12-06-2017 Regional Planning Regular Meeting Packet
Hall County Regional
Planning Commission
Wednesday, December 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
Robin Hendricksen 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:Administrative Assistant:
Tracy Gartner
6:00 PM
City Hall
Grand Island Regular Meeting - 12/6/2017 Page 1 / 82
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, December 6, 2017
Regular Meeting
Item A1
Agenda 12-6-17
Staff Contact: Chad Nabity
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Staff Recommendation Summary
For Regional Planning Commission Meeting
December 6, 2017
4.Public Hearing – Redevelopment Plan – Take Flight Investments LLC–
Concerning an amendment to the redevelopment plan for CRA Area 1 for a
Site Specific Redevelopment Plan of 209 W. Third, Grand Island, Hall
County, Nebraska. This is a redevelopment plan for the former Connie
Swanson Photography building by Take Flight Investments LLC to develop
commercial space on the first floor and upper-level housing on the
mezzanine and second floor. A motion to approve Resolution 2018-05 is in
order. (C-07-2018GI) (Hearing, Discussion, Action)
5.Public hearing – One and Six Year Street Improvement Plan – Grand
Island – Public hearing and action on the 2018 to 2023 street improvement
plan for the City of Grand Island, Hall County, Nebraska (C-08-2018GI)
(Hearing, Discussion, Action.)
6.Public hearing – Rezoning – Grand Island – A request from Niedfelt
Property Management to rezone part of Lot 1 and all of Lot 2 of proposed
Meadow Lane Seventh Subdivision from LLR Large Lot Residential to B-2
General Business Zone, located between Highway 34 and Goldenrod Drive
and west of Shady Bend Road in the jurisdiction of the City of Grand Island,
Hall County, Nebraska (C-33-2017GI) (Hearing, Discussion, Action)
Consent agenda
7.Final Plat – Meadow Lane 7th Subdivision – Located north of Highway 34
and west of Shady Bent Road in the jurisdiction of Grand Island, in Hall
County, Nebraska. (6 lots, 11.68 acres) This item was approved by the
Planning Commission at its September 6, 2017 meeting and is included in
the packet for information only. No action is required. (Information)
8.Final Plat – TDKM Subdivision – Hall County – located south of Platte
River Drive and west of Hilltop Road in Hall County, Nebraska (1 lot, 1.02
acres) (Discussion, Action)
9.Final Plat – Walker Acres Subdivision – Hall County – located south of
Lepin Road and west of 190th Road in Hall County, Nebraska ( 1 lot, 3.4407
acres) (Discussion, Action)
10.Final Plat – Stacy Jo 2nd Subdivision – Wood River – located south of
Wood River Road and east of Cottonwood Street in the City of Wood River,
in Hall County, Nebraska (1 lot, 0.551 acre) (Discussion, Action)
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Hall County Regional Planning
Commission
Wednesday, December 6, 2017
Regular Meeting
Item E1
Minutes 11-1-17
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 12/6/2017 Page 7 / 82
THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND,
WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN,
NEBRASKA
Minutes
for
November 1, 2017
The meeting of the Regional Planning Commission was held Wednesday, November 1, 2017,
in the Council Chambers - City Hall – Grand Island, Nebraska. Notice of this meeting
appeared in the "Grand Island Independent" on October 20, 2017.
Present: Pat O’Neill Robin Hendricksen
Les Ruge Dean Kjar
Hector Rubio Tony Randone
Leonard Rainforth Jaye Monter
Carla Maurer Greg Robb
Absent: Derek Apfel, Judd Allan.
Other: Hall County Supervisor Karen Bredthauer, Grand Island City
Councilman Mitch Nickerson
Staff: Chad Nabity, Tracy Overstreet Gartner.
Press: Harold Reutter, 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.
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The order of items on the agenda may be reorganized by the Chair to facilitate the flow
of the meeting to better accommodate the public.
O’Neill and Nabity announced that Item 9, the rezoning of proposed Meadow Lane 7th,
and Item 10, the final plat for Meadow Lane 7th, were removed from the agenda. The
rezoning has been continued until the December 6 meeting at the request of the
applicant. Nabity said the applicant, a representative of the subdivision, and city and
county staff will be meeting early next week to discuss drainage concerns in the
subdivision.
2. Minutes of the October 11, 2017 meeting.
A motion was made by Maurer and seconded by Randone to approve the
minutes of the October 11, 2017 meeting.
The motion carried with nine members in favor (O’Neill, Ruge, Maurer,
Monter, Rainforth, Rubio, Hendricksen, Randone and Kjar) and no members
voting no and one abstaining (Robb.)
3.Request Time to Speak.
Todd Enck, 4133 Fleetwood, Item 5; Dana Jelinek, 616 Swan Lane, Item 6; and
Jeremy Trotter, 1024 E. Capital Avenue, Item 6.
4. Public Hearing – Redevelopment Plan – Grand Island – Concerning an amendment
to the redevelopment plan for Community Redevelopment Authority Area 1. This is a
site specific redevelopment plan for 320-322 N. Pine St., or the North One Half of Lot
One (1) in Block Fifty-Five (55) in the Original Town, in the City of Grand Island, Hall
County, Nebraska (C-06-2018GI)
O’Neill opened the public hearing.
Nabity said this redevelopment plan seeking to redevelop the banquet hall area of the
former Nathan Detroit’s Restaurant, which is now owned by Urban Island LLC and
operated as Kinkaider Brewery. A portion of the first floor and the second floor will be
renovated into apartments. Nabity said the mixed use downtown is consistent with
Grand Island’s comprehensive plan.
