08-02-2017 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, August 2, 2017
Regular Meeting Packet
Commission Members:
Judd Allan Hall County
Tony Randone 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 - 8/2/2017 Page 1 / 57
Call to Order
Roll Call
A - SUBMITTAL OF REQUESTS FOR FUTURE ITEMS
Individuals who have appropriate items for City Council consideration should complete the Request for
Future Agenda Items form located at the Information Booth. If the issue can be handled administratively
without Council action, notification will be provided. If the item is scheduled for a meeting or study
session, notification of the date will be given.
B - RESERVE TIME TO SPEAK ON AGENDA ITEMS
This is an opportunity for individuals wishing to provide input on any of tonight's agenda items to reserve
time to speak. Please come forward, state your name and address, and the Agenda topic on which you will
be speaking.
DIRECTOR COMMUNICATION
This is an opportunity for the Director to comment on current events, activities, and issues of interest to
the commission.
Grand Island Regular Meeting - 8/2/2017 Page 2 / 57
Hall County Regional Planning
Commission
Wednesday, August 2, 2017
Regular Meeting
Item A1
Agenda 8-2
Staff Contact: Chad Nabity
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Staff Recommendation Summary
For Regional Planning Commission Meeting
August 2, 2017
4.Public Hearing – Redevelopment Plan – Grand Island – This is a site
specific redevelopment plan for all, or part of, the Husker Harvest Days show
site located north of Husker Highway and east of Schauppsville Road in Hall
County, Nebraska. Developers had hoped to have the redevelopment plan
proposal submitted for this meeting, but have asked to have it postponed to
a future meeting. No current action is required. (C-31-2017GI)
5.Public Hearing – Rezoning – Grand Island – Request to rezone 1120 E.
Bismark Road and 1104 E. Bismark Road from R-2 Low Density Residential
to B-2 General Business use, for Lots One and Two (1 and 2), Bohnart
Subdivision, located north of Bismark and west of Stuhr Road in the City of
Grand Island, Hall County, Nebraska. (C-29-2017GI) (Hearing, Discussion,
Action)
6.Public Hearing Rezoning – Hall County – Request to rezone 55.09 acres
from A-1 Agricultural Primary to PUD Planned Unit Development in part of
the Northwest Quarter (NW1/4) of Section Twenty (20), Township Twelve
(12) north, Range Nine (9) west and all of the north half (N ½) of Fractional
Section Nineteen (19), Township Twelve (12) north, Range Nine (9) west, of
the Sixth (6th) P.M., all in Hall County, Nebraska. (C-30-2017HC) (Hearing,
Discussion, Action)
7.Preliminary Plat – Prairie Creek Meadows Subdivision – Located south of
One-R Road and east of Webb Road in Hall County, Nebraska. (9 lots and
55.09 acres). (Discussion and Action)
Consent Agenda
8.Final Plat – Brundage Subdivision – Located south of Highway 2 and east
of Bluff Center Road in Hall County, Nebraska. (1 lot and 3 acres)
(Discussion and Action)
9.Final Plat – Martin Brothers Subdivision – Located north of Platte River
Drive and east of 70th Road in Hall County, Nebraska. (1 lot and 7.019 acres)
(Discussion and Action)
10.Final Plat – Van Gordon Subdivision – Located south of Guenther Road
and east of 80th Road in Hall County, Nebraska. (1 lot and 3.409 acres)
(Discussion and Action)
11.Discussion – Proposed New Zoning District for Grand Island – R-3-SL
Medium Density Residential – Small Lot. - Nabity will discuss a proposal for
a small lot residential option. (Information, Discussion)
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Hall County Regional Planning
Commission
Wednesday, August 2, 2017
Regular Meeting
Item E1
Minutes 7-5-17
Staff Contact: Chad Nabity
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THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
July 5, 2017
The meeting of the Regional Planning Commission was held Wednesday, July 5, 2017, in the
Council Chambers - City Hall – Grand Island, Nebraska. Notice of this meeting appeared in
the "Grand Island Independent" on June 24, 2017.
Present: Pat O’Neill Dean Sears
Les Ruge Derek Apfel
Hector Rubio Tony Randone
Leonard Rainforth Judd Allan (arrived at 6:39 p.m.)
Absent: Carla Maurer, Jaye Monter, Greg Robb, Dean Kjar.
Other: Hall County Supervisor Karen Bredthauer.
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 6:00 p.m.
O’Neill stated that this was a public meeting subject to the open meetings laws of the
State of Nebraska. He noted that the requirements for an open meeting are posted on
the wall in the room and easily accessible to anyone who may be interested in reading
them.
O’Neill also noted the Planning Commission may vote to go into Closed Session on
any agenda item as allowed by State Law.
The Commission will discuss and may take action on any item listed on this agenda.
