09-06-2017 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, September 6, 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
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Call to Order
Roll Call
A - SUBMITTAL OF REQUESTS FOR FUTURE ITEMS
Individuals who have appropriate items for City Council consideration should complete the Request for
Future Agenda Items form located at the Information Booth. If the issue can be handled administratively
without Council action, notification will be provided. If the item is scheduled for a meeting or study
session, notification of the date will be given.
B - RESERVE TIME TO SPEAK ON AGENDA ITEMS
This is an opportunity for individuals wishing to provide input on any of tonight's agenda items to reserve
time to speak. Please come forward, state your name and address, and the Agenda topic on which you will
be speaking.
DIRECTOR COMMUNICATION
This is an opportunity for the Director to comment on current events, activities, and issues of interest to
the commission.
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Hall County Regional Planning
Commission
Wednesday, September 6, 2017
Regular Meeting
Item A1
Agenda 9-6-17
Staff Contact: Chad Nabity
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Staff Recommendation Summary
For Regional Planning Commission Meeting
September 6, 2017
4.Public Hearing – Zoning Text Amendment – Grand Island – A public
hearing concerning amending Chapter 36 of the Grand Island City Code to
include an R-3-SL Medium Density Residential Small Lot zoning district to
provide for residential uses on lots of less than 6,000 square feet within
certain areas of the city appropriate for medium density residential uses. (C-
32-2017GI) (Hearing, Discussion, Action)
5.Public Hearing – Rezoning - Grand Island – A request to rezone part of
Lot 1 and all of Lot 2 of proposed Meadow Lane Seventh Subdivision
between Highway 34 and Goldenrod Drive and west of Shady Bend Road
from LLR Large Lot Residential to B-2 General Business Zone, in the
jurisdiction of the City of Grand Island, Hall County, Nebraska. (C-33-
2017GI) (Hearing, Discussion, Action)
6.Final Plat – Meadow Lane Seventh Subdivision – Located north of
Highway 34 and west of Shady Bend Road in the jurisdiction of Grand
Island, in Hall County, Nebraska. (6 lots and 11.68 acres) (Discussion,
Action)
7.Preliminary Plat – Millennial Estates Subdivision – Located north of 13th
Street and east of North Road in Grand Island, Hall County, Nebraska. (153
lots and 49.8 acres) (Discussion, Action)
8.Final Plat – Millennial Estates Subdivision – Located north of 13th Street
and east of North Road in Grand Island, Hall County, Nebraska. (38 lots and
15.68 acres) (Discussion, Action)
9.Final 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, Action)
Consent Agenda
10.Final Plat – Krohn Subdivision – Located east of Highway 281 and south
of Loup River Road in Hall County, Nebraska. (1 lot and 4.424 acres)
(Discussion, Action)
11.Final Plat – Hatti’s Homestead Subdivision – Located east of Buffalo
Road and north of Rosedale Road in Hall County, Nebraska. (1 lot and 1.735
acres) (Discussion, Action)
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Hall County Regional Planning
Commission
Wednesday, September 6, 2017
Regular Meeting
Item E1
Minutes 8-2-17
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
August 2, 2017
The meeting of the Regional Planning Commission was held Wednesday, August 2, 2017, in
the Council Chambers - City Hall – Grand Island, Nebraska. Notice of this meeting appeared
in the "Grand Island Independent" on July 22, 2017.
Present: Pat O’Neill Tony Randone
Les Ruge Carla Maurer
Greg Robb Judd Allan
Leonard Rainforth
Absent: Dean Sears, Jaye Monter, Hector Rubio, Derek Apfel, 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
Grand Island Regular Meeting - 9/6/2017 Page 8 / 69
of the meeting to better accommodate the public.
2. Minutes of the July 5, 2017 meeting.
A motion was made by Rainforth and seconded by Ruge to approve the minutes
of the July 5, 2017 meeting.
The motion carried with seven members in favor (Allan, O’Neill, Ruge, Maurer,
Robb, Rainforth and Randone) and no members voting no or abstaining.
3.Request Time to Speak.
Robert Horky, 3405 W. One-R Road, Items 6 & 7; Kim Bockmann, 5537 N.
Webb Road, Items 6 & 7; Zach Butz, 308 N. Locust, Item 5; Bill Carey, 1120 E.