O’Neill closed the public hearing.
A motion was made by Robb and seconded by Randone to recommend approval of the
redevelopment plan and Resolution 2018-04, finding that the plan is consistent with the
comprehensive land use plan.
The motion carried with ten members in favor (O’Neill, Ruge, Maurer, Robb,
Monter, Rainforth, Rubio, Hendricksen, Randone and Kjar) and no members
voting no or abstaining.
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5.Public Hearing – Rezoning – Grand Island – A request to rezone Lots 8, 9, and 10,
in Block 10 of Packer and Barr’s Subdivision located on the east side of Boggs Avenue
from Fourth Street to Fifth Street from R-2 Low-Density Residential use to R-3
Medium Density Residential use in the City of Grand Island, Hall County, Nebraska.
(C-03-2018GI)
O’Neill opened the public hearing.
Nabity said R-2 allows for one dwelling unit for 6,000 square feet of property, whereas
R-3 allows for one dwelling unit for 3,000 square feet of property. The applicant wants
to put one duplex on each of two vacant lots. Across the alley is R-4, which allows for
one dwelling unit for 1,000 square feet of property. Nabity said this is an older
neighborhood that would benefit from the new development. Similar density is already
in use on the north end of the block. Nabity said he had one call from a property owner
who hoped the development would be positive because the owner has a long-time
tenant there and is planning to do some reinvestment in her own property. Nabity said
the proposed project is very positive and is consistent with Grand Island’s
comprehensive plan.
O’Neill offered the floor to Enck. Enck stated he was there to answer questions and
declined comment.
O’Neill closed the public hearing.
A motion was made by Ruge and seconded by Rainforth to recommend approval of the
rezoning from R-2 to R-3.
The motion carried with ten members in favor (O’Neill, Ruge, Maurer, Robb,
Monter, Rainforth, Rubio, Hendricksen, Randone and Kjar) and no members
voting no or abstaining.
6. Public Hearing – Rezoning – Grand Island – A request to rezone all of Lot 2 in
Lassonde Second Subdivision located south of Capital Avenue and west of the Union
Pacific Railroad tracks from R-3 Medium-Density Residential to R-3 SL Medium-
Density Residential Small Lot in the City of Grand Island, Hall County, Nebraska. (C-
04-2018GI)
O’Neill opened the public hearing.
Nabity said this rezoning does not change the density of development, but only the lot
size. R-3 and R-3SL both allow one dwelling unit for 3,000 square feet of property. The
R-3SL was approved by city council in October and would allow for a 35-feet-wide lot.
He said Habitat for Humanity would like to use the zoning to get 22 lots on land it
owns rather than 17 lots.
Dana Jelinek, 616 Swan Lane, spoke in favor of the rezoning. She is the executive
director of the Grand Island Habitat for Humanity. Jelinek said the rezoning doesn’t
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mean Habitat will build smaller homes. They will still build homes at just under 1,100
square feet per home, but the R-3SL zoning will allow them to shave off part of the
yard and fit more home lots onto the L-shaped parcel of land they own. Kjar asked if
utilities extend to the land now. Jelinek said no. Nabity said city sewer and water is
available in Capital Avenue and can be extended into the new development.
Jeremy Trotter, 1024 E. Capital Avenue, said the previous owner of this parcel talked
of putting trailer homes there. Trotter said that would be a concern. He asked what
types of homes and how many were planned for the parcel. Nabity said Habitat builds
stick-built homes on site and 22 homes are planned. Ruge said this will be a very good-
looking neighborhood with homes in which property taxes are being paid. Ruge said
the R-3SL seems to be a fantastic idea for this parcel.
O’Neill closed the public hearing.
A motion was made by Maurer and seconded by Rubio to recommend approval of the
rezoning from R-3 to R-3SL.
The motion carried with ten members in favor (O’Neill, Ruge, Maurer, Robb,
Monter, Rainforth, Rubio, Hendricksen, Randone and Kjar) and no members
voting no or abstaining.
7.Public Hearing – Rezoning – Grand Island – A request to rezone a portion of
proposed JGMO Subdivision located south of Lake Street and west of south Locust
Street from LLR Large Lot Residential to B-2 General Business Zone in the City of
Grand Island, Hall County, Nebraska. (C-05-2018GI)
O’Neill opened the public hearing and the discussion on the final plat for JGMO
Subdivision.
Nabity said this is the former Honda Shop. He said during past rezoning and corridor
entrance work, the front 300 feet of the deep lot along South Locust Street was zoned
B-2 General Business use, while leaving the majority of the property LLR. This
rezoning would make the entire lot a consistent B-2 General Business Use. Nabity said
one existing home on the site is being removed. Another home at the back of the lot can
remain in the B-2 zoning, Nabity said. O’Neill and Ruge asked questions about the
width of the access drive, which Nabity said must widen to half the allowed width in
the B-2 zone (30 feet) at least by the mid-point of the lot, which the proposed
subdivision does.
O’Neill closed the public hearing.
A motion was made by Ruge and seconded by Maurer to recommend approval of the
rezoning from LLR to B-2.
The motion carried with ten members in favor (O’Neill, Ruge, Maurer, Robb,
Monter, Rainforth, Rubio, Hendricksen, Randone and Kjar) and no members
voting no or abstaining.
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8.Final Plat – JGMO Subdivision – Located south of Lake Street and west of South
Locust Street in Grand Island, Hall County, Nebraska (3 lots, 11.1 acres)
A motion was made by Randone and seconded by Rainforth to approve the final plat
for JGMO Subdivision.