The order of items on the agenda may be reorganized by the Chair to facilitate the flow
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of the meeting to better accommodate the public.
2. Minutes of the June 21, 2017 meeting.
A motion was made by Rainforth and seconded by Apfel to approve the minutes
of the June 21, 2017 meeting.
The motion carried with seven members in favor (Apfel, O’Neill, Ruge,
Rainforth, Rubio, Sears, and Randone) and no members voting no or abstaining.
3.Request Time to Speak.
Elaine Dooley, 3060 Roselawn, Item 6; Ryan Rozendal, 1308 W. John, Item 6;
Matt Perardi, 242 S. Oak, Item 6; Barry Niedfelt, 1015 E. Oklahoma, Item 6;
Linda Uhrich, 3126 Goldenrod Drive, Item 6; Christi DePoorter, 3321 Conrad
Drive; Ron Depue, 308 N. Locust, Item 7; Keith Marvin, David City, Item 7;
Neal Niedfeldt, CEO of Southern Public Power, Item 7; Marlin Sekutera, 3521
Primrose Drive, Item 6; Brett Hopkins, 3115 Goldenrod Drive, Item 6. The
following registered for request to speak during the discussion on Item 6: Nadia
McCann, 2847 Goldenrod Drive, Item 6; Ray Dooley, 3060 Roselawn, Item 6.
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)
O’Neill opened the public hearing.
Nabity said the Village of Alda, through its attorney Arend Baack, was requesting that
the commission review a change to the village zoning ordinances that would allow for
cargo storage containers in the R-9, BGC, BG, I-1, I-2, PUD, AG and TA districts. He
said such a zoning change may conflict with the building codes so the village may need
to make an amendment or exemption to sections of the building code if this zoning
change were approved.
Ruge said cargo storage containers are already in use in the village and the village
board wants better control over them. Ruge said some commercial properties use them
for storage. The cargo units are also being used for personal storage as sheds, Nabity
said.
O’Neill closed the public hearing.
A motion was made by Ruge and seconded by Sears to recommend approval of the
zoning change regarding cargo storage units. As part of his motion, Ruge recommended
corrections to typographical errors in Section 4.12(a).02 subsection (b), which should
be (c) and “It” shall be permissible, with the remaining subsections lettered in
succession; and recommended that the village verify compliance/compatibility of the
zoning change with existing building codes.
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The motion carried with seven members in favor (Apfel, O’Neill, Ruge,
Rainforth, Rubio, Sears and Randone) and no members voting no or abstaining.
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)
O’Neill opened the public hearing.
Nabity said Weinrich Development intends to demolish a substandard single-family
home there and replace it with a new four-plex apartment. The apartment use is
consistent with Grand Island’s Comprehensive Land Use plan.
O’Neill closed the public hearing.
A motion was made by Apfel and seconded by Rainforth to approve Resolution
Number 2017-12, which recommends approval of the redevelopment plan and finds
that the plan is in compliance with the comprehensive plan of the City of Grand Island.
The motion carried with seven members in favor (Apfel, O’Neill, Ruge,
Rainforth, Rubio, Sears and Randone) and no members voting no or abstaining.
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)
O’Neill opened the public hearing.
Nabity said the requested rezoning is to allow use of this property for a small machine
shop and a semi-trailer sales and repair facility. The proposed future land use for these
three lots is MO Medium Density Residential to Office Use. Nabity said the lots are
adjacent to existing B-2 General Business use along Highway 34 and the Grand Island
City Council has already allowed additional B-2 use at the former Milebridge School
site that was rezoned a few years ago to the west of this site. Nabity said the Hall
County Public Works Department did send a letter, entered into the public record,
which stated that they will not permit commercial access onto Conrad Drive, which has
sections of gravel and asphaltic concrete.
Nabity said he was contacted by the Cooks, who reside in the subdivision to the north
and they are against the rezoning.
Elaine Dooley, 3060 Roselawn, spoke against the rezoning. Her concerns are that the
area is residential and homeowners don’t want increased traffic, the existing Highway
34 traffic is already treacherous, and there will be an increase in noise and air pollution.
She said a petition was circulated and 72 people signed that they object to businesses on
the lots. Once the lots are rezoned, they could be used for other businesses besides the
one proposed. She also raised concerns about property taxes going up and Conrad being
paved in the future and assessed back to homeowners.
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Ryan Rozendal, 1308 W. John, spoke in favor of the rezoning. He owns Harris
Manufacturing and would like to locate on Lot 1. He said his business does not have a
lot of traffic. It amounts to two cars in the morning, two at night and a UPS truck a day
and a supply truck each quarter. He said his business has no reason to use commercial
access from Conrad or Goldenrod.