Bismark, Item 5; Dick Baasch, 404 Ponderosa Drive, Items 6 & 7; Bruce Lux,
4209 Lariat Place, Items 6 & 7; Amos Anson, 4234 Arizona, Item 11; Dustin
Cole, 106 Wetzel, Items 6 & 7; Brett Forsman, 4238 Vermont, Item 11; Jerry
Wiese, 4711 N. Engleman Road, Items 6 & 7. The following registered to speak
during discussion on Items 6 & 7: Dan Leiser, 5501 N. Engleman Road,
Frostina Nelson, 3501 N. Webb Road, and Keith Ostermeier, 5701 N. Highway
281.
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. (C-31-
2017GI)
Nabity announced that the plan has not yet been submitted to the Community
Redevelopment Authority and the developers are continuing to work on the proposal,
so the public hearing before the Regional Planning Commission will be rescheduled at
a later date.
No hearing was held and no action was taken.
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)
Nabity said Bill Carey had purchased the home and wants to use the back portion of the
lot for his landscaping business, which is allowed in the B-2 General Business zone, but
not in the R-2 Low Density Residential zone. Carey has worked with the adjacent
property owner, who co-submitted the rezoning request. Both properties are next to the
Super Bowl property, which has a commercial zoning. Nabity said the back portion of
the lot has access onto Stuhr Road.
O’Neill opened the public hearing.
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Zach Butz, 308 N. Locust, spoke in favor of the rezoning. Butz is an attorney
representing Carey and Carey’s business, Lawnscape. Butz said the business is a long-
term business that Carey wants to pass on to his children. The business has 15
employees. There is very little foot traffic into the business site. Most client contact is
held over the phone. There are no deliveries from semi trucks. No mulch will be stored
on the site. Butz said a metal building and white rock parking is the primary change that
will occur. There will be no noise issues and the business runs at normal daytime hours.
Bill Carey, 1120 E. Bismark, spoke in favor of the rezoning. Carey said no grass
clippings and no wood chips will be stored on this site.
O’Neill closed the public hearing.
A motion was made by Robb and seconded by Randone to approve the rezoning based
on the fact that it is in compliance with the comprehensive plan of the City of Grand
Island.
The motion carried with seven members in favor (Allan, O’Neill, Ruge, Maurer, Robb,
Rainforth and Randone) and no members voting no or abstaining.
6. Public Hearing – Rezoning – Hall County – Request to rezone 55.09 acres from A-1
Agricultural Primary to PUD Planned Unit Development located south of One-R Road
and east of Webb Road 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)
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)
Nabity said Hall County has allowed PUD Planned Unit Developments for 40 years.
They are a way to create rural subdivisions such as Amick Acres, Wild Rose Ranch,
Bellamy Subdivision, or even to create commercial subdivisions, such as the former
Bosselville Subdivision. This project for Prairie Creek Meadows would create nine
residential housing lots on 55 acres of ground. The development would clear up
Fractional Sections 19 and 20, which were the result of long-ago surveyor errors when
Nebraska and Hall County were mapped out. The development would also clear up and
solidify the record of a sewer easement for One-R School located just to the west of the
proposed development. Part of the development is in the floodway, but there is enough
property to build out of the floodway. The surveyor has identified the buildable areas
and the elevations needed to raise Lots 1 and 4 to be buildable. There will be four
entrances, all on Webb Road, which is paved. One-R Road to the north is also paved
and Highway 281 is one mile away, giving the development good access, Nabity said.
The ground is not prime farm ground. The soil type isn’t the best for septic tanks, but
all the lots will be three acres or more giving space for proper placement of septic
tanks, Nabity said. Wells and septic tanks will be allowed, he said.
O’Neill opened the public hearing.
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Robert Horky, 3405 W. One-R Road, spoke against the rezoning. He expressed concern
about the development causing a backup of natural drainage flows. He said a housing
development isn’t needed three miles outside of Grand Island. This area is farmground.
He questioned whether homes could be built now and if other uses, such as
commercial, could come in later. Nabity answered that the application is for single-
family home use. That could only be changed through a public hearing process. Horky
said Webb Road is now paved and carries quite a bit of farm equipment traffic, plus
there is a school there and he is concerned about an increase in overall traffic levels.
Horky said it’s a rural setting and the neighbors don’t want a housing development
there.
Kim Bockmann, 5537 N. Webb Road, spoke against the rezoning. She was present with
her husband and two daughters. Bockmann said they have lived there for 24 years and
don’t want houses around their home, their horse barn or their pasture. Bockmann said
the noise and disruption from the new subdivision will spook their horses. She also
expressed concerns over drainage, effects on habitat, more noise, more traffic, multiple
septic tanks in the same area and overall safety. She presented a petition with the
names of 51 opponents and submitted pictures of flooding in the area.
