identify structures in
good or bad condition. Also, a site visit examined many existing structures throughout the Study Area. In
addition, the use of aerial photography and a drone flight were utilized in gaining a better view and more
insight on the structural conditions of certain areas of the former Army Reservation.
Through the team’s observations and analysis, the following was determined:
• 155 structures were in bad or deteriorating condition
• 46 structures were in good condition
• 1 structure burned down
Almost everything constructed during the Army’s occupation of the area fits within the category of
deteriorated and dilapidated and is in poor condition. The structures deemed to be in good condition have
been constructed by the new property owners, including the area around Husker Harvest Days and the actual
range at the Heartland Shooting Park.
Besides the actual standing structures, there are several concrete slabs and footings still visible on the old
administration area. The above ground portions have been torn down slabs and footings were left behind.
Based upon the review of this issue, it is found that deteriorating structures is a contributing factor in declaring
this area substandard.
Existence of Conditions endangering life or property due to fire or other causes
As mentioned earlier, the entire Cornhusker Army Ammunition Plant site is considered a hazardous area
regarding ground water contamination. The actual contamination plume is under the study area, see Figure 8.
Also, the plume has caused restrictions for potable domestic wells within the entire former ammunition plant site
and beyond to be put into place.
The contaminated groundwater has several dangerous materials including RDX, a dangerous carcinogen,
which was used in the manufacture of explosive devices during the life of the ammunition plant and is
extremely unsafe to humans and other animals. Figure 8 indicates the study area in 1997 was directly over one
of the most contaminated areas of CAAP.
Based on the field analysis there are sufficient elements present to meet the definition of dangerous conditions
within the Study Area. Besides groundwater contamination, additional elements contributing to these criteria
can be found; however, refer to Figure 11 for additional findings.
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,
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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 meets the defintion of Substandard as defined in the Revised Nebraska State Statutes.
FINDINGS FOR GRAND ISLAND BLIGHT STUDY AREA – CAAP
This Blight Study Area has several items contributing to the Blight and Substandard Conditions. These conditions
include:
Blighted Conditions
• Former Defense Site
• Existence of commercial units over 40 years of age
• Substantial number of Deteriorating Structures
• Deterioration of site or other improvements
• Insanitary and Unsafe Conditions
• Dangerous conditions to life or property due to fire or other causes, including contamination
• Combination of factors which are impairing and/or arresting sound growth
• Diversity of Ownership
• Faulty Lot Layout
• Stable or decreasing population based on the last two decennial censuses
Substandard Conditions
• Former Defense Site
• Dangerous conditions to life or property due to fire or other causes, including contamination
• Predominance of buildings or improvements which by reason of deterioration and age are conducive to ill
health and detrimental to the public health
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Appendix A
Ownership by Acres by Section
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Ownership Table
Map Index
Number
Owner Acreage
A1 Central Platte NRD 428.17
USA 51.48
Game and Parks 157.3 636.95
A2 Thayer Properties LLC 454.75
Central Platte NRD 91.71 634.55
A3 Big B, Inc 299.30
Keith Brown 113.77
Kaboom 216.54 629.61
A4 Kaboom 402.68
ARS 27.65
Game and Parks 215.76 646.09
B1 Central Platte NRD 340.01
USA 307.23 647.24
B2 4 T Land LLC 240.38
Keith Brown 94.81
ARS 3.76
Panowicz 45.94 Big B, Inc 254.72 639.61
B3 4 T Land LLC 257.17
Panowicz 40.67
USA 16.16
Keith Brown 110.38 Big B, Inc 212.51 636.89
B4 Southern Public Power 472.59
ARS 61.91
Hooker Bros 35.64 Mid-Nebraska Disposal 12
Blessing Premier Property LLC 22.37
Game and Parks 56.8 661.31
C1 Uhrich 136.84 Stueven 139.77 Panowicz 365.88 642.49
C2 ARS 1.73
Platte River Ind 316.26
GIEDC 1.73 Panowicz 295.96 631.66
C3 Panowicz 315.71
CAIP LLC 231.28
Woitaszewski 38.56
ARS 3.18 O'Neill Wood Resources 27.57 600.32
C4 Woitaszewski 274.87
ARS 26.78
Southern Public Power 208.12 Woitaszewski 98.51
Other 130.23 640.00
D1 Haldeman 160.53
Big B, Inc 161.28
Petersen 325.49 647.30
D2 Petersen Farms 215.66
Heritage Disposal 424.72 640.38
D3 Woitaszewski 256.64
Heritage Disposal 385.83
ARS 329.72 Southern Public Power 3.57 642.47
D4 Woitaszewski 104.67
Game and Parks 204.44 642.4
E1 Rohwer Family Ltd Partnership 481.24 Farm Progress Comp. Inc 162.39 643.63
E2 Farm Progress Comp. Inc 66.47
Rohwer Family Ltd Partnership 244.45
Heritage Disposal 24.09
Petersen Farms 1.94 Kaboom 300.93 637.88
Heritage Disposal 19.08
Woitaszewski 1.88
Kaboom 606.63 627.59
E4 City of Grand Island 420.05 Game and Parks 204.92
ARS 11.82
Hall County 5.97 642.76
Total 11,638
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Appendix B
CAAP Superfund Information
Grand Island Regular Meeting - 7/5/2017 Page 89 / 143
Blight and Substandard Study-Cornhusker Army Ammunition Plant Site
City of Grand Island, Nebraska • June 2017 Page 37
The following information was taken directly off the EPA Website regarding the CAAP Superfund Site.
Site Background
The Cornhusker Army Ammunition Plant is a 12,042-acre site near Grand Island, Nebraska. The Army built the
plant in 1942 to produce munitions and provide support functions during World War II. The plant area includes
five major production areas where munitions were loaded, assembled and packed; a fertilizer manufacturer;
two major storage facilities; sanitary landfills; and burning grounds where materials contaminated with
explosives were ignited. Improper disposal of contaminated wastewater and other plant operations resulted in
groundwater contamination on and off the site. The U.S. Army Corps of Engineers (USACE) is conducting the first
of two phases of cleanup at one subsite. Operation and maintenance activities and monitoring are ongoing.