Matt Perardi, 242 S. Oak, spoke in favor of the rezoning. He owns MP Custom Trucks,
a semi-repair business and would like to locate the business on Lot 2 and use Lot 3 for
overflow truck parking. He estimated he will have 20 to 40 trucks a month and they
will access the business via from Highway 34. Business hours are 8 a.m. to 6 p.m. and
the business will have a septic tank. Construction on the business likely won’t start for
2.5 to 3 years, he said.
Barry Niedfelt, 1015 E. Oklahoma Ave., spoke in favor of the rezoning. He is a current
owner of Lots 1, 2, and 3 and is available to answer questions.
Linda Uhrich, 3126 Goldenrod Drive, spoke against the rezoning. She said many of the
properties are against the slough and groundwater and drainage can be a problem. She
submitted four pictures of drainage problems, which are included as part of the record.
She said the neighborhood has many children. It is currently quiet and clean and has no
crime. She raised concerns of an increase in noise, traffic and property taxes.
In response to questions from the commission, Nabity said Lots 1, 2 and 3 are not in the
regulatory floodplain. They were removed by the Wood River Flood Division Channel,
he said.
Christi DePoorter, 3321 Conrad Drive, spoke in favor of the rezoning. She is a current
owner of Lots 1, 2, and 3. She said the proposed business uses will not have an impact
on Conrad Drive. The business owners are young entrepreneurs who should be
supported. They want access to Highway 34 and the visibility the highway brings. She
said they are concerned about being good neighbors and the Niedfelt family, as sellers,
could come up with covenants to ensure factors such as not having commercial access
to Conrad and Goldenrod and how the north borders should be maintained. She said the
Niedfelt family business, Platte Valley Construction, is very familiar with grading and
drainage work and could ensure that grading was done properly. She said she will host
an information session at her home at 5:30 p.m. Monday, July 10 to speak with
homeowners.
Commissioner Allan arrived at 6:39 p.m.
Marlin Sekutera, 3521 Primrose Drive, spoke against the rezoning. He said he lives on
the north end of the subdivision. He said Grand Island and Hall County have invested
money in developing industrial parks and that would be a better fit for these businesses
than this residential area. Sekutera called the proposal “spot zoning.” He said previous
work has been done to improve drainage with little effect. He said hard surfacing the
proposed area will mean more water runoff. He said one inch of rain on six acres of
land equates to 165,000 gallons of water that will need to go someplace.
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Brett Hopkins, 3115 Goldenrod Drive, spoke against the rezoning. He said the
Northwest School District has a pickup/drop off near his home. There’s a lack of
sidewalks and kids walk along the sides of the road and down the center of the roads.
He’s concerned about truck traffic.
O’Neill asked about drainage. Nabity said the traditional drainage runs to the northeast.
Randone asked about road/highway access to the lots and whether the Conrad access
could be eliminated. Nabity said all lots must have road access. Lots 1 and 3 access
Conrad, while Lot 2 has Highway 34 access. The proposal is to build a driveway from
Highway 34 across Lot 2 to access Lot 1 with Lot 3 accessed via Lot 2.
Ruge said this does not constitute spot zoning because there is existing B2 on the east
side of the property to be rezoned. O’Neill said he supports B2 zoning along Highway
34, but this rezoning application is tough because it also places the B2 next to
residential uses, however there are residential uses already adjacent to the existing B2.
The commission discussed other uses for Lot 3, including the density of apartments that
could be built there.
Nadia McCann, 2847 Goldenrod Drive, asked about access to Conrad Drive in the
future. She also raised questions about DePoorter’s house having a for sale sign in the
yard. The commission said that wasn’t relevant to the rezoning application. Ray
Dooley, 3060 Roselawn Drive, said DePoorter doesn’t live there.
Allan asked how many trucks would be parked on Lot 3. Perardi estimated about 5 to
15 trucks would be parked for long-term jobs.
Sears said he would like the developers to go back to the drawing board. Apfel said he
understands the citizens’ concerns, but also supports business growth.
O’Neill closed the public hearing.
A motion was made by Sears and seconded by Rainforth to recommend denial of the
rezoning to the Grand Island City Council.
The motion carried with five members in favor (Allan, O’Neill, Rainforth, Sears and
Randone) and three members voting no (Apfel, Ruge and Rubio) and no members
abstaining.
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 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)
O’Neill handled the gavel over to Secretary Ruge to run this portion of the meeting as
O’Neill provided information to the consultant for the blight and substandard study.
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O’Neill’s company has done past cleanup work at the former defense site. Ruge
appointed Rainforth as secretary pro-tem.
Ruge opened the public hearing.
Nabity said the Central Nebraska Growth Foundation , a foundation of the Grand Island
Area Economic Development Corp., paid for a blight and substandard study on the 20-
square mile former defense site, minus the two areas previously studied. The study
found that the area could be declared blighted and substandard. Nabity said the two
affected school districts, Northwest Public Schools and Wood River Public Schools,
both expressed support for the blight and substandard declaration.