Bruce Lux, 4209 Lariat Place, spoke in favor of the rezoning. He said he understands
the concerns of neighbors. He said the developer wants to be a good neighbor and so
there will be covenants. Lux said there will only be single-family dwellings, no
commercial. All access to the site will be from a black-topped road and the entrances
have been consolidated to minimize access points. He said the road is built to handle
school traffic and can accommodate the additional traffic from nine homes. Lux said
there’s a need for more housing in Hall County and this rural subdivision would give
nine more families access to enjoy what the neighbors there already enjoy. He said he’s
not aware of any other rural sites right around Grand Island. Regarding drainage, Lux
said all of the sites but two are not in the floodway. O’Neill asked if the developer
would consent to a requirement for net zero fill – requiring that any raised elevations
come from dirt on that site. Lux said net zero fill is acceptable.
Dick Baasch, 404 Ponderosa Drive, spoke in favor of the rezoning. He said any
drainage culverts will be engineered out to enhance drainage. Covenants will be in
place and will allow owners to have animals, such as horses. Baasch said it’s a great
piece of property to do a development close to town.
Dustin Cole, 106 Wetzel, spoke in favor of the rezoning. He said he has lived in Grand
Island for 367 days and been looking for such an acreage. He said it’s nice to have the
quiet, be allowed to have horses and have elbow room. Cole said Hall County is blessed
to have a lot of prime farm ground, which makes it a challenge to find a place for a
rural residential development, but this is a perfect site. It is three miles from Grand
Island, six miles from Wal-Mart and is unique. It’s not another Indianhead,
Summerfield or Amick Acres. The covenants will drive good neighbors to the area, he
said.
Jerry Wiese, 4711 Engleman Road, spoke against the development. Wiese said the
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development will be a negative for the Northwest School District. Based on his
calculations, if $400,000 homes are built on the site, it will generate about $46,200 in
property tax revenue for Northwest. But the development could also squeeze out option
enrollment student, which he said make up 60 percent of the Northwest district. Option
enrollment kids come with $8,500 each in state aid, he said. Wiese said if 15 kids come
from the new development and 15 option students are displaced, that’s a loss of
$127,500 in state aid and thus an overall $81,300 drop in revenue for Northwest. Wiese
said he would prefer that the county stick with 20-acre parcels for homes, otherwise it
is opening a can of worms.
The commission entered into discussion. In response to questions, the Bockmanns said
their home is on a 1.98-acre parcel. They also own a 6-acre parcel to the south.
Commissioners discussed the drainage through the proposed development and to the
west. O’Neill noted that if the adjacent A-2 Secondary Agriculture district to the south
were extended, the 55-acre tract could be used for 18 homes because 3-acre parcels are
allowed in the A-2 zone.
Dan Leiser, 5501 N. Engleman, spoke against the rezoning. He said water from four
miles west of the proposed development runs through the development area. In 2008,
there was a 9-inch rain that also created a new flow of water to the northwest that also
came through the area. He said he doesn’t consider this area to be an ideal place to
build a home. Lux responded that he didn’t think One-R School had any damage during
that 9-inch rain and the school is at a lower elevation that the proposed home sites. In
response to questions, Lux said there are no plans to fill in any of the existing channels
for water.
Discussion on whether changes could occur in the future with other uses for the land.
Nabity said future owners could submit requested changes, which would be subject to
public hearings and public votes.
Frostina Nelson, 3501 N. Webb Road, raised questions about the availability of
emergency responders to the new subdivision. She said existing homeowners in the
county’s jurisdiction don’t always receive emergency response now.
Keith Ostermeier, 5701 N. U.S. Highway 281, questioned whether Grand Island will
want to annex the proposed development to get more city tax base. O’Neill said the
development is three miles outside of Grand Island’s jurisdiction. Cities can only annex
contiguous land so that will take time to develop over that distance, O’Neill said.
Ostermeier said he fears Grand Island will get aggressive and take more of the
Northwest School tax base.
O’Neill closed the public hearing.
A motion was made by Randone and seconded by Robb to recommend approval of the
rezoning and the preliminary plat to the Hall County Board.
The motion carried with four members in favor (O’Neill, Ruge, Robb, and Randone)
and three members voting no (Allan, Maurer and Rainforth) and no members
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abstaining.