The motion for the final plat carried with nine members in favor (Ruge, Maurer, Robb,
Monter, Rainforth, Rubio, Hendricksen, Randone and Kjar) and one member voting no
(O’Neill) and no members abstaining.
9.Public Hearing – Rezoning- Grand Island – A request to rezone part of Lot 1 and all
of Lot 2 of proposed Meadow Lane Seventh Subdivision 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)
This item was continued to the December 6 meeting at the request of the applicant.
10.Final Plat – Meadow Lane 7th Subdivision – Located north of Highway 34 and west
of Shady Bend Road in the jurisdiction of Grand Island, in Hall County, Nebraska. (6
lots, 11.68 acres)
This item was acted upon by the commission at its September 6 meeting and was
informational in nature relative to Item 9.
11. Director’s Report.
Nabity said the department is in the process of reviewing applications for the vacant
planning technician position and administrative assistant position.
12.Next Regular Meeting December 6, 2017.
13.Adjourn
O’Neill adjourned the meeting at 6:33 p.m.
___________________________________________
Leslie Ruge, Secretary
By Tracy Overstreet Gartner
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Hall County Regional Planning
Commission
Wednesday, December 6, 2017
Regular Meeting
Item F1
Redevelopment plan - Take Flight Investments LLC
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 12/6/2017 Page 13 / 82
Agenda Item #4
PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION:
December 6, 2017
SUBJECT:
Redevelopment plan amendment for property located in Blight and Substandard Area 1 for a
Site Specific Redevelopment Plan for property located at the 209 W 3rd Street in Grand
Island, in Hall County, Nebraska to support this development. (C-07-2018GI)
PROPOSAL:
The Take Flight Investments LLC is proposing to renovate the first floor of this space for
commercial space and the second floor/mezzanine level for residential uses. The property is
zoned B-3 Heavy Business and a mixed use building such as this is a permitted principal use.
OVERVIEW:
The purpose of the CRA and the designated blight and substandard area is to provide
incentives for development in underdeveloped areas of the community. This proposed plan
encourages a mix of commercial and residential uses that has been identified as a priority
for development in the downtown area. This area has already been declared blighted and
substandard by the CRA, the Hall County Regional Planning Commission and the Grand
Island City Council.
This project is consistent with the existing zoning and the future land use plan for this
area within the City of Grand Island. This is evident by the fact that the property is zoned B-
3 Heavy Business. The B-3 zone allows for a variety of commercial, office and residential
uses including those proposed with this plan as permitted principal uses.
The Regional Planning Commission recommendation is limited to the appropriateness of the
proposed use at this location. The Grand Island Comprehensive Plan calls for commercial
and residential uses here.
The Planning Commission is required to comment on these applications to confirm that
expenditure of public funds through TIF is not supporting uses that would be inconsistent
with the comprehensive plan. The proposed use for a mixed use development at this
location appears to be supported by the plan.
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RECOMMENDATION:
That the Regional Planning Commission recommends that City Council approve of the
redevelopment plan amendment as submitted. A resolution is attached for your
consideration.
___________________ Chad Nabity AICP, Planning Director
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Redevelopment Plan Amendment
Grand Island CRA Area 1
November 2017
The Community Redevelopment Authority (CRA) of the City of Grand Island intends to
amend the Redevelopment Plan for Area 1 with in the city, pursuant to the Nebraska
Community Development Law (the “Act”) and provide for the financing of a specific
infrastructure related project in Area 1.
Executive Summary:
Project Description
THE REDEVELOPMENT OF THE BUILDING LOCATED AT 209 W. THIRD
STREET FOR COMMERCIAL AND RESIDENTIAL USES, INCLUDING FIRE/LIFE
SAFETY IMPROVEMENTS AND BUILDING REHABILITATION AND
REMODELING.
The use of Tax Increment Financing to aid in rehabilitation expenses associated with
redevelopment of the of 209 W Third Street into a mixed use building containing two
apartments and retail tenant space. The use of Tax Increment Financing is an integral part
of the development plan and necessary to make this project affordable. The project will
result in renovating this downtown building into a combination of commercial space and
market rate residential units. The addition of the residential units is consistent with the
downtown redevelopment plan and priorities to add 50 residential units downtown by
2019. This project would not be possible without the use of TIF.
Take Flight Investments LLC is the owner of the property. Take Flight Investments
purchased this property in March of 2017. The purchase price is not included as an
eligible TIF activity. The developer is responsible for and has provided evidence that they
can secure adequate debt financing to cover the costs associated with the remodeling and
rehabilitation of this building. The Grand Island Community Redevelopment Authority
(CRA) intends to pledge the ad valorem taxes generated over the 15 year period
beginning January 1, 2019 towards the allowable costs and associated financing for
rehabilitation.
TAX INCREMENT FINANCING TO PAY FOR THE REHABILITATION OF THE
PROPERTY WILL COME FROM THE FOLLOWING REAL PROPERTY:
Property Description (the “Redevelopment Project Area”)
209 W. Third Street in Grand Island Nebraska
Legal Descriptions: The Center 1/3 of Lot Two (2) in Block Sixty-Five (65) in the
Original Town, now City of Grand Island, Hall County, Nebraska.
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Existing Land Use and Subject Property
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The tax increment will be captured for the tax years the payments for which become
delinquent in years 2020 through 2034 inclusive.
The real property ad valorem taxes on the current valuation will continue to be paid
to the normal taxing entities. The increase will come from rehabilitation of this
building for commercial and residential uses as permitted in the B-3 Heavy Business
Zoning District.
Statutory Pledge of Taxes.