EPA’s Involvement at this Site
The EPA provides oversight of environmental cleanup work performed by USACE on behalf of the Army. The
EPA is a party to an agreement with USACE and the Nebraska Department of Environmental Quality (NDEQ)
which describes how that cleanup will be conducted. Based on this agreement, the EPA provides regulatory
review and oversight of documents developed and work conducted by the USACE at the site. In addition, EPA
is taking an active role in performing groundwater sampling to evaluate the presence of contaminants,
including perchlorate, which were not originally identified in the documents which spell out the agreements
between EPA, USACE, and the State of Nebraska.
Site Status
Systems are currently in place at the site for extracting and treating contaminated groundwater. In addition to
extraction and treatment, the remedy for the groundwater contamination includes monitored natural
attenuation and long-term monitoring. Natural attenuation describes a variety of in-place processes that,
under favorable conditions, act without human intervention to reduce the mass, toxicity, mobility, volume or
concentration of contaminants in groundwater. Remedies for other parts of the site include removal of soil
contaminants and debris and institutional controls to prevent the property’s use for non-industrial purposes.
The USACE/Army is currently conducting the first stage of cleanup activities at one subsite, including excavating
and sifting soil to locate and dispose of gravel mines. Under the second stage of work, sifted soil, as well as the
excavated site, will be characterized for contaminant concentrations that exceed cleanup levels. The USACE
will transport and dispose of soils with contaminants above cleanup levels to an off-site facility.
Work to Protect Human Health and the Environment
This site is being addressed through Department of Defense (DoD) Federal Facility actions with oversight by EPA
and NDEQ. EPA, NDEQ and DoD signed an Interagency Agreement in 1990 that describes how the Army will
perform work to investigate and clean up the site.
The EPA has conducted several five-year reviews of the site’s remedy. These reviews evaluate whether the
remedies put in place protect public health and the environment, and function as intended by site decision
documents. The most recent review concluded that response actions at the site are in accordance with the
remedy selected by EPA and that the remedy continues to be protective of human health and the
environment in the short term. Continued protectiveness of the remedy requires continued groundwater
monitoring and implementation of institutional controls.
Site Risks
The greatest health risks to people are ingesting or touching contaminants in soil and groundwater. However,
residents have had access to public water supplies since the early 1990s. Currently, there are no known
exposures to contaminants at unacceptable levels, and therefore, no known unacceptable human health risks.
Emergency Response
Site cleanup has also included removal actions, or short-term cleanups, to address immediate threats to human
health and the environment. Immediate actions included the disconnection of the well from the public water
supply and extraction of contaminated groundwater. From 1987 to 1988, the Army incinerated 40,000 tons of
contaminated soil in the surface impoundments.
Grand Island Regular Meeting - 7/5/2017 Page 90 / 143
Blight and Substandard Study-Cornhusker Army Ammunition Plant Site
Page 38 City of Grand Island, Nebraska • June 2017
The Army provided bottled water to the 250 homes with contaminated wells until residences were hooked up
to the city's water system in 1986. In 1991 and 1992, the Army provided bottled water to additional homes with
contaminated wells until residences were hooked up to the city's water system.
Grand Island Regular Meeting - 7/5/2017 Page 91 / 143
Blight and Substandard Study-Cornhusker Army Ammunition Plant Site
City of Grand Island, Nebraska • June 2017 Page 39
Appendix C
Section by Section Blow-ups of Conditions
Grand Island Regular Meeting - 7/5/2017 Page 92 / 143
!(!(
A1
B1
A2
B2 Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community
CITY OF GRAND ISLANDHALL COUNTY, NEBRASKACAAP - SECTION A1CAAP - SECTION A1
Print Date: 11:01:15 PM 6/22/2017
DATA SOURCES:BASE DATA PROVIDED BY HALL COUNTY AERIAL IMAGERY PROVIDED BY ESRI
0 200 400100FeetE
Printed by: cjanson, File: C:\CAAP GIS\MAPS\CAPP Section A1.mxd
Previously Studied Areas
CAAP Blight Study Limits
CAAP Index Mapping Sections
Hall County Parcels
!(Less Than 40 Years Old - 44 Structures
!(40+ Years Old - 158 Structures
!(Good - 46 Structures
!(Deteriorated-Dilapidated - 156 Structures
Existing Land Use
Agricultural
Commerical
Industrial
Parks & Rec
Public
Road Conditions
Good (Paved) - 37,111 Linear Feet
Fair (Paved) - 34,565 Linear Feet
Gravel Road - 164,648 Linear Feet
Closed - 23,459 Linear Feet