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)
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)
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)
Nabity presented the final plats for Brundage Subdivision, Martin Brothers Subdivision
and Van Gordon Subdivision.
A motion was made by Rainforth and seconded by Maurer to approve the consent
agenda.
The motion carried for the Brundage Subdivision and the Van Gordon Subdivision with
seven members in favor (Allan, O’Neill, Ruge, Rainforth, Maurer, Robb and Randone)
and no members voting no or abstaining. Six voted in favor (Allan, O’Neill, Ruge,
Rainforth, Maurer and Randone) for the Martin Brothers Subdivision with Robb
abstaining as he is the co-applicant.
11.Discussion – Proposed New Zoning District for Grand Island – R-3-SL Medium
Density Residential – Small Lot.
Nabity presented a proposal to add a Small Lots category of the R-3 Medium Density
Residential zoning. The R-3 SL would allow a 3,000-square foot minimum for a single-
family home with a 40-foot frontage. That frontage could drop to 24 feet with a 3,000-
square foot attached single-family home. Nabity said the side-yard setback could also
be reduced if rear parking is provided. He said the smaller lots could make homes more
affordable and could assist Habitat for Humanity for construction of additional
affordable homes.
Amos Anson, 4234 Arizona, spoke in favor of the new zoning district. He said it could
allow Habitat to build four to five more homes on land it purchased along Capital
Avenue.
Brett Forsman, 4238 Vermont, spoke in favor of the new zoning district. He is a teacher
at the Career Pathways Institute and said Grand Island has a shortage of lots. Creating
this district would help Habitat, CPI, and young builders with having affordable lots to
build on. He said it would also open the door for first-time homebuyers and would open
a new future in the construction industry.
O’Neill said he would like to see a 35-feet frontage option for single-family homes.
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Nabity said additional work will be done on the proposal for possible consideration at
the commission’s September meeting.
12. Director’s Report.
Nabity said the 2017-2018 budget was presented to the Hall County board on July 31.
That budget has not yet been finalized. He said the regular October 4 meeting will need
to be moved to October 11 due to a travel conflict.
October will mark the 50th anniversary of the Regional Planning Commission.
13. Next Regular Meeting September 6, 2017.
14. Adjourn
O’Neill adjourned the meeting at 8:01 p.m.
___________________________________________
Leslie Ruge, Secretary
By Tracy Overstreet Gartner
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Hall County Regional Planning
Commission
Wednesday, September 6, 2017
Regular Meeting
Item F1
Zoning Amendment - Medium Density Small Lot Residential GI
Staff Contact: Chad Nabity
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Agenda Item # 4
PLANNING DIRECTOR MEMO TO REGIONAL PLANNING
August 28, 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, Grand Island builder 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. This was discussed again at the August planning commission meeting and the
proposed changes included here are a direct result of the planning commission discussions at that meeting.
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 6,000 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 one 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 planning commission recommended that the minimum lot width for the R-3SL zoning district be
reduced from the proposed 40 feet to 35 feet and that a minimum lot width of 24 feet be considered for single-
family attached.
The R-3SL as proposed would preserve the density of the R-3 zoning district at one dwelling unit per 3,000
square foot of lot space, but would reduce the minimum width to 35 feet for single-family detached or multifamily
dwellings and to a width to 24 feet for townhomes (single-family attached dwellings). The minimum lot size area
would be 3,000 square feet for any 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 zero 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.
A second proposal that involves less dramatic changes in the zoning regulations is also offered for consideration.
As shown, the proposed changes would reduce the minimum lot size (area) in the R-3SL zoning district from
6,000 square feet to 4000 square feet. This would allow a developer to produce lots that are 50 feet wide by 80
feet deep instead of 50 feet wide by 120 feet deep. Reducing the depth of the lot may allow for certain properties
to be developed more efficiently but will not significantly reduce the overall cost to develop lots as most of the cost
is associated with the improvements placed along the front of the lot (streets, sewer, water, storm sewer etc.).
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This change would give Habitat for Humanity more options for the property that they have purchased, but would
not offer any significantly different development options in Grand Island.
A public hearing will be held on these proposed changes. If the planning commission makes a recommendation,
these proposed changes will be presented to the Grand Island City Council for consideration at their meeting on
September 26th.
____________________ Chad Nabity AICP, Planning Director
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Proposal B Smaller Lot SizeProposal A with smaller lots, lot widths and provisions for single family
attached
§36-64.1 (R-33SL) 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-33SL) 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-33SL) Medium Density Small
Lot Residential Zoning District as approved by City Council.