Ron Depue, 308 N. Locust, said the area is a Superfund site and it makes sense to have
it blighted and substandard so that redevelopment tools are available to it.
Keith Marvin, of Marvin Consulting in David City, conducted the study. He said the
site still has substantial footings and other buried material that developers will likely
need assistance in clearing. He said declaring the area blighted and substandard could
help stimulate new growth and development at the former plant site.
Neal Niedfeldt, 4550 W. Highway 30, is the chief executive officer of Southern Public
Power District. He spoke in favor of the blight and substandard designation. Southern
had owned about 1,200 acres at the plant and now owns 720 acres. They would like the
designation in order to offer incentives for promoting industrial growth there.
Ruge closed the public hearing.
A motion was made by Sears and seconded by Rubio to approve the blight and
substandard designation and Resolution 2017-13.
The motion carried with seven members in favor (Apfel, Allan, Ruge, Rainforth, Rubio,
Sears and Randone) and no members voting no or abstaining. O’Neill was not part of
the vote.
Following the vote, Ruge returned the gavel to O’Neill, who presided over the rest of
the meeting.
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 – Hope Valley Subdivision (originally submitted as Jack Voss Horse
Country Club Fifth Subdivision) – located north of Capital Avenue 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)
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11. Final Plat – Clough Subdivision – located north of One-R Road and west of
Gunbarrel Road. (1 lot and 4.105 acres)
Nabity reported that the Jack Voss Horse Country Club Fifth Subdivision was renamed
to Hope Valley Subdivision. There was an easement update to accommodate a sewer
manhole.
A motion was made by Rainforth and seconded by Apfel to approve the consent
agenda.
The motion carried with eight members in favor (Apfel, Allan, O’Neill, Ruge,
Rainforth, Rubio, Sears and Randone) and no members voting no or abstaining.
12.Budget – Proposed budget for 2017-18 fiscal year beginning October 1, 2017. (C-
21-2017)
Nabity detailed the $277,678 budget. He reported the fee schedule will increase for
rezoning from $800 to $850.
A motion was made by Ruge and seconded by Sears to approve the 2017-18 budget.
The motion carried with eight members in favor (Apfel, Allan, O’Neill, Ruge,
Rainforth, Rubio, Sears and Randone) and no members voting no or abstaining.
13. Director’s Report.
Nabity said Hall County Zoning Review Committee will resume meetings in the near
future. He said a rural subdivision will be coming before the commission in August.
12. Next Regular Meeting August 2, 2017.
13. Adjourn
O’Neill adjourned the meeting at 7:37 p.m.
___________________________________________
Leslie Ruge, Secretary
By Tracy Overstreet Gartner
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Hall County Regional Planning
Commission
Wednesday, August 2, 2017
Regular Meeting
Item F1
Public Hearing-Postponed on Husker Harvest Days
Redevelopment Plan - Postponed
Staff Contact: Chad Nabity
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Hall County Regional Planning
Commission
Wednesday, August 2, 2017
Regular Meeting
Item G1
Rezoning-Grand Island-1120 and 1104 E. Bismark
Staff Contact: Chad Nabity
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Agenda Item # 5
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
July 19, 2017
SUBJECT:Zoning Change (C-29-2017GI)
PROPOSAL:This application includes approximately 10.24 acres of land north of
Bismark Avenue and west of Stuhr Road. This is the property containing two single
family residences adjacent to the Super Bowl and East Park on Stuhr/Cherry Park
Apartments The property is located in the City of Grand Island.
The applicant is asking that the zoning on this property be changed from R-2-Low
Density Residential Zone to B-2 General Business. The owner of the easterly piece is
proposing to use the northerly portion of this property for his mowing and landscaping
business. The adjoining property owner is supportive of the application and providing for
commercial uses between Cherry Street and Stuhr Road.
OVERVIEW:
Site Analysis
Current zoning designation:R-2-Low Density Residential Zone.
Intent of zoning district R-2 To provide for residential neighborhoods at a
maximum density of seven dwelling units per acre
with supporting community facilities.
Existing land uses.Single Family Residential along Bismark with
vacant property to the north.
Proposed Zoning Designation B-2 General Business
Intent of Zoning District B-2 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 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.
Comprehensive Plan Designation:The back portion of this property is designated for
General Commercial uses.
Adjacent Properties Analysis
Current zoning designations:East: M-2 Heavy Manufacturing Zone, LLR- Large
Lot Residential Zone
South: R1-Suburban Density Residential Zone,
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North: RD-Residential Development Zone
West: CD-Commercial Development Zone
Intent of zoning district M-2 The intent of this zoning district is to provide
for the greatest amount of manufacturing,
warehousing, wholesaling and business uses.