Drainage Features
Drainage Ditch
Rural Sections Ditches
Grand Island Regular Meeting - 7/5/2017 Page 93 / 143
!(!(
A2
B2
A1 A3
B1 B3 Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community
CITY OF GRAND ISLANDHALL COUNTY, NEBRASKACAAP - SECTION A2CAAP - SECTION A2
Print Date: 11:02:16 PM 6/22/2017
DATA SOURCES:BASE DATA PROVIDED BY HALL COUNTY AERIAL IMAGERY PROVIDED BY ESRI
0 200 400100FeetE
Printed by: cjanson, File: C:\CAAP GIS\MAPS\CAPP Section A2.mxd
Previously Studied Areas
CAAP Blight Study Limits
CAAP Index Mapping Sections
Hall County Parcels
!(Less Than 40 Years Old - 44 Structures
!(40+ Years Old - 158 Structures
!(Good - 46 Structures
!(Deteriorated-Dilapidated - 156 Structures
Existing Land Use
Agricultural
Commerical
Industrial
Parks & Rec
Public
Road Conditions
Good (Paved) - 37,111 Linear Feet
Fair (Paved) - 34,565 Linear Feet
Gravel Road - 164,648 Linear Feet
Closed - 23,459 Linear Feet
Drainage Features
Drainage Ditch
Rural Sections Ditches
Grand Island Regular Meeting - 7/5/2017 Page 94 / 143
A3
B3
A4A2
B4B2 Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community
CITY OF GRAND ISLANDHALL COUNTY, NEBRASKACAAP - SECTION A3CAAP - SECTION A3
Print Date: 11:03:05 PM 6/22/2017
DATA SOURCES:BASE DATA PROVIDED BY HALL COUNTY AERIAL IMAGERY PROVIDED BY ESRI
0 200 400100FeetE
Printed by: cjanson, File: C:\CAAP GIS\MAPS\CAPP Section A3.mxd
Previously Studied Areas
CAAP Blight Study Limits
CAAP Index Mapping Sections
Hall County Parcels
!(Less Than 40 Years Old - 44 Structures
!(40+ Years Old - 158 Structures
!(Good - 46 Structures
!(Deteriorated-Dilapidated - 156 Structures
Existing Land Use
Agricultural
Commerical
Industrial
Parks & Rec
Public
Road Conditions
Good (Paved) - 37,111 Linear Feet
Fair (Paved) - 34,565 Linear Feet
Gravel Road - 164,648 Linear Feet
Closed - 23,459 Linear Feet
Drainage Features
Drainage Ditch
Rural Sections Ditches
Grand Island Regular Meeting - 7/5/2017 Page 95 / 143
A4
B4
A3
B3 Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community
CITY OF GRAND ISLANDHALL COUNTY, NEBRASKACAAP - SECTION A4CAAP - SECTION A4
Print Date: 11:06:10 PM 6/22/2017
DATA SOURCES:BASE DATA PROVIDED BY HALL COUNTY AERIAL IMAGERY PROVIDED BY ESRI
0 200 400100FeetE
Printed by: cjanson, File: C:\CAAP GIS\MAPS\CAPP Section A4.mxd
Previously Studied Areas
CAAP Blight Study Limits
CAAP Index Mapping Sections
Hall County Parcels
!(Less Than 40 Years Old - 44 Structures
!(40+ Years Old - 158 Structures
!(Good - 46 Structures
!(Deteriorated-Dilapidated - 156 Structures
Existing Land Use
Agricultural
Commerical
Industrial
Parks & Rec
Public
Road Conditions
Good (Paved) - 37,111 Linear Feet
Fair (Paved) - 34,565 Linear Feet
Gravel Road - 164,648 Linear Feet
Closed - 23,459 Linear Feet
Drainage Features
Drainage Ditch
Rural Sections Ditches
Grand Island Regular Meeting - 7/5/2017 Page 96 / 143
!(!(!(!(!(!(!(!(!(!(
B1
C1
A1
B2
C2
A2
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community
CITY OF GRAND ISLANDHALL COUNTY, NEBRASKACAAP - SECTION B1CAAP - SECTION B1
Print Date: 11:05:11 PM 6/22/2017
DATA SOURCES:BASE DATA PROVIDED BY HALL COUNTY AERIAL IMAGERY PROVIDED BY ESRI
0 200 400100FeetE
Printed by: cjanson, File: C:\CAAP GIS\MAPS\CAPP Section B1.mxd
Previously Studied Areas
CAAP Blight Study Limits
CAAP Index Mapping Sections
Hall County Parcels
!(Less Than 40 Years Old - 44 Structures
!(40+ Years Old - 158 Structures
!(Good - 46 Structures
!(Deteriorated-Dilapidated - 156 Structures
Existing Land Use
Agricultural
Commerical
Industrial
Parks & Rec
Public
Road Conditions
Good (Paved) - 37,111 Linear Feet
Fair (Paved) - 34,565 Linear Feet
Gravel Road - 164,648 Linear Feet
Closed - 23,459 Linear Feet
Drainage Features
Drainage Ditch
Rural Sections Ditches
Grand Island Regular Meeting - 7/5/2017 Page 97 / 143
B2
C2
A2
B1 B3
A3
C1 C3
A1
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community
CITY OF GRAND ISLANDHALL COUNTY, NEBRASKACAAP - SECTION B2CAAP - SECTION B2
Print Date: 11:07:28 PM 6/22/2017
DATA SOURCES:BASE DATA PROVIDED BY HALL COUNTY AERIAL IMAGERY PROVIDED BY ESRI
0 200 400100FeetE
Printed by: cjanson, File: C:\CAAP GIS\MAPS\CAPP Section b2.mxd
Previously Studied Areas
CAAP Blight Study Limits
CAAP Index Mapping Sections
Hall County Parcels
!(Less Than 40 Years Old - 44 Structures
!(40+ Years Old - 158 Structures
!(Good - 46 Structures
!(Deteriorated-Dilapidated - 156 Structures
Existing Land Use
Agricultural
Commerical
Industrial
Parks & Rec
Public
Road Conditions
Good (Paved) - 37,111 Linear Feet
Fair (Paved) - 34,565 Linear Feet
Gravel Road - 164,648 Linear Feet
Closed - 23,459 Linear Feet
Drainage Features
Drainage Ditch
Rural Sections Ditches
Grand Island Regular Meeting - 7/5/2017 Page 98 / 143
!(!(
B3
C3
A3
B2 B4
C2
A2 A4
C4 Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community
CITY OF GRAND ISLANDHALL COUNTY, NEBRASKACAAP - SECTION B3CAAP - SECTION B3
Print Date: 11:08:16 PM 6/22/2017