In accordance with Section 18-2147 of the Act and the terms of the Resolution
providing for the issuance of the TIF Note, the Authority hereby provides that any ad
valorem tax on the Redevelopment Project Area for the benefit of any public body be
divided for a period of fifteen years after the effective date of this provision as set forth in
the Redevelopment Contract, consistent with this Redevelopment Plan. Said taxes shall
be divided as follows:
a. That portion of the ad valorem tax which is produced by levy at the rate
fixed each year by or for each public body upon the redevelopment project valuation shall
be paid into the funds, of each such public body in the same proportion as all other taxes
collected by or for the bodies; and
b. That portion of the ad valorem tax on real property in the
redevelopment project in excess of such amount, if any, shall be allocated to and, when
collected, paid into a special fund of the Authority to pay the principal of; the interest on,
and any premiums due in connection with the bonds, loans, notes, or advances on money
to, or indebtedness incurred by, whether funded, refunded, assumed, or otherwise, such
Authority for financing or refinancing, in whole or in part, a redevelopment project.
When such bonds, loans, notes, advances of money, or indebtedness including interest
and premium due have been paid, the Authority shall so notify the County Assessor and
County Treasurer and all ad valorem taxes upon real property in such redevelopment
project shall be paid into the funds of the respective public bodies.
Pursuant to Section 18-2150 of the Act, the ad valorem tax so divided is hereby pledged
to the repayment of loans or advances of money, or the incurring of any indebtedness,
whether funded, refunded, assumed, or otherwise, by the CRA to finance or refinance, in
whole or in part, the redevelopment project, including the payment of the principal of,
premium, if any, and interest on such bonds, loans, notes, advances, or indebtedness.
Redevelopment Plan Amendment Complies with the Act:
The Community Development Law requires that a Redevelopment Plan and Project
consider and comply with a number of requirements. This Plan Amendment meets the
statutory qualifications as set forth below.
1. The Redevelopment Project Area has been declared blighted and substandard by
action of the Grand Island City Council on December 19, 2000.[§18-2109] Such
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declaration was made after a public hearing with full compliance with the public
notice requirements of §18-2115 of the Act.
2. Conformation to the General Plan for the Municipality as a whole. [§18-2103 (13)
(a) and §18-2110]
Grand Island adopted a Comprehensive Plan on July 13, 2004. This redevelopment plan
amendment and project are consistent with the Comprehensive Plan, in that no changes in
the Comprehensive Plan elements are intended. This plan merely provides funding for
the developer to rehabilitate the building for permitted uses on this property as defined by
the current and effective zoning regulations. The Hall County Regional Planning
Commission held a public hearing at their meeting on December 6, 2017 and passed
Resolution 2018-05 confirming that this project is consistent with the Comprehensive
Plan for the City of Grand Island. The Grand Island Public School District has submitted
a formal request to the Grand Island CRA to notify the District any time a TIF project
involving a housing subdivision and/or apartment complex is proposed within the
District. The school district was notified of this plan amendment at the time it was
submitted to the CRA for initial consideration.
3. The Redevelopment Plan must be sufficiently complete to address the following
items: [§18-2103(13) (b)]
a. Land Acquisition:
The Redevelopment Plan for Area 1 provides for real property acquisition and this plan
amendment does not prohibit such acquisition. There is no proposed acquisition by the
authority.
b. Demolition and Removal of Structures:
The project to be implemented with this plan does not provide for the demolition and
removal any structures on this property.
c. Future Land Use Plan
See the attached map from the 2004 Grand Island Comprehensive Plan. All of the area
around the site in private ownership is planned for Downtown Commercial development;
this includes housing and commercial uses within the same structure. This property is in
private ownership. [§18-2103(b) and §18-2111] The attached map also is an accurate site
plan of the area after redevelopment. [§18-2111(5)]
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City of Grand Island Future Land Use Map
Grand Island Regular Meeting - 12/6/2017 Page 20 / 82
d. Changes to zoning, street layouts and grades or building codes or ordinances or
other Planning changes.
The area is zoned B3-Heavy Business zone. No zoning changes are anticipated with this
project. No changes are anticipated in street layouts or grades. No changes are
anticipated in building codes or ordinances. Nor are any other planning changes
contemplated. [§18-2103(b) and §18-2111]
e. Site Coverage and Intensity of Use
The developer is rehabilitating the existing building. The developer is not proposing to
increase the size of the building and current building meets the applicable regulations
regarding site coverage and intensity of use. [§18-2103(b) and §18-2111]
f. Additional Public Facilities or Utilities
Sewer and water are available to support this development. The developer will be
required to extend a water line capable of providing sufficient water for the sprinkler
system required to convert this building in a multifamily apartment building.
Electric utilities are sufficient for the proposed use of this building.
No other utilities would be impacted by the development.
The developer will be responsible for replacing any sidewalks damaged during
construction of the project.
No other utilities would be impacted by the development. [§18-2103(b) and §18-2111]
4. The Act requires a Redevelopment Plan provide for relocation of individuals and
families displaced as a result of plan implementation. This property, owned by the
developer, is vacant and has been vacant for more than 1 year; no relocation is
contemplated or necessary. [§18-2103.02]
5. No member of the Authority, nor any employee thereof holds any interest in any
property in this Redevelopment Project Area. [§18-2106] No members of the
authority or staff of the CRA have any interest in this property.
6. Section 18-2114 of the Act requires that the Authority consider:
a. Method and cost of acquisition and preparation for redevelopment and estimated
proceeds from disposal to redevelopers.