Conditional use permits are required for those uses
with more significant health and safety concerns.
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.
R-1 To provide for residential neighborhoods at a
maximum density of four to five dwelling units per
acre with supporting community facilities.
RD The intent of this zoning district is to permit a
more flexible regulation of land use, and so as to
more fully implement comprehensive planning for
large parcels of land proposed predominantly for
residential use.
CD The intent of this zoning district is to permit a
more flexible regulation of land use so as to more
fully implement comprehensive planning for large
parcels of land proposed for commercial use.
Comprehensive Plan Designation:North: General Commercial and Public Uses.
East: General Commercial, Manufacturing and
Medium Density Residential to Office Uses
West: Parks and Recreation Uses
South: Low to Medium Density Residential Uses
Existing land uses:East: Single Family Residential, Semi-Trailer
Parking and Cell Tower
North Apartments and Power Plant
West: Super Bowl Fun Center
South: Single Family Residential
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Future Land Use Map from Grand Island Comprehensive Plan
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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.
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.
GC - GENERAL COMMERCIAL
The General Commercial classification designates areas for small-scale, neighborhood-serving retail and
office uses. Neighborhood business areas should be located as business clusters rather than stripped
commercial development, and include such traditional, pedestrian accessible uses as bakeries, banks,
bookstores, etc. This land use also allows for a retail mix with some office, restaurants, and other places
that are more compact and used for day-to-day errands.
M - MANUFACTURING
The Manufacturing area is intended to accommodate a broad range of manufacturing uses that are not
compatible with other less intensive uses. Within these designated areas performance policies should be
followed to offset the secondary effects attributed with these uses. Additional requirements such as
landscape screening and buffers will be highly encouraged to buffer from adjacent non-compatible uses.
Grand Island Regular Meeting - 8/2/2017 Page 20 / 57
EVALUATION:
Positive Implications:
Consistent with the City’s Comprehensive Land Use Plan: The back portion of the
subject property is designated for general commercial use.
Consistent with uses that would be encouraged if an east by pass is constructed
along this route. Plans have been proposed for an east bypass that would connect
the South Locust I-80 interchange to Stuhr Road and Stuhr Road to Sky Park Road.
This would provide direct access from I-80 to the airport. While the plan is a long
way from completion, this rezoning would be consistent with the uses expected along
such a route.
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.
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.
___________________ Chad Nabity AICP, Planning Director
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Grand Island Regular Meeting - 8/2/2017 Page 22 / 57
§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 - 8/2/2017 Page 23 / 57
(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 - 8/2/2017 Page 24 / 57
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 - 8/2/2017 Page 25 / 57
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 - 8/2/2017 Page 26 / 57
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
Grand Island Regular Meeting - 8/2/2017 Page 27 / 57
Hall County Regional Planning
Commission
Wednesday, August 2, 2017
Regular Meeting
Item G2
Rezoning-Hall County - Webb and One-R Road
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 8/2/2017 Page 28 / 57
Agenda Item #6
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
July 24, 2017
SUBJECT:Zoning Change (C-30-2017HC)
PROPOSAL:This application includes approximately 55.09 acres at the southeast
corner of Webb Road and One-R Road. The property is located to the east of One–R
School in the Hall County zoning jurisdiction.
The applicant is asking that the zoning on this property be changed from A1-Agricultural
Primary District to PUD Planned Unit Development for Single Family Residential. The
stated purpose of this rezoning is to allow the applicant to subdivide the property for
residential development. The Hall County Zoning Resolution permits Planned Unit
Development on property zoned for agricultural uses.
OVERVIEW:
Site Analysis
Current zoning designation:A1-Agricultural/Primary District
Proposed zoning designation PUD- Single Family Homes on acreage lots
Permitted and conditional uses:A1 - Agricultural uses, recreational uses and
residential uses at a density of 1 unit per 20 acres
PUD A variety of housing and commercial,
recreational and cultural uses as approved with the
development plan.
Comprehensive Plan Designation:Designated for agricultural uses.
Existing land uses.Alfalfa and Hay
Adjacent Properties Analysis
Current zoning designations:North, East and West: A1-Agriculture/Primary
District
South: A2-Agricultural/Secondary District
Permitted and conditional uses:A1- Agricultural uses, recreational uses and
residential uses at a density of 1 unit per 20 acres.
A2- Same as A1, but more restrictions on new
feeding operations due to the proximity to municipal
jurisdictions.
Comprehensive Plan Designation:South: Agricultural
Existing land uses:East: Prairie Creek and farmstead
North: Agricultural and farmstead
West: Agricultural, elementary school, farmstead
and residential acreages.