DATA SOURCES:BASE DATA PROVIDED BY HALL COUNTY AERIAL IMAGERY PROVIDED BY ESRI
0 200 400100FeetE
Printed by: cjanson, File: C:\CAAP GIS\MAPS\CAPP Section B3.mxd
Previously Studied Areas
CAAP Blight Study Limits
CAAP Index Mapping Sections
Hall County Parcels
!(Less Than 40 Years Old - 44 Structures
!(40+ Years Old - 158 Structures
!(Good - 46 Structures
!(Deteriorated-Dilapidated - 156 Structures
Existing Land Use
Agricultural
Commerical
Industrial
Parks & Rec
Public
Road Conditions
Good (Paved) - 37,111 Linear Feet
Fair (Paved) - 34,565 Linear Feet
Gravel Road - 164,648 Linear Feet
Closed - 23,459 Linear Feet
Drainage Features
Drainage Ditch
Rural Sections Ditches
Grand Island Regular Meeting - 7/5/2017 Page 99 / 143
B4
C4
A4
B3
C3
A3
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community
CITY OF GRAND ISLANDHALL COUNTY, NEBRASKACAAP - SECTION B4CAAP - SECTION B4
Print Date: 11:09:08 PM 6/22/2017
DATA SOURCES:BASE DATA PROVIDED BY HALL COUNTY AERIAL IMAGERY PROVIDED BY ESRI
0 200 400100FeetE
Printed by: cjanson, File: C:\CAAP GIS\MAPS\CAPP Section B4.mxd
Previously Studied Areas
CAAP Blight Study Limits
CAAP Index Mapping Sections
Hall County Parcels
!(Less Than 40 Years Old - 44 Structures
!(40+ Years Old - 158 Structures
!(Good - 46 Structures
!(Deteriorated-Dilapidated - 156 Structures
Existing Land Use
Agricultural
Commerical
Industrial
Parks & Rec
Public
Road Conditions
Good (Paved) - 37,111 Linear Feet
Fair (Paved) - 34,565 Linear Feet
Gravel Road - 164,648 Linear Feet
Closed - 23,459 Linear Feet
Drainage Features
Drainage Ditch
Rural Sections Ditches
Grand Island Regular Meeting - 7/5/2017 Page 100 / 143
!(!(!(!(!(!(!(!(!(!(
C1
B1
D1
C2
B2
D2 Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community
CITY OF GRAND ISLANDHALL COUNTY, NEBRASKACAAP - SECTION C1CAAP - SECTION C1
Print Date: 11:10:12 PM 6/22/2017
DATA SOURCES:BASE DATA PROVIDED BY HALL COUNTY AERIAL IMAGERY PROVIDED BY ESRI
0 200 400100FeetE
Printed by: cjanson, File: C:\CAAP GIS\MAPS\CAPP Section C1.mxd
Previously Studied Areas
CAAP Blight Study Limits
CAAP Index Mapping Sections
Hall County Parcels
!(Less Than 40 Years Old - 44 Structures
!(40+ Years Old - 158 Structures
!(Good - 46 Structures
!(Deteriorated-Dilapidated - 156 Structures
Existing Land Use
Agricultural
Commerical
Industrial
Parks & Rec
Public
Road Conditions
Good (Paved) - 37,111 Linear Feet
Fair (Paved) - 34,565 Linear Feet
Gravel Road - 164,648 Linear Feet
Closed - 23,459 Linear Feet
Drainage Features
Drainage Ditch
Rural Sections Ditches
Grand Island Regular Meeting - 7/5/2017 Page 101 / 143
!(!(!(!(
C2
B2
D2
C1 C3
B1 B3
D1 D3 Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community
CITY OF GRAND ISLANDHALL COUNTY, NEBRASKACAAP - SECTION C2CAAP - SECTION C2
Print Date: 11:11:09 PM 6/22/2017
DATA SOURCES:BASE DATA PROVIDED BY HALL COUNTY AERIAL IMAGERY PROVIDED BY ESRI
0 200 400100FeetE
Printed by: cjanson, File: C:\CAAP GIS\MAPS\CAPP Section C2.mxd
Previously Studied Areas
CAAP Blight Study Limits
CAAP Index Mapping Sections
Hall County Parcels
!(Less Than 40 Years Old - 44 Structures
!(40+ Years Old - 158 Structures
!(Good - 46 Structures
!(Deteriorated-Dilapidated - 156 Structures
Existing Land Use
Agricultural
Commerical
Industrial
Parks & Rec
Public
Road Conditions
Good (Paved) - 37,111 Linear Feet
Fair (Paved) - 34,565 Linear Feet
Gravel Road - 164,648 Linear Feet
Closed - 23,459 Linear Feet
Drainage Features
Drainage Ditch
Rural Sections Ditches
Grand Island Regular Meeting - 7/5/2017 Page 102 / 143
!(
!(
!(
!(
!(
!(
C3
B3
D3
C2 C4
B2
D2
B4
D4 Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community
CITY OF GRAND ISLANDHALL COUNTY, NEBRASKACAAP - SECTION C3CAAP - SECTION C3
Print Date: 11:11:54 PM 6/22/2017
DATA SOURCES:BASE DATA PROVIDED BY HALL COUNTY AERIAL IMAGERY PROVIDED BY ESRI
0 200 400100FeetE
Printed by: cjanson, File: C:\CAAP GIS\MAPS\CAPP Section C3.mxd
Previously Studied Areas
CAAP Blight Study Limits
CAAP Index Mapping Sections
Hall County Parcels
!(Less Than 40 Years Old - 44 Structures
!(40+ Years Old - 158 Structures
!(Good - 46 Structures
!(Deteriorated-Dilapidated - 156 Structures
Existing Land Use
Agricultural
Commerical
Industrial
Parks & Rec
Public
Road Conditions
Good (Paved) - 37,111 Linear Feet
Fair (Paved) - 34,565 Linear Feet
Gravel Road - 164,648 Linear Feet
Closed - 23,459 Linear Feet
Drainage Features
Drainage Ditch
Rural Sections Ditches
Grand Island Regular Meeting - 7/5/2017 Page 103 / 143
!(!(
!(!(
!(!(
!(
!(
!(
!(!(
!(
!(
!(
!(!(
!(
!(
!(!(
!(!(
!(!(
!(
!(
C4
D4
B4
C3
D3
B3
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community
CITY OF GRAND ISLANDHALL COUNTY, NEBRASKACAAP - SECTION C4CAAP - SECTION C4
Print Date: 11:12:41 PM 6/22/2017
DATA SOURCES:BASE DATA PROVIDED BY HALL COUNTY AERIAL IMAGERY PROVIDED BY ESRI
0 200 400100FeetE
Printed by: cjanson, File: C:\CAAP GIS\MAPS\CAPP Section C4.mxd
Previously Studied Areas
CAAP Blight Study Limits
CAAP Index Mapping Sections
Hall County Parcels