The developer owns this property and acquisition is not part of the request for tax
increment financing. The estimated costs of rehabilitation of this property is $281,000
Grand Island Regular Meeting - 12/6/2017 Page 21 / 82
planning related expenses for Architectural and Engineering services of $3,500 and are
included as a TIF eligible expense. Legal, Developer and Audit Fees including a
reimbursement to the City and the CRA of $7,500 are included as TIF eligible expense.
The total of eligible expenses for this project exceeds $292,000. The CRA has been
asked to grant $35,000 to this project to offset the cost of life safety improvements. The
total eligible expenses for this project less other grant funds by the CRA is $267,000.
The developers have also invested $78,500 in acquisition of the property.
No property will be transferred to redevelopers by the Authority. The developer will
provide and secure all necessary financing.
b. Statement of proposed method of financing the redevelopment project.
The developer will provide all necessary financing for the project. The Authority will
assist the project by granting the sum of $99,200 from the proceeds of the TIF. This
indebtedness will be repaid from the Tax Increment Revenues generated from the project.
TIF revenues shall be made available to repay the original debt and associated interest
after January 1, 2020 through December 2034.
c. Statement of feasible method of relocating displaced families.
No families will be displaced as a result of this plan.
7. Section 18-2113 of the Act requires:
Prior to recommending a redevelopment plan to the governing body for approval, an
authority shall consider whether the proposed land uses and building requirements in the
redevelopment project area are designed with the general purpose of accomplishing, in
conformance with the general plan, a coordinated, adjusted, and harmonious development
of the city and its environs which will, in accordance with present and future needs,
promote health, safety, morals, order, convenience, prosperity, and the general welfare, as
well as efficiency and economy in the process of development, including, among other
things, adequate provision for traffic, vehicular parking, the promotion of safety from
fire, panic, and other dangers, adequate provision for light and air, the promotion of the
healthful and convenient distribution of population, the provision of adequate
transportation, water, sewerage, and other public utilities, schools, parks, recreational and
community facilities, and other public requirements, the promotion of sound design and
arrangement, the wise and efficient expenditure of public funds, and the prevention of the
recurrence of insanitary or unsafe dwelling accommodations or conditions of blight.
The Authority has considered these elements in proposing this Plan Amendment. This
amendment, in and of itself will promote consistency with the Comprehensive Plan. This
will have the intended result of preventing recurring elements of unsafe buildings and
blighting conditions. This will accomplish the goal of both the Downtown Business
Improvement District and the Grand Island City Council of increasing the number of
residential units available in the Downtown area.
Grand Island Regular Meeting - 12/6/2017 Page 22 / 82
8. Time Frame for Development
Development of this project is anticipated to be completed between December 2017 and
October of 2018. Excess valuation should be available for this project for 15 years
beginning with the 2020 tax year.
9. Justification of Project
This is an historic building in downtown Grand Island that will be preserved with this
project. The addition of a new upper story residential unit is consistent with goals to
build 50 new residential units in downtown Grand Island by 2019 and with the goals of
the 2014 Grand Island housing study and Grow Grand Island. The main floor will be
used for commercial tenant space.
10. Cost Benefit Analysis Section 18-2113 of the Act, further requires the Authority
conduct a cost benefit analysis of the plan amendment in the event that Tax Increment
Financing will be used. This analysis must address specific statutory issues.
As authorized in the Nebraska Community Development Law, §18-2147, Neb. Rev. Stat.
(2012), the City of Grand Island has analyzed the costs and benefits of the proposed
Redevelopment Project, including:
Project Sources and Uses. Approximately $99,200 in public funds from tax increment
financing provided by the Grand Island Community Redevelopment Authority will be
required to complete the project. This property has requested a life/safety grant of
$35,000. This investment by the Authority will leverage $236,989 in private sector
financing; a private investment of $1.77 for every TIF and grant dollar investment.
Use of Funds Source of Funds.
Description TIF Funds Other
Grants
Private Funds Total
Site Acquisition $78,500 $78,500
Legal and Plan*$7,500 $7,500
Engineering/Arch $3,500 $3,500
Renovation $99,200 $124,944 $224,144
Life/Safety $35,000 $35000
Facade
Developer/Audit Fees $
Contingency $22,545 $22,545
TOTALS $99,200 $35,000 $236,989 $371,189
Tax Revenue. The property to be redeveloped is anticipated to have a January 1, 2018,
valuation of approximately $110,564. Based on the 2016 levy this would result in a real
property tax of approximately $2,403. It is anticipated that the assessed value will
increase by $304,325 upon full completion, as a result of the site redevelopment. This
Grand Island Regular Meeting - 12/6/2017 Page 23 / 82
development will result in an estimated tax increase of over $6,613 annually. The tax
increment gained from this Redevelopment Project Area would not be available for use
as city general tax revenues, for a period of 15 years, or such shorter time as may be
required to amortize the TIF bond, but would be used for eligible private redevelopment
costs to enable this project to be realized.
Estimated 2018 assessed value:$ 110,564
Estimated value after completion $ 414,889
Increment value $ 304,325
Annual TIF generated (estimated)$ 6,613
TIF bond issue $ 99,200
(a) Tax shifts resulting from the approval of the use of Tax Increment Financing;
The redevelopment project area currently has an estimated valuation of $110,564.
The proposed redevelopment will create additional valuation of $304,325. No tax shifts
are anticipated from the project. The project creates additional valuation that will support
taxing entities long after the project is paid off.
(b) Public infrastructure and community public service needs impacts and local tax
impacts arising from the approval of the redevelopment project;
No additional public service needs have been identified. Existing water and waste
water facilities will not be impacted by this development. The electric utility has
sufficient capacity to support the development. It is not anticipated that this will impact
schools in any significant way. Fire and police protection are available and should not be
negatively impacted by this development. The addition of life safety elements to this
building including fire sprinklers actually reduces the chances of negative impacts to the
fire department.