(1) Nonprofit community buildings and social welfare establishments other than those providing living
accommodations
(2) Driveways, parking lots, or buildings when directly associated with or accessory to a permitted principal use
in an adjacent zone.
(3) Preschools, nursery schools, day care centers, children's homes, and similar facilities
(4) Towers
(5) 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.
(6) 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 LotAreaLot Area per Dwelling Unit Minimum LotWidthLot Width (feet) Front Yard
(feet)
Rear Yard
(feet)
Side Yard
(feet)
Street Side
Yard (feet)
Maximum Ground
Coverage
MaximumBuilding Height (feet)
Permitted
Uses 63,000 3,000 5035 20* 15 5 10 50% 35
Conditional
Uses 63,000 3,000 5035 20* 15 5 10 50% 35
Attached Single
Family Dwelling
Units
3000 3000 24 20* 15 10 10 50% 35
(E) Miscellaneous Provisions:
Formatted: Left
Formatted: Font: Not Italic
Formatted: Font: 10 pt
Formatted: Font: 10 pt
Formatted: Font: 10 pt
Formatted Table
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Proposal B Smaller Lot SizeProposal A with smaller lots, lot widths and provisions for single family
attached
(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.
Formatted: Font: 10 pt
Formatted: Justified, Indent: Left: 0.25",Space After: 0 pt, Line spacing: single
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Proposal B Smaller Lot Size
§36-64. (R-3SL) Medium DensitySmall 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.
(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
(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) Nonprofit community buildings and social welfare establishments other than those providing living
accommodations
(2) Driveways, parking lots, or buildings when directly associated with or accessory to a permitted principal use
in an adjacent zone.
(3) Preschools, nursery schools, day care centers, children's homes, and similar facilities
(4) Towers
(5) 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.
(6) 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
Minimu
m Parcel
Area
(feet)
Minimum LotAr
ea per Dwelling
Unit
Minimum LotWid
th (feet) Fron
t
Yar
d
(feet
)
Rea
r
Yar
d
(feet
)
Side
Yar
d
(feet
)
Stree
t
Side
Yard
(feet)
Maximu
m
Ground
Coverag
e
MaximumBuilding Hei
ght (feet)
Permitted
Uses 64,000 3,000 50 20 15 5 10 50% 35
Condition
al Uses 64,000 3,000 50 20 15 5 10 50% 35
(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 - 9/6/2017 Page 26 / 69
Hall County Regional Planning
Commission
Wednesday, September 6, 2017
Regular Meeting
Item F2
Rezoning GI - LLR to B2
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 9/6/2017 Page 27 / 69
Agenda Item # 5
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING
COMMISSION:
September 6, 2017
SUBJECT:Zoning Change (C-33-2017GI)
PROPOSAL:This application includes approximately 9.8 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 two-mile extra-
territorial zoning jurisdiction of the City of Grand Island.
The applicant is requesting to change the zoning on most of Lot 1 and all of lot 2 of the
proposed Meadow Lane Seventh Subdivision from LLR Large Lot Residential Zone to B-
2 General Business.
OVERVIEW:
Site Analysis
Current zoning designation:LLR: Large Lot Residential.
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 20,000 square feet.
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 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
Grand Island Regular Meeting - 9/6/2017 Page 28 / 69
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.
North: Vacant and Residential.
South and West: U.S. Highway 34 and
Agricultural land.
Grand Island Regular Meeting - 9/6/2017 Page 29 / 69
Future Land Use Map from Grand Island Comprehensive Plan
Grand Island Regular Meeting - 9/6/2017 Page 30 / 69
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 - 9/6/2017 Page 31 / 69
EVALUATION:
Positive Implications:
Would not negatively impact traffic on 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.
Maintaining the residential buffer along Goldenrod and Conrad at the north end of
the property will minimize impacts to the residential neighborhood to the north.
Negative Implications:
Uses other than those proposed are allowed in the B-2 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 B-2 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 on this site.
___________________ Chad Nabity AICP, Planning Director
Grand Island Regular Meeting - 9/6/2017 Page 32 / 69
Grand Island Regular Meeting - 9/6/2017 Page 33 / 69
§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 - 9/6/2017 Page 34 / 69
(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 - 9/6/2017 Page 35 / 69
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 - 9/6/2017 Page 36 / 69
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 - 9/6/2017 Page 37 / 69
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 - 9/6/2017 Page 38 / 69
Hall County Regional Planning
Commission
Wednesday, September 6, 2017
Regular Meeting
Item L1
Preliminary Plat- Millennial Estates
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 9/6/2017 Page 39 / 69
August 23, 2017
Dear Members of the Board:
RE: Preliminary and Final Plat – Millennial Estates Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a preliminary and final plat of Millennial Estates Subdivision,
located in Grand Island, in Hall County, Nebraska.