!(Less Than 40 Years Old - 44 Structures
!(40+ Years Old - 158 Structures
!(Good - 46 Structures
!(Deteriorated-Dilapidated - 156 Structures
Existing Land Use
Agricultural
Commerical
Industrial
Parks & Rec
Public
Road Conditions
Good (Paved) - 37,111 Linear Feet
Fair (Paved) - 34,565 Linear Feet
Gravel Road - 164,648 Linear Feet
Closed - 23,459 Linear Feet
Drainage Features
Drainage Ditch
Rural Sections Ditches
Grand Island Regular Meeting - 7/5/2017 Page 104 / 143
D1
C1
E1
D2
C2
E2 Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community
CITY OF GRAND ISLANDHALL COUNTY, NEBRASKACAAP - SECTION D1CAAP - SECTION D1
Print Date: 11:13:59 PM 6/22/2017
DATA SOURCES:BASE DATA PROVIDED BY HALL COUNTY AERIAL IMAGERY PROVIDED BY ESRI
0 200 400100FeetE
Printed by: cjanson, File: C:\CAAP GIS\MAPS\CAPP Section D1.mxd
Previously Studied Areas
CAAP Blight Study Limits
CAAP Index Mapping Sections
Hall County Parcels
!(Less Than 40 Years Old - 44 Structures
!(40+ Years Old - 158 Structures
!(Good - 46 Structures
!(Deteriorated-Dilapidated - 156 Structures
Existing Land Use
Agricultural
Commerical
Industrial
Parks & Rec
Public
Road Conditions
Good (Paved) - 37,111 Linear Feet
Fair (Paved) - 34,565 Linear Feet
Gravel Road - 164,648 Linear Feet
Closed - 23,459 Linear Feet
Drainage Features
Drainage Ditch
Rural Sections Ditches
Grand Island Regular Meeting - 7/5/2017 Page 105 / 143
!(!(
!(!(
!(!(!(
!(!(!(
!(!(!(
!(!(
!(
!(!(!(!(!(!(!(
!(
!(
!(
!(
!(
!(
!(!(!(!(!(!(!(
!(!(!(!(!(!(!(
!(!(!(!(!(!(!(
!(!(!(!(!(!(!(!(
!(!(!(!(!(!(!(
!(
!(
!(
!(
!(!(
!(
!(
!(
!(!(!(!(
!(!(
!(!(!(!(!(
!(!(!(
!(!(
!(
!(!(!(!(!(
!(
!(
!(
!(
!(!(!(!(
!(!(!(!(!(
!(!(!(!(
!(!(!(!(!(
!(!(!(!(
!(
!(
!(
!(
!(!(
!(
!(
!(!(!(
!(!(
!(!(!(
!(!(
!(!(!(
!(!(!(
!(!(!(
D2
C2
E2
D1 D3
E1
C1 C3
E3 Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community
CITY OF GRAND ISLANDHALL COUNTY, NEBRASKACAAP - SECTION D2CAAP - SECTION D2
Print Date: 11:14:42 PM 6/22/2017
DATA SOURCES:BASE DATA PROVIDED BY HALL COUNTY AERIAL IMAGERY PROVIDED BY ESRI
0 200 400100FeetE
Printed by: cjanson, File: C:\CAAP GIS\MAPS\CAPP Section D2.mxd
Previously Studied Areas
CAAP Blight Study Limits
CAAP Index Mapping Sections
Hall County Parcels
!(Less Than 40 Years Old - 44 Structures
!(40+ Years Old - 158 Structures
!(Good - 46 Structures
!(Deteriorated-Dilapidated - 156 Structures
Existing Land Use
Agricultural
Commerical
Industrial
Parks & Rec
Public
Road Conditions
Good (Paved) - 37,111 Linear Feet
Fair (Paved) - 34,565 Linear Feet
Gravel Road - 164,648 Linear Feet
Closed - 23,459 Linear Feet
Drainage Features
Drainage Ditch
Rural Sections Ditches
Grand Island Regular Meeting - 7/5/2017 Page 106 / 143
!(
!(
!(
!(
!(
!(
!(
!(
!(!(!(
!(!(
!(!(!(
!(
!(!(!(
!(!(!(
!(!(!(
!(
!(
!(
!(
!(
!(
!(
!(
!(
!(!(
!(
!(
!(
!(!(
!(
!(
!(
!(!(
!(
!(
!(
!(!(
!(
!(
!(!(!(
!(!(!(
!(!(!(
!(!(!(
!(!(!(
!(!(
!(
!(!(
!(
!(
!(
!(
!(
!(
!(
!(
!(
!(!(!(
!(!(
!(!(!(
!(
!(!(!(
!(!(!(
!(!(!(
!(
!(
!(
!(
!(
!(
!(
!(
!(
!(!(
!(
!(
!(
!(!(
!(
!(
!(
!(!(
!(
!(
!(
!(!(
!(
!(
!(!(!(
!(!(!(
!(!(!(
!(!(!(
!(!(!(
D3
C3
E3
D2 D4
C4C2
E2 E4 Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community
CITY OF GRAND ISLANDHALL COUNTY, NEBRASKACAAP - SECTION D3CAAP - SECTION D3
Print Date: 11:15:34 PM 6/22/2017
DATA SOURCES:BASE DATA PROVIDED BY HALL COUNTY AERIAL IMAGERY PROVIDED BY ESRI
0 200 400100FeetE
Printed by: cjanson, File: C:\CAAP GIS\MAPS\CAPP Section D3.mxd
Previously Studied Areas
CAAP Blight Study Limits
CAAP Index Mapping Sections
Hall County Parcels
!(Less Than 40 Years Old - 44 Structures
!(40+ Years Old - 158 Structures
!(Good - 46 Structures
!(Deteriorated-Dilapidated - 156 Structures
Existing Land Use
Agricultural
Commerical
Industrial
Parks & Rec
Public
Road Conditions
Good (Paved) - 37,111 Linear Feet
Fair (Paved) - 34,565 Linear Feet
Gravel Road - 164,648 Linear Feet
Closed - 23,459 Linear Feet
Drainage Features
Drainage Ditch
Rural Sections Ditches
Grand Island Regular Meeting - 7/5/2017 Page 107 / 143
!(!(
!(!(
!(
!(!(
!(
!(!(!(
!(
!(
!(!(
!(
!(
!(
!(
!(
!(!(
!(
!(
!(
!(
!(!(
!(!(
!(
!(
!(
!(
!(!(!(
!(
D4
E4
C4
D3
E3
C3
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community
CITY OF GRAND ISLANDHALL COUNTY, NEBRASKACAAP - SECTION D4CAAP - SECTION D4
Print Date: 11:16:20 PM 6/22/2017
DATA SOURCES:BASE DATA PROVIDED BY HALL COUNTY AERIAL IMAGERY PROVIDED BY ESRI
0 200 400100FeetE
Printed by: cjanson, File: C:\CAAP GIS\MAPS\CAPP Section D4.mxd
Previously Studied Areas
CAAP Blight Study Limits
CAAP Index Mapping Sections
Hall County Parcels
!(Less Than 40 Years Old - 44 Structures
!(40+ Years Old - 158 Structures
!(Good - 46 Structures
!(Deteriorated-Dilapidated - 156 Structures
Existing Land Use
Agricultural
Commerical
Industrial
Parks & Rec
Public
Road Conditions
Good (Paved) - 37,111 Linear Feet
Fair (Paved) - 34,565 Linear Feet
Gravel Road - 164,648 Linear Feet
Closed - 23,459 Linear Feet
Drainage Features
Drainage Ditch
Rural Sections Ditches