Grand Island Regular Meeting - 8/2/2017 Page 29 / 57
EVALUATION:
Positive Implications:
Soil types will support the development: According to the Hall County
Comprehensive Plan the following statements can be made about the soil types on
this property:
Characteristic Limitations Majority of County
Septic Tanks Severely Limited Severely Limited
Dwellings w/ Basements Not Limited Not or Severely Limited
Local Roads and Streets Somewhat Limited Severely Limited
Paths and Trails Not Limited Not Limited
The proposed lot sizes will support both a well and septic systems without any
additional approvals by the state of Nebraska. This site would not be appropriate for
numerous septic systems on lots with less than 3 acres.
Will not remove irrigated prime agricultural ground from production: The subject
property is currently alfalfa and pasture. It is not irrigated prime agricultural ground.
Will provide for additional housing lots near Grand Island: There are very few
residential lots available in and around Cairo. This development would provide for
larger acreage lots in the northwest part of Hall County. This development could be
compared to Amick Acres in southeast Hall County.
Direct Access to Webb Road: This development will have direct access onto Webb
Road. The County will have minimal increased cost for road maintenance as a result
of this development.
Improved transportation routes: The addition of the proposed 9 houses will not
impact the traffic volumes and capacity of the surrounding road.
Close to U.S. Highway 281: This site is within 1 mile of U.S. Highway 281.
Monetary benefit to the applicant: The applicant will be able to develop the property
as proposed if the rezoning is permitted.
Negative Implications:
Opens agricultural areas of Hall County to residential development: As residential
uses encroach into the agricultural areas of Hall County, we are likely to see
increased conflict between these uses. This is the main reason to limit residential
development on prime agricultural ground.
Drainage issues on this site: The same characteristics that make this site a
picturesque place for residential development may cause issues with drainage and
flooding. The site does drain into the Prairie Creek and primary drainage from the
property will be directed toward the creek.
Grand Island Regular Meeting - 8/2/2017 Page 30 / 57
Flood Plain: This site is located within a regulatory flood plain and the very northwest
corner is located within a regulatory flood way. The developers have identified
building envelopes for each lot except Lots 1 and 4 that are above the regulatory
flood plain. Structures on Lots 1 and 4 would need to be elevated to meet flood plain
regulations. Fill would be permitted on any of these lots.
Other Comments:
This development as presented would allow the development of 9 residential lots
ranging in size from 3.0 acres to greater tracts at this location. This property is not prime
agricultural ground. It is dry land pasture and alfalfa. Hall County is typically very flat,
with farms that are conducive to irrigation and high yield crop production. This site does
not have those characteristics. It is conducive to housing development for those people
who may want a small acreage in a picturesque setting. The location adjacent to Webb
Road and One-R Road (both paved) and the proximity to U.S. Highway 281 strengthens
this proposal as it will not increase demand on county roads by people used to urban,
rather than rural driving conditions. All the lots will front onto Webb Road. Access to
One-R Road will be restricted at the request of the Hall County highway superintendent.
Lots 1, 2 and 3 will be shared with a drive across from One-R School. Lot 4 will be
served by the existing field entrance. Lots 5 and 6 will share a new access, as will Lots
7 and 8. The larger lots will be able to accommodate development of septic systems
with sufficient reserve space.
This property is zoned A1 and livestock operations are permitted in the A1 zone but the
density of residential development near this site and the proximity of the school would
severely limit the potential of this property for livestock production.
Since this property is zoned A1 currently and the properties to the north and west are
also A, it would be appropriate given the size of these lots to follow the A1 setbacks
within this subdivision. This should be included in the resolution approving the
subdivision and the subdivision agreement.
RECOMMENDATION:
That the Regional Planning Commission recommend that the Hall County Board
rezone this site from A1-Agricultural/Primary District to PUD-Planned Unit
Development and approve the preliminary plat for this district as presented.
___________________ Chad Nabity AICP, Planning Director
Grand Island Regular Meeting - 8/2/2017 Page 31 / 57
Grand Island Regular Meeting - 8/2/2017 Page 32 / 57
Grand Island Regular Meeting - 8/2/2017 Page 33 / 57
Hall County Regional Planning
Commission
Wednesday, August 2, 2017
Regular Meeting
Item L1
Preliminary Plat Prairie Creek Meadows
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 8/2/2017 Page 34 / 57
July 18, 2017
Dear Members of the Board:
Re: Rezone – Concerning the rezone of 55.09 acres in part of the Northwest Quarter
(NW1/4) of Section Twenty (20), Township Twelve (12) north, Range Nine (9) west and
all of the north half (N ½) of Fractional Section Nineteen (19), Township Twelve (12)
north, Range Nine (9) west, of the Sixth (6th) P.M., all in Hall County, Nebraska from A-1
Agricultural- Primary District to PUD Planned Unit Development.