This preliminary plat proposes to create 153 lots in a subdivision located in the East
Half (E1/2) of the Southwest Quarter (SW1/4) of Section Twelve (12), Township
Eleven (11) North, Range Ten (10) West of the 6th P.M., in the City of Grand Island,
Hall County, Nebraska, in a tract containing 49.8 acres. The final plat proposes to
create 38 lots on 15.68 acres of the said preliminary plat.
You are hereby notified that the Regional Planning Commission will consider this
preliminary and final plat at the next meeting that will be held at 6:00 p.m. on
September 6, 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.
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Grand Island Regular Meeting - 9/6/2017 Page 44 / 69
Hall County Regional Planning
Commission
Wednesday, September 6, 2017
Regular Meeting
Item M1
Final Plat Meadow Lane 7th
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 9/6/2017 Page 45 / 69
August 23, 2017
Dear Members of the Board:
RE: Final Plat – Meadow Lane Seventh Subdivision.
For reasons of Section 19-923 Revised Statutes of Nebraska, as amended, there is
herewith submitted a final plat of Meadow Lane Seventh Subdivision, located in Hall
County, Nebraska.
This final plat proposes to create 6 lots, in a replat of all of Lots 1, 2, and 3, of
Meadow Lane Sixth Subdivision in Hall County, Nebraska, in a tract containing
11.861 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. September 6, 2017, in the
Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
Cc: City Clerk County Clerk
City Attorney County Attorney
City Public Works County Public Works
City Utilities County Zoning Administrator
City Building Director County Building Inspector
Manager of Postal Operations Olsson Associates
Niedfelt Property Management
This letter was sent to the following School Districts 2, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 9/6/2017 Page 46 / 69
Grand Island Regular Meeting - 9/6/2017 Page 47 / 69
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Grand Island Regular Meeting - 9/6/2017 Page 49 / 69
Hall County Regional Planning
Commission
Wednesday, September 6, 2017
Regular Meeting
Item M2
Millennial Estates Final
Staff Contact: Chad Nabity
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Hall County Regional Planning
Commission
Wednesday, September 6, 2017
Regular Meeting
Item M3
Prairie Creek Meadows Subdivision
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 9/6/2017 Page 54 / 69
August 23, 2017
Dear Members of the Board:
RE: Final Plat – Prairie Creek Meadows Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Prairie Creek Meadows Subdivision, located in
Hall County, Nebraska.
This final plat proposes to create 9 lots, on a tract of land comprising a part of the
Northwest Quarter (NW1/4), of Section Twenty (20), Township Twelve 12) North,
Range Nine (9) West, and all of the North One-half (N1/2) of Fractional Section
Nineteen (19), Township Twelve (12) North, Range Nine (9) West, of the 6th P.M.
located in Hall County, Nebraska, said tract containing 55.09 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 September 6, 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.
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Hall County Regional Planning
Commission
Wednesday, September 6, 2017
Regular Meeting
Item M4
Krohn Subdivision
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 9/6/2017 Page 60 / 69
August 23, 2017
Dear Members of the Board:
RE: Final Plat – Krohn Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Krohn Subdivision, located in Hall County,
Nebraska.
This final plat proposes to create 1 lot, on a tract of land comprising a part of the
North Half (N1/2) of Section Four (4), Township Twelve (12) North, Range Nine (9)
West of the 6th P.M. located in Hall County, Nebraska, said tract containing 4.424
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 September 6, 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.
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Hall County Regional Planning
Commission
Wednesday, September 6, 2017
Regular Meeting
Item M5
Hatti's Homestead Subdivision
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 9/6/2017 Page 65 / 69
August 23, 2017
Dear Members of the Board:
RE: Final Plat – Hatti’s Homestead Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Hatti’s Homestead Subdivision, located in Hall
County, Nebraska.
This final plat proposes to create 1 lot, on a tract of land comprising a part of the
North Half of the Southeast Quarter (N1/2 SE ¼) of Section Twenty Seven (27),
Township Nine (9) North, Range Ten (10) West of the 6th P.M. located in Hall
County, Nebraska, said tract containing 1.735 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 September 6, 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.
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