Grand Island Regular Meeting - 7/5/2017 Page 108 / 143
!(
!(
!(
!(!(!(!(!(!(!(
!(
!(
!(
!(!(!(!(!(!(!(
E1
D1
E2
D2
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community
CITY OF GRAND ISLANDHALL COUNTY, NEBRASKACAAP - SECTION E1CAAP - SECTION E1
Print Date: 11:17:27 PM 6/22/2017
DATA SOURCES:BASE DATA PROVIDED BY HALL COUNTY AERIAL IMAGERY PROVIDED BY ESRI
0 200 400100FeetE
Printed by: cjanson, File: C:\CAAP GIS\MAPS\CAPP Section E1.mxd
Previously Studied Areas
CAAP Blight Study Limits
CAAP Index Mapping Sections
Hall County Parcels
!(Less Than 40 Years Old - 44 Structures
!(40+ Years Old - 158 Structures
!(Good - 46 Structures
!(Deteriorated-Dilapidated - 156 Structures
Existing Land Use
Agricultural
Commerical
Industrial
Parks & Rec
Public
Road Conditions
Good (Paved) - 37,111 Linear Feet
Fair (Paved) - 34,565 Linear Feet
Gravel Road - 164,648 Linear Feet
Closed - 23,459 Linear Feet
Drainage Features
Drainage Ditch
Rural Sections Ditches
Grand Island Regular Meeting - 7/5/2017 Page 109 / 143
!(!(!(!(
!(!(!(!(!(!(!(!(
!(!(!(!(!(!(!(
!(
!(!(
!(
!(!(!(!(!(!(
!(
!(!(!(!(!(
!(!(!(!(
!(
!(!(
!(
!(!(!(
!(!(!(
!(!(!(
E2
D2
E1 E3
D3D1
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community
CITY OF GRAND ISLANDHALL COUNTY, NEBRASKACAAP - SECTION E2CAAP - SECTION E2
Print Date: 11:18:11 PM 6/22/2017
DATA SOURCES:BASE DATA PROVIDED BY HALL COUNTY AERIAL IMAGERY PROVIDED BY ESRI
0 200 400100FeetE
Printed by: cjanson, File: C:\CAAP GIS\MAPS\CAPP Section E2.mxd
Previously Studied Areas
CAAP Blight Study Limits
CAAP Index Mapping Sections
Hall County Parcels
!(Less Than 40 Years Old - 44 Structures
!(40+ Years Old - 158 Structures
!(Good - 46 Structures
!(Deteriorated-Dilapidated - 156 Structures
Existing Land Use
Agricultural
Commerical
Industrial
Parks & Rec
Public
Road Conditions
Good (Paved) - 37,111 Linear Feet
Fair (Paved) - 34,565 Linear Feet
Gravel Road - 164,648 Linear Feet
Closed - 23,459 Linear Feet
Drainage Features
Drainage Ditch
Rural Sections Ditches
Grand Island Regular Meeting - 7/5/2017 Page 110 / 143
!(
!(
!(
!(
!(
!(!(
!(
!(!(
!(
!(!(
!(
!(!(
!(
!(!(!(
!(!(!(
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!(
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!(
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!(
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!(
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!(
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!(
!(
!(!(!(
!(!(!(
!(
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!(
!(!(!(!(!(!(!(!(!(!(!(
E3
D3
E4E2
D4D2
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community
CITY OF GRAND ISLANDHALL COUNTY, NEBRASKACAAP - SECTION E3CAAP - SECTION E3
Print Date: 11:18:59 PM 6/22/2017
DATA SOURCES:BASE DATA PROVIDED BY HALL COUNTY AERIAL IMAGERY PROVIDED BY ESRI
0 200 400100FeetE
Printed by: cjanson, File: C:\CAAP GIS\MAPS\CAPP Section E3.mxd
Previously Studied Areas
CAAP Blight Study Limits
CAAP Index Mapping Sections
Hall County Parcels
!(Less Than 40 Years Old - 44 Structures
!(40+ Years Old - 158 Structures
!(Good - 46 Structures
!(Deteriorated-Dilapidated - 156 Structures
Existing Land Use
Agricultural
Commerical
Industrial
Parks & Rec
Public
Road Conditions
Good (Paved) - 37,111 Linear Feet
Fair (Paved) - 34,565 Linear Feet
Gravel Road - 164,648 Linear Feet
Closed - 23,459 Linear Feet
Drainage Features
Drainage Ditch
Rural Sections Ditches
Grand Island Regular Meeting - 7/5/2017 Page 111 / 143
!(
!(!(
!(!(
!(
!(!(!(
!(!(!(!(!(
!(!(!(
!(!(!(!(
!(!(!(!(!(
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!(
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!(
!(
!(
!(!(
!(
!(!(!(!(!(!(!(!(!(!(!(
E4
D4
E3
D3
Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS,USDA, USGS, AeroGRID, IGN, and the GIS User Community
CITY OF GRAND ISLANDHALL COUNTY, NEBRASKACAAP - SECTION E4CAAP - SECTION E4
Print Date: 11:19:45 PM 6/22/2017
DATA SOURCES:BASE DATA PROVIDED BY HALL COUNTY AERIAL IMAGERY PROVIDED BY ESRI
0 200 400100FeetE
Printed by: cjanson, File: C:\CAAP GIS\MAPS\CAPP Section E4.mxd
Previously Studied Areas
CAAP Blight Study Limits
CAAP Index Mapping Sections
Hall County Parcels
!(Less Than 40 Years Old - 44 Structures
!(40+ Years Old - 158 Structures
!(Good - 46 Structures
!(Deteriorated-Dilapidated - 156 Structures
Existing Land Use
Agricultural
Commerical
Industrial
Parks & Rec
Public
Road Conditions
Good (Paved) - 37,111 Linear Feet
Fair (Paved) - 34,565 Linear Feet
Gravel Road - 164,648 Linear Feet
Closed - 23,459 Linear Feet
Drainage Features
Drainage Ditch
Rural Sections Ditches
Grand Island Regular Meeting - 7/5/2017 Page 112 / 143
Resolution Number 2017-13
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 June 27, 2017 meeting, referred the Blight and
Substandard Study commissioned by The Central Nebraska Growth Foundation for the balance of
the Cornhusker Army Ammunition Plant (CAAP) Property 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.