(c) Impacts on employers and employees of firms locating or expanding within the
boundaries of the area of the redevelopment project;
This will provide additional housing options in the downtown area consistent with the
planned development in Downtown Grand Island.
(d) Impacts on other employers and employees within the city or village and the
immediate area that are located outside of the boundaries of the area of the
redevelopment project; and
This project will not have a negative impact on other employers in any manner
different from any other expanding business within the Grand Island area. This will
provide housing options for employees of Downtown businesses that wish to live
Downtown.
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(e) Any other impacts determined by the authority to be relevant to the
consideration of costs and benefits arising from the redevelopment project.
This project is consistent the goals of the Council, the Downtown BID, the CRA, and
Grow Grand Island to create additional housing units in downtown Grand Island.
Time Frame for Development
Development of this project is anticipated to be completed during between December of
2017 and October of 2018. The base tax year should be calculated on the value of the
property as of January 1, 2018. Excess valuation should be available for this project for
15 years beginning in 2019 with taxes due in 2020. Excess valuation will be used to pay
the TIF Indebtedness issued by the CRA per the contract between the CRA and the
developer for a period not to exceed 15 years or an amount not to exceed $99,200 the
projected amount of increment based upon the anticipated value of the project and current
tax rate. Based on the estimates of the expenses of the rehabilitation the developer will
spend at least $270,000 on TIF eligible activities in excess of other grants given. The
CRA will reserve the right to issue additional debt for this project upon notification by
the developer of sufficient expenses and valuation to support such debt in the form of a
second or third bond issuance.
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Resolution Number 2018-05
HALL COUNTY REGIONAL PLANNING COMMISSION
A RESOLUTION RECOMMENDING APPROVAL OF A SITE SPECIFIC
REDEVELOPMENT PLAN OF THE CITY OF GRAND ISLAND, NEBRASKA;
AND APPROVAL OF RELATED ACTIONS
WHEREAS, the Chairman and Board of the Community Redevelopment Authority of the City of
Grand Island, Nebraska (the “Authority”), referred the Redevelopment Plan for 209 W Third St. by
Take Flight Investments LLC to the Hall County Regional Planning Commission, (the “Commission”)
for review and recommendation as to its conformity with the general plan for the development of
the City of Grand Island, Hall County, Nebraska, pursuant to Section 18-2112 of the Community
Development Law, Chapter 18, Article 21, Reissue Revised Statutes of Nebraska, as amended (the
“Act”); and
WHEREAS, the Commission has reviewed said Redevelopment Plan as to its conformity with
the general plan for the development of the City of Grand Island, Hall County;
NOW, THEREFORE, BE IT RESOLVED BY THE HALL COUNTY REGIONAL
PLANNING COMMISSION AS FOLLOWS:
Section 1. The Commission hereby recommends approval of the Redevelopment Plan.
Section 2. All prior resolutions of the Commission in conflict with the terms and provisions of
this resolution are hereby expressly repealed to the extent of such conflicts.
Section 3. This resolution shall be in full force and effect from and after its passage as provided
by law.
DATED: December 6, 2017.
HALL COUNTY REGIONAL PLANNING
COMMISSION
ATTEST:By: ___________________________________
Chair
By: ___________________________________
Secretary
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Hall County Regional Planning
Commission
Wednesday, December 6, 2017
Regular Meeting
Item F2
One and Six Year Plan - Grand Island
Staff Contact: Chad Nabity
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PUBLIC WORKS
Presented by: John Collins, PE
1 & 6 YEAR STREET
IMPROVEMENT PLAN
2018
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PUBLIC WORKS
2017 SUBSTANTIALLY COMPLETE PROJECTS
(FROM 1 & 6 STREET IMPROVEMENT PLAN)
**DOES NOT INCLUDE ALL CIP PROJECTS
PROJECT TOTAL PROJECT
Broadwell - US Hwy 281 to End Concrete Reconstruction $ 1,800,000
4th & 5th Street CDBG $ 907,845
Sterling Estates Paving District No. 1262 $ 186,425
Adams St Widening & Roundabout $ 1,022,869
Stolley Park & Adams Traffic Signal Installation $ 100,000
Asphalt Resurfacing, 2017-AC-1 $ 975,820
TOTAL $ 4,992,959
2
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1 & 6 YEAR STREET IMPROVEMENT PLAN
(NOTES CITY COSTS)
Hwy 281 in GI & North City share was paid in FY 16/17 ($2,928,665.07)
**DOES NOT INCLUDE ALL CIP PROJECTS**
2018 2019 2020 2021 2022 2023
OBLIGATED TO OTHER AGENCIES
Hwy 281 in GI & North [$10,800,000 total project cost] $ -
Stolley Park Rd Rehabilitation / Reconfiguration $ 285,400
Five Points Intersection Improvements $ 350,000
Hwy 30 Realignment, S-30-4(1046) - City Share Est. $10M $ 2,400,000
Hwy 2 Resurfacing NDOR, NH-2-4(112) - City Share Est. $600K $ 600,000
Hwy 30 Bridges NDOT, NH-30-4(162) - No City Share $ -
RECONSTRUCTION/NEW CONSTRUCTION
Asphalt Resurfacing (annual) $ 900,000 $ 900,000 $ 900,000 $ 900,000 $ 900,000 $ 900,000
Jay St Paving District $ 200,000
Hwy 281 St Lighting - Stolley Park to Hwy 30 Interchange $ 95,000
Sycamore Underpass Rehabilitation – Design $ 80,000
Sycamore Underpass Storm Pump Replacement $ 60,000
Sycamore Underpass Rehab - S Front St Bridge Deck
Replacement $ 800,000
Sycamore Underpass Rehab - Retaining Wall Rehab $ 800,000
Old Potash Improvements - Claude to Custer $ 150,000 $ 2,000,000 $ 2,000,000 $ 2,000,000 $ 2,000,000 $ 2,000,000
13th St Improvements - North Rd to Diers Ave $ 1,945,775