For reasons of Section 19-923 Revised Statutes of Nebraska, as amended, there is
herewith submitted a rezone request to the Hall County Zoning Map from A1 to
PUD, as shown on the enclosed map.
You are hereby notified that the Regional Planning Commission will consider this
zoning change at the next meeting that will be held at 6:00 p.m. on August 2, 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
Grummert Professional Services
This letter was sent to the following School Districts 2, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 8/2/2017 Page 35 / 57
Grand Island Regular Meeting - 8/2/2017 Page 36 / 57
Grand Island Regular Meeting - 8/2/2017 Page 37 / 57
Grand Island Regular Meeting - 8/2/2017 Page 38 / 57
Hall County Regional Planning
Commission
Wednesday, August 2, 2017
Regular Meeting
Item M1
Final Plat-Brundage
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 8/2/2017 Page 39 / 57
July 18, 2017
Dear Members of the Board:
RE: Final Plat – Brundage Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Brundage Subdivision, located in Hall County,
Nebraska.
This final plat proposes to create 1 lot, on a tract of land in the Northwest Quarter
(NW1/4) of Section Twenty-One (21), Township Twelve (12) North, Range Twelve
(12) West of the 6th P.M., located in Hall County, Nebraska, said tract containing
3.0 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 August 2, 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
Ripp Land Surveying
This letter was sent to the following School Districts 2, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 8/2/2017 Page 40 / 57
Grand Island Regular Meeting - 8/2/2017 Page 41 / 57
Grand Island Regular Meeting - 8/2/2017 Page 42 / 57
Grand Island Regular Meeting - 8/2/2017 Page 43 / 57
Hall County Regional Planning
Commission
Wednesday, August 2, 2017
Regular Meeting
Item M2
Final Plat - Martin Brothers Subdivision
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 8/2/2017 Page 44 / 57
July 18, 2017
Dear Members of the Board:
RE: Final Plat – Martin Brothers Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Martin Brothers Subdivision, located in Hall
County, Nebraska.
This final plat proposes to create 1 lot, on a tract of land comprising a part of the
Northwest Quarter (NW1/4), of Section Eight (8), Township Nine (9) North, Range
Ten (10) West of the 6th P.M. located in Hall County, Nebraska, said tract containing
7.019 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 August 2, 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 - 8/2/2017 Page 45 / 57
Grand Island Regular Meeting - 8/2/2017 Page 46 / 57
Grand Island Regular Meeting - 8/2/2017 Page 47 / 57
Grand Island Regular Meeting - 8/2/2017 Page 48 / 57
Hall County Regional Planning
Commission
Wednesday, August 2, 2017
Regular Meeting
Item M3
Final Plat - Van Gordon Subdivision
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 8/2/2017 Page 49 / 57
July 18, 2017
Dear Members of the Board:
RE: Final Plat – Van Gordon Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Van Gordon Subdivision, located in Hall County,
Nebraska.
This final plat proposes to create 1 lot, on a tract of land comprising a part of the
Northwest Quarter (NW1/4), of Section Eighteen (18), Township Ten (10) North,
Range Ten (10) West of the 6th P.M. located in Hall County, Nebraska, said tract
containing 3.409 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 August 2, 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 - 8/2/2017 Page 50 / 57
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Grand Island Regular Meeting - 8/2/2017 Page 53 / 57
Hall County Regional Planning
Commission
Wednesday, August 2, 2017
Regular Meeting
Item 1
Proposed new zoning R-3SL (Residential-3 Small Lot)
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 8/2/2017 Page 54 / 57
Agenda Item # 11
PLANNING DIRECTOR MEMO TO REGIONAL PLANNING
July 25, 2017
SUBJECT: Proposed changes regarding new R-3SL zoning district in Grand Island.
After the action items at the May 2017 Regional Planning Commission meeting, Amos Anson presented a
concept for a smaller lot residential zoning district. At that time it was referred to as the R-5 Zoning District. The
basic concept was to allow smaller lots, both in area and width, in the hopes of increasing the availability of
affordable housing.
The minimum lot size in any of the residential districts is 50 foot of width at the mid-point between the front and
rear property lines and 6000 square feet. This is the case in the R-2, R-3, R-4 and RO zoning districts. The
density of housing permitted in those districts ranges from 1 dwelling unit per 6,000 square foot of lot area in the
R-2 district to as many units as you can provide parking space for in the RO zoning district. The RO zoning
district does not have a maximum density, so the ability to provide the required parking is the only limitation on the
number of units allowed.
Attached is a modified R-3 Medium Density Zoning District, the R-3SL Medium Density Small Lot zoning district
that staff is proposing for discussion to address the issues Mr. Anson brought up in his presentation at the May
meeting.