Grand Island Regular Meeting - 7/5/2017 Page 113 / 143
DATED: July 5, 2017.
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST:By: ___________________________________
Chair
By: ___________________________________
Secretary
Grand Island Regular Meeting - 7/5/2017 Page 114 / 143
Grand Island Regular Meeting - 7/5/2017 Page 115 / 143
Hall County Regional Planning
Commission
Wednesday, July 5, 2017
Regular Meeting
Item J1
GIPS Jefferson Subdivision-Final Plat
Staff Contact:
Grand Island Regular Meeting - 7/5/2017 Page 116 / 143
June 19, 2017
Dear Members of the Board:
RE: Final Plat – GIPS Jefferson Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of GIPS Jefferson Subdivision, located in Grand
Island, in Hall County, Nebraska.
This final plat proposes to create 2 lots, in a subdivision being all of Lots 1 – 10,
Block 10, Lots 1 - 3, Block 11, Lot 5, Block 14, all in Wallichs Addition, in the City of
Grand Island, Hall County, Nebraska, in a tract containing 5.004 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 July 5, 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
County Assessor/Register of Deeds
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 - 7/5/2017 Page 117 / 143
Grand Island Regular Meeting - 7/5/2017 Page 118 / 143
Grand Island Regular Meeting - 7/5/2017 Page 119 / 143
Grand Island Regular Meeting - 7/5/2017 Page 120 / 143
Grand Island Regular Meeting - 7/5/2017 Page 121 / 143
Grand Island Regular Meeting - 7/5/2017 Page 122 / 143
Hall County Regional Planning
Commission
Wednesday, July 5, 2017
Regular Meeting
Item J2
Jack Voss Horse Country Club Fifth Subdivision-Final Plat
Staff Contact:
Grand Island Regular Meeting - 7/5/2017 Page 123 / 143
June 19, 2017
Dear Members of the Board:
RE: Final Plat – Jack Voss Horse Country Club Fifth Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Jack Voss Horse Country Club Fifth 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 (1), Jack
Voss Horse Country Club Fourth Subdivision, in the City of Grand Island, Hall
County, Nebraska, in a tract containing 1.934 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 July 5, 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
County Assessor/Register of Deeds
Manager of Postal Operations
Rockwell and Associates
This letter was sent to the following School Districts 2, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 7/5/2017 Page 124 / 143
Grand Island Regular Meeting - 7/5/2017 Page 125 / 143
Grand Island Regular Meeting - 7/5/2017 Page 126 / 143
Grand Island Regular Meeting - 7/5/2017 Page 127 / 143
Hall County Regional Planning
Commission
Wednesday, July 5, 2017
Regular Meeting
Item J3
Phoenix Acres Second Subdivision-Final Plat
Staff Contact:
Grand Island Regular Meeting - 7/5/2017 Page 128 / 143
June 19, 2017
Dear Members of the Board:
RE: Final Plat – Phoenix Acres Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Phoenix Acres Subdivision, located in Hall County,
Nebraska.
This final plat proposes to create 2 lots, on a tract of land comprising a part of the
Northwest Quarter (NW1/4), of Section Twenty Four (24), Township Nine (9) North,
Range Ten (10) West of the 6th P.M. located in Hall County, Nebraska, said tract
containing 5.312 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 July 5, 2017 in the
Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
Cc: County Clerk
County Attorney
County Assessor/Register of Deeds
County Zoning
County Building
County Public Works
Manager of Postal Operations
Rockwell and Associates
This letter was sent to the following School Districts 2, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 7/5/2017 Page 129 / 143
Grand Island Regular Meeting - 7/5/2017 Page 130 / 143
Grand Island Regular Meeting - 7/5/2017 Page 131 / 143
Grand Island Regular Meeting - 7/5/2017 Page 132 / 143
Hall County Regional Planning
Commission
Wednesday, July 5, 2017
Regular Meeting
Item J4
Clough Subdivision-Final Plat
Staff Contact:
Grand Island Regular Meeting - 7/5/2017 Page 133 / 143
June 19, 2017
Dear Members of the Board:
RE: Final Plat – Clough Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Clough Subdivision, located in Hall County,
Nebraska.