Husker Hwy Improvements- Prairieview to Hwy 281 $ -
Jefferson Street Realignment $ -
TOTAL $ 5,021,175 $ 3,195,000 $ 2,900,000 $ 3,250,000 $ 5,900,000 $ 2,900,000
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2018 ONE YEAR PROJECTS MAP
4
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PUBLIC WORKS
13 STREET IMPROVEMENTS
M-310 (540)
Drainage & traffic flow to accommodate the
Emergency Center and Fire Station No. 4
13th Street and North Road intersection
Enhanced pedestrian access with sidewalk and
drainage additions
5
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6
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PUBLIC WORKS
STOLLEY PARK ROAD RECONFIGURATION
M-310 (584)
Restriping for new lane designations
Pavement repairs and diamond grinding for
improving pavement structure and ride quality
7
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8
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PUBLIC WORKS
SYCAMORE UNDERPASS REHAB
M-310 (631)
Replace bridge deck and abutment, patch and seal
abutment walls, seal retaining walls, add drainage,
and reconstruct pumps
Complete design of bridge deck and retaining walls
Construction in 2018 with completion in 2019
9
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10
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PUBLIC WORKS
OLD POTASH HIGHWAY IMPROVEMENTS
M-310 (644)
Interaction between various traffic features is complex, so it is
necessary to create a master plan for the corridor to ensure that
the individual street and intersection projects will function
together
Anticipated projects include widening and reconfiguring Old
Potash, signal and geometric improvements at each
intersection, and improvements north and south of the project
corridor
11
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12
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PUBLIC WORKS
LOCAL RESURFACING
M-310 (646)
North Road; Capital to Highway 2
North Road; State to Capital
Old Highway 30
Husker Highway; Highway 30 to North
Engleman Road; Husker to Highway 30
Webb Road; 2nd to Island Circle
Webb Road;Woodridge to Stolley Park
Webb Road; Capital to Airport
13
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2019 – 2023 YEAR PROJECTS MAP
14
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Hall County Regional Planning
Commission
Wednesday, December 6, 2017
Regular Meeting
Item F3
Rezoning of proposed Meadow Lane 7th
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 12/6/2017 Page 42 / 82
Agenda Item # 6
PLANNING DIRECTOR MEMO TO REGIONAL PLANNING
November 22, 2017
SUBJECT: Rezoning at Meadow Lane Subdivision west of Shady Bend Road and north of U.S.
Highway 34.
The Grand Island City Council considered this item at its meeting on September 26, 2017. Council held a
public hearing and considered testimony from those present and considered the recommendation of the
planning commission from its meeting on September 6, 2017.
At the September planning commission meeting, the Regional Planning Commission was unable to pass
a vote recommending that council either approve or deny the request to rezone. A motion to recommend
approval of the rezoning failed with a vote of 6 members in favor and 6 members opposed. A motion to
recommend denial of the rezoning also failed with a vote of 3 members in favor and 9 members opposed.
At the time, discussion was held about the recommendation and a question came up about retaking a
vote. It was determined that action had been taken on both motions that could be offered on the subject
and that the item would be sent forward to council with a recommendation of no recommendation.
Council held its own public hearing and considered the testimony of those in attendance and decided that
it would be in the best interest of all concerned to send the item back to the planning commission for
further discussion and a possible recommendation. The applicant presented a plan to create small
detention cells at the north end of the commercial lots. The fill from these would be used to build pad
sites for the residential and commercial development. While the cells would be shallow, they would
provide both storage for water and a buffer between the highway-fronted commercial development and
the residential development along Goldenrod Drive at the north end of the development.
Planning commission will hold a new public hearing on this topic to gather additional information and can
consider the information presented to Council at its hearing on September 26. If you wish to view the
Council hearing and discussion you can follow this link http://grand-
island.granicus.com/MediaPlayer.php?view_id=2&clip_id=904 and select agenda items E2 for the hearing
and F-2 for the rezoning.
#9654 - Consideration of 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 (Niedfelt Property Management, LLC)
This item was related to the aforementioned Public Hearing.
Motion by Haase, second by Stelk to refer Ordinance #9654 back to the Planning
Commission.
A lengthy discussion was held regarding a solution to the drainage problem on the north
side of this property. Also mentioned were traffic problems and no turning lanes on
Highway 34.
Grand Island Regular Meeting - 12/6/2017 Page 43 / 82
Discussion was also held regarding stipulations on the zoning change. Mr. Nabity said
the Planning Commission could not negotiate zoning changes but a majority of the issues
regarding drainage related to maintenance. The drainage plan could be a part of the
subdivision agreement.
Motion by Stelk, second by Jones to amend the motion to have the Planning Commission
review the drainage problems and make recommendations to the Council. Upon roll call
vote, Councilmembers Steele, Fitzke, Hehnke, Haase, Jones, and Stelk voted aye.
Councilmembers Minton, Donaldson, and Nickerson voted no. Motion adopted.