The R-3SL as proposed would preserve the density of the R-3 zoning district at 1 dwelling unit per 3,000 square
foot of lot space but would reduce the minimum width to 40 feet for single family detached or multifamily dwellings
and to a width to 24 feet for townhomes (single-family attached dwellings). Likewise the minimum area for a
single-family lot would be 4,000 square feet and 3,000 for a townhome lot. Off-street parking for residents and
guests would also be a permitted use, allowing the developer to devote a lot for off-street parking within the
subdivision. The setbacks for the R-3SL district would remain the same as the R-3 zoning district with two
exceptions. The setback for side property lines for single-family attached would be reduced to 0 between attached
units and increased from 5 feet to 10 feet between groups of attached units and the front yard setback for all
types of units can be reduced to 10 feet if the developer provides access easements and parking at the back of
each lot instead of driveways off the street in front of each lot. This would have to be decided at the time of
platting and be included in the subdivision agreement.
This district may or may not be in demand in Grand Island, but these changes would offer more choices in the
market. Hastings and Kearney both have provisions for townhome development within their regular residential
zoning districts. Hastings allows 20-foot wide lots of 2,000 square feet and Kearney allows 25 foot wide lots of
3,000 square feet. Hastings also allows small lots with a minimum of width of 45 feet and area of 4,500 square
feet.
The Grand Island Area Habitat for Humanity has purchased property that is currently zoned R-3 along Capital
Avenue and these proposed changes would increase the number of lots available to them by about one-third.
The purpose of introducing these proposed changes to the Regional Planning Commission tonight is to open the
public dialog on the proposals. We are inviting public comment from developers, home builders, property owners
and other parties to comment on the proposed changes prior to bringing them forward for a public hearing.
____________________ Chad Nabity AICP, Planning Director
Grand Island Regular Meeting - 8/2/2017 Page 55 / 57
§36-64. (R-3SL) Medium Density-Small Lot Residential Zone
Intent: To provide for residential uses at a maximum density of fourteen to fifteen dwelling units per acre with
supporting community facilities. This zoning district is sometimes used as a transitional zone between lower density
residential zones and higher density residential, office, business, or manufacturing zones. Specifically this zoned is
intended to provide market flexibility regarding lot size and housing configuration.
(A) Permitted Principal Uses: The following principal uses are permitted in the (R-3SL) Medium Density Small Lot
Residential Zoning District.
(1) Dwelling units
(2) Truck, bush and tree farming, provided, there is no display or sale at retail of such products on the premises
(3) Public parks and recreational areas
(4) Country clubs as defined herein
(5) Public, parochial and private schools having a curriculum equivalent to an elementary or higher educational
level and colleges offering courses of general instruction, including convents, monasteries, dormitories and
other related living structures when located on the same site as the college.
(6) Churches, synagogues, chapels, and similar places of religious worship and instruction of a quiet nature.
(7) 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.
(8) Public and quasi-public buildings for cultural use
(9) Railway right-of-way, but not including railway yards or facilities
(10) Off street parking lots for residents and guests
(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 (R-3SL) Medium Density Small
Lot Residential Zoning District as approved by City Council.
(1) Dwelling units on lots with a minimum width of less than 50 feet.
(2) Nonprofit community buildings and social welfare establishments other than those providing living
accommodations
(3) Driveways, parking lots, or buildings when directly associated with or accessory to a permitted principal use
in an adjacent zone.
(4) Preschools, nursery schools, day care centers, children's homes, and similar facilities
(5) Towers
(6) Off-street parking areas for schools and places of religious worship/instruction on lands adjacent to and
within three hundred (300.0) feet of the principal building associated with the aforementioned uses.
(7) All other Conditional Uses indicated as conditional within the Zoning Matrix [Attachment A hereto]
(C) Permitted Accessory Uses:
(1) Customary home occupations
(2) Buildings and uses accessory to the permitted principal use
(D) Space Limitations:
Uses Minimum Setbacks
A B C D E
Minimum
Parcel
Area
(feet)
Minimum Lot Area
per Dwelling Unit
Minimum Lot Width
(feet)
Front
Yard
(feet)
Rear
Yard
(feet)
Side
Yard
(feet)
Street
Side
Yard
(feet)
Maximum
Ground
Coverage
MaximumBuilding Height
(feet)
Permitted
Uses 4,000 3,000 40 20*15 5 10 50%35
Conditional
Uses 4,000 3,000 40 20*15 5 10 50%35
Attached
Single
Family
Dwelling
Units
3000 3000 24 20*15 10 10 50%35
Grand Island Regular Meeting - 8/2/2017 Page 56 / 57
(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.
(3) Front yard setback may be reduced to 10 foot if paved access easements and parking (garage counts as
parking) is provide at the back of each lot.
(4) Sideyard setback for attached single family dwellings shall be reduced to 0 feet on all lots with contiguous
attached units.
Grand Island Regular Meeting - 8/2/2017 Page 57 / 57