This final plat proposes to create 1 lot, on a tract of land comprising a part of the
East Half of the Southeast Quarter (E1/2SE1/4) of Section Thirteen (13), Township
Twelve (12) North, Range Nine (9) West of the 6th P.M. located in Hall County,
Nebraska, said tract containing 4.105 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 July 5, 2017 in the
Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
Cc: County Clerk
County Attorney
County Assessor/Register of Deeds
County Zoning
County Building
County Public Works
Manager of Postal Operations
Rockwell and Associates
This letter was sent to the following School Districts 2, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 7/5/2017 Page 134 / 143
Grand Island Regular Meeting - 7/5/2017 Page 135 / 143
Grand Island Regular Meeting - 7/5/2017 Page 136 / 143
Grand Island Regular Meeting - 7/5/2017 Page 137 / 143
Hall County Regional Planning
Commission
Wednesday, July 5, 2017
Regular Meeting
Item N1
2017-2018 Proposed Budget for Hall County Regional Planning
Department
Staff Contact:
Grand Island Regular Meeting - 7/5/2017 Page 138 / 143
Date: June 9, 2017
To: Hall County Board of Supervisors
From: Chad Nabity, Planning Director
Re: 2017-2018 Budget and Fees
Enclosed you will find the budget for the Hall County Regional Planning Commission. The budget
submitted this year assumes the three positions in the Planning Department will be funded as follows:
Position Planning % CRA % Utilities % Total
Director 80% 20% 100%
Admin. Asst. 80% 20% 100%
Technician 62% 38% 100%
The Regional Planning Department has had a history of cooperation with other city departments and
agencies for funding since 1990 when the budget was amended to transfer the planning technician
position to the Grand Island Utilities Department for 10 pay periods every year. This has been a
beneficial partnership that has kept the costs of maintaining the planning department lower than it
would have been without the partnership and increased the efficiency and communication between the
Utilities Department and the Planning Department. This arrangement will end during this fiscal year as
the position transitions. The partnership with the CRA was formed in 2005 and has resulted in
increased efficiency and effectiveness for both agencies. For the past several years, the Grand Island
Building Department has also contributed 10% of the salary and benefits for the administrative assistant
position. The Grand Island Building Department did hire a person on a part-time basis both last year
and this year and I am not including 10% from them in my calculations. If this does continue, it would
lower the reimbursement request for Planning Department expenses.
Based on the proposed budget Regional Planning Commission is requesting $277,687 in budget
authority for fiscal year 2017-2018 from both Hall County and the City of Grand Island. The budget as
submitted to the County last year was $275,781, $270,838 in 2015, and $254,766 in 2014. This
included $137,890 from both Hall County and Grand Island. Once again the Planning Department is
requesting no funding for capital equipment this year from the County. The proposed changes to the
budget will cover increased personnel costs. These are estimated costs for personnel. Final salaries
and personnel cost will not be approved until later in the city budget process.
Operating expenses have been reviewed and adjusted based on current projections. Overall operating
expenses are expected to increase by $1898 to primarily to reflect increased costs for computer
services from the City of Grand Island. Other line items were also adjusted and part of the operating
expenses cannot be reduced without impacting the ability of the department to function. Overall
personnel expenses are not expected to increase this year, but changes to positions within the
department will likely impact the budget for the next fiscal year.
Grand Island Regular Meeting - 7/5/2017 Page 139 / 143
Minimizing expenses or holding line items constant within the department is one piece of the budget
puzzle. The other piece is looking at fees and the possibilities available for revenue generation. The
current fees have been reviewed, as have the services provided by the Planning Department for which
we do not currently charge a fee. The attached fee changes are suggested for this year. These were
anticipated with the budget last year. The County receives the revenue for all zoning and subdivision
activities outside of Grand Island and its extra-territorial zoning jurisdiction. These funds are received
by the County Treasurer and deposited into the County General Fund.
Grand Island Regular Meeting - 7/5/2017 Page 140 / 143
Grand Island Regular Meeting - 7/5/2017 Page 141 / 143
REGIONAL PLANNING COMMISSION FEES AND CHARGES: Effective October 1, 2017
Service or Product Fee
Category 1. Zoning
a. Zoning Map Amendment (general) $800.00 $850.00
b. Zoning Ordinance Text Amendment $800.00 $850.00
c. CD or RD Comprehensive Rezoning (Grand Island and 2 mile limit) $800.00 $850.00
d. P.U.D. Rezoning (5 or more lots)(Hall County) $800.00 $850.00+ $10 per lot
Category 2. Subdivision
a. Preliminary Plat $ 400.00 + $15/lot
b. Final Plat - (Grand Island and 2 mile limit) $ 420.00 + $10.00/lot
(Elsewhere in region) $ 420.00 +$10.00/lot
c. Plat Vacation $ 250.00
d. Administrative Subdivisions $ 50.00
Category 3. Comprehensive Plan:
a. Map Amendment $800.00 $850.00
b. Text Amendment $800.00 $850.00
Category 4. Planning Publications:
A. G.I. Street Directory $15.00
b. Zoning Ordinances - (Grand Island) $30.00
(All other communities) $30.00
c. Subdivision Regulations – (Grand Island) $30.00
(All other communities) $30.00
d. Comprehensive Plans - (Grand Island) $85.00
(All other communities) $60.00
Category 5. Maps:
Grand Island
800 scale zoning map unassembled $125.00
Generalized zoning map $60.00
Future Land Use Map $60.00
Grand Island Street Map $15.00
Grand Island Regular Meeting - 7/5/2017 Page 142 / 143
Hall County
Zoning Map Generalized 24 X 30 $60.00
Zoning Map 2” = 1 Mile $90.00
Road Map $15.00
Wood River, Cairo, Doniphan, Alda
Basemap $10.00
Zoning Map $60.00
Other Maps
School District Maps 36 X 36 $60.00
Election District Maps 36 X 36 $60.00
Fire District Maps 36 X 36 $60.00
Custom Printed Maps $15.00/sq foot
Electronic Publications
GIS Data CD $ 100.00
Aerial Photograph DC (Mr SID format) $ 100.00
Comprehensive Plans (all jurisdictions) $ 100.00
Zoning & Subdivision Regulations (all jurisdictions) $ 50.00
Custom Map PDF $ 25.00/ ½ hour
Research & Documentation Fee $150/hr
Minimum 2 hr
Category 6 Flood Plain
Letter of Map Interpretation $20.00
Review and Submission of LOMR $50.00
Category 7 Redevelopment Plan and Blight Studies (Grand Island Only)
Blight Study Adoption $1100.00
Redevelopment Plan Adoption $1100.00
Redevelopment Plan Amendment $1100.00
** An additional $50.00 fee is charged in the Villages of Alda, and Doniphan payable to the
pertaining clerk’s office
Shaded are amended fees
Grand Island Regular Meeting - 7/5/2017 Page 143 / 143