The proposed access easement on the south side of the property was mentioned. Christie
DePoorter stated they had originally planned this property as large lot residential but
were looking at the best possible use of this property and drainage control. Steve
Spaulding commented on concerns of retention cells and mitigating water problems on
this property. Ray Dooley commented on water coming down on Highway 34.
Upon roll call vote of the main motion, Councilmembers Steele, Fitzke, Donaldson,
Hehnke, Haase, Jones, Stelk, and Nickerson voted aye. Councilmember Minton voted
no. Motion adopted.
The proposed hearing scheduled for November 1 was pulled from the agenda at the request of the
developer to allow time to consider solutions to the drainage concerns. Subsequent meetings were held
with Hall County Engineer Steve Riehle, Chad Nabity, Steve Spaulding, Christy DePoorter and Barry
Niedfelt to discuss the issues. Upon developing a preliminary plan to address the drainage concerns a
neighborhood meeting was scheduled for and held on November 21, 2017 in the community meeting
room at City Hall. About 12 people were in attendance at that meeting from 6:30 to 8:30. Mr. Riehle
answered a number of questions and presented a proposed plan for cleaning ditches along Golden Rod
and Conrad and cleaning out the slough that crosses the Meadow Lane subdivision. A copy of his
presentation is included.
Based on the referral back to the planning commission this item needs to be reconsidered. The planning
commission can consider recommending approval or denial as submitted or alternately can make
recommendations to the developer regarding actions that could be taken to make the application
acceptable. This application has already been modified from the original application to minimize the
impact on the residential neighborhood and the developer has suggested additional modifications to the
property that they would be willing to undertake as part of this development.
____________________ Chad Nabity AICP, Planning Director
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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 - 12/6/2017 Page 51 / 82
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.
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Future Land Use Map from Grand Island Comprehensive Plan
Grand Island Regular Meeting - 12/6/2017 Page 53 / 82
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.
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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
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§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.
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(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 - 12/6/2017 Page 58 / 82
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 - 12/6/2017 Page 59 / 82
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 - 12/6/2017 Page 60 / 82
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 - 12/6/2017 Page 61 / 82
Hall County Regional Planning
Commission
Wednesday, December 6, 2017
Regular Meeting
Item M1
Meadow Lane 7th
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 12/6/2017 Page 62 / 82
November 20, 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. November 1, 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 - 12/6/2017 Page 63 / 82
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Grand Island Regular Meeting - 12/6/2017 Page 66 / 82
Hall County Regional Planning
Commission
Wednesday, December 6, 2017
Regular Meeting
Item M2
TDKM Subdivision
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 12/6/2017 Page 67 / 82
November 20, 2017
Dear Members of the Board:
RE: Final Plat – TDKM Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of TDKM Subdivision, located in Hall County,
Nebraska.
This final plat proposes to create 1 lot on a tract of land comprising a part of the
East Half of the Northeast Quarter (E1/2 NE1/4) of Section Eleven (11), Township
Nine (9) North, Range Ten (10) West of the 6th P.M. located in Hall County,
Nebraska, said tract containing 7.849 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 December 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
Stevens Land Surveying
This letter was sent to the following School Districts 2, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 12/6/2017 Page 68 / 82
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Grand Island Regular Meeting - 12/6/2017 Page 71 / 82
Hall County Regional Planning
Commission
Wednesday, December 6, 2017
Regular Meeting
Item M3
Walker Acres Subdivision
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 12/6/2017 Page 72 / 82
November 21, 2017
Dear Members of the Board:
RE: Final Plat – Walker Acres Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Walker Acres Subdivision, located in Hall County,
Nebraska.
This final plat proposes to create 1 lot, on a tract of land comprising a part of the
Southeast Quarter (SE ¼) and a part of the Northeast Quarter (NE ¼) of Section
Nineteen (19), Township Nine (9) North, Range Twelve (12) West of the 6th P.M.
located in Hall County, Nebraska, said tract containing 3.4407 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 December 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
Benjamin and Associates
This letter was sent to the following School Districts 2, 19, 82, 83, 100, 126.
Grand Island Regular Meeting - 12/6/2017 Page 73 / 82
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Grand Island Regular Meeting - 12/6/2017 Page 76 / 82
Grand Island Regular Meeting - 12/6/2017 Page 77 / 82
Hall County Regional Planning
Commission
Wednesday, December 6, 2017
Regular Meeting
Item M4
Stacy Jo 2nd Subdivision
Staff Contact: Chad Nabity
Grand Island Regular Meeting - 12/6/2017 Page 78 / 82
November 21, 2017
Dear Members of the Board:
RE: Final Plat – Stacy Jo 2nd Subdivision.
For reasons of Section 19-923 Revised Statues of Nebraska, as amended, there is
herewith submitted a final plat of Stacy Jo 2nd Subdivision, located in the City of
Wood River, Hall County, Nebraska.
This final plat proposes to create 1 lot, on a replat of all of Lot One (1) Stacy Jo
Subdivision, City of Wood River and a tract of land located in part of the Northwest
Quarter (NW ¼) of Section Nineteen (19), Township Ten (10) North, Range Eleven
(11) West of the 6th P.M. located in Hall County, Nebraska, said tract containing
0.551 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 December 6, 2017 in
the Council Chambers located in Grand Island's City Hall.
Sincerely,
Chad Nabity, AICP
Planning Director
Cc: County Clerk City Clerk
County Attorney City Attorney
County Assessor/Register of Deeds Regional Planning
County Zoning County Building
County Public Works Olsson Associates
Manager of Postal Operations
This letter was sent to the following School Districts 2, 19, 82, 83, 100, 126.
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Grand Island Regular Meeting - 12/6/2017 Page 82 / 82