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04-04-2018 Regional Planning Regular Meeting Packet Hall County Regional Planning Commission Wednesday, April 4, 2018 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: Rashad Moxey Administrative Assistant: Krystal Eucker 6:00 PM City Hall Grand Island Regular Meeting - 4/4/2018 Page 1 / 158 Call to Order Roll Call A - SUBMITTAL OF REQUESTS FOR FUTURE ITEMS Individuals who have appropriate items for City Council consideration should complete the Request for Future Agenda Items form located at the Information Booth. If the issue can be handled administratively without Council action, notification will be provided. If the item is scheduled for a meeting or study session, notification of the date will be given. B - RESERVE TIME TO SPEAK ON AGENDA ITEMS This is an opportunity for individuals wishing to provide input on any of tonight's agenda items to reserve time to speak. Please come forward, state your name and address, and the Agenda topic on which you will be speaking. DIRECTOR COMMUNICATION This is an opportunity for the Director to comment on current events, activities, and issues of interest to the commission. Grand Island Regular Meeting - 4/4/2018 Page 2 / 158 Hall County Regional Planning Commission Wednesday, April 4, 2018 Regular Meeting Item A1 Agenda Staff Contact: Grand Island Regular Meeting - 4/4/2018 Page 3 / 158 AGENDA AND NOTICE OF MEETING Wednesday, April 4, 2018 6:00 p.m. City Hall Council Chambers — Grand Island 1.Call to Order. This is a public meeting subject to the open meetings laws of the State of Nebraska. The requirements for an open meeting are posted on the wall in this room and anyone who would like to find out what those are is welcome to read through them. The Planning Commission may vote to go into Closed Session on any Agenda Item as allowed by State Law. The Commission will discuss and may take action on any item listed on this agenda. The order of items on the agenda may be reorganized by the Chair to facilitate the flow of the meeting to better accommodate the public. 2.Minutes of the March 14, 2018. 3.Request Time to Speak. Special Presentation-Central Nebraska Growth Foundation Charleston-Ptak Award from Nebraska Chapter of the American Planning Association 4.Public Hearing Rezoning- Concerning the rezone of Lot One (1) Block Nine (9) of the Second Amendment to Lot1 Block 9 of Continental Gardens Subdivision, in the City of Grand Island, Hall County, Nebraska from CD Commercial Development to Amended Commercial Development Zone. This property is located east of Webb Road and south of Rue de College. (C- 16-2018GI) 5.Public Hearing – Rezoning – Hall County – Request to rezone 33.57 acres from A-1 Agriculture Primary to PUD Planned Unit Development for the Prairie Creek Meadows Second Subdivision located south of One-R Road and east of Webb Road in Hall County, Nebraska. (C-17-2018HC) 6.Public Hearing Blight Study and Redevelopment Plan –Wood River - Concerning a Blight and Substandard Study and Generalized Redevelopment Plan for the City of Wood River including various areas of the community as shown in the study and plan. (C-18-2018WR) Grand Island Regular Meeting - 4/4/2018 Page 4 / 158 7.Subdivision – Wilkinson Subdivision Hall County Preliminary and Final Plat– Located north of Interstate 80 and west of U.S. Highway 281 in the jurisdiction of Hall County, Nebraska. (3 lots, 8.69 acres). This property is zoned RC Restricted Commercial. 8.Discussion - Text Amendment of Hall County Zoning Resolution. Concerning proposed amendments to various parts of Article 2 Section 2.03 Definition of Terms, and Article 4 Section 4.02 Agricultural – Primary District and Section 4.03 A-2 Secondary Agricultural District relative to livestock production. (C-06-2017HC) 9.Directors Report 10.Next Meeting May 2, 2018. 11.Adjourn. PLEASE NOTE: This meeting is open to the public, and a current agenda is on file at the office of the Regional Planning Commission, located on the second floor of City Hall in Grand Island, Nebraska. Grand Island Regular Meeting - 4/4/2018 Page 5 / 158 Staff Recommendation Summary For Regional Planning Commission Meeting April 4, 2018 4.Public Hearing Rezoning- Concerning the rezone of Lot One (1) Block Nine (9) of the Second Amendment to Lot1 Block 9 of Continental Gardens Subdivision, in the City of Grand Island, Hall County, Nebraska from CD Commercial Development to Amended Commercial Development Zone. This property is located east of Webb Road and south of Rue de College. They are proposing to build a new Arby’s Restaurant on this site north of the existing building. Upon completion they will tear down the old restaurant and reconfigure the space as parking lot. (C-16-2018GI) (Hearing, Discussion, Action) 5.Public Hearing – Rezoning – Hall County – Request to rezone 33.57 acres from A-1 Agriculture Primary to PUD Planned Unit Development for the Prairie Creek Meadows Second Subdivision located south of One-R Road and east of Webb Road in Hall County, Nebraska. I approved this would create 6 additional residential lots near One-R School in Hall County. (C-17-2018HC) (Hearing, Discussion, Action) 6.Public hearing – Blight Study and Redevelopment Plan –Wood River - Concerning a Blight and Substandard Study and Generalized Redevelopment Plan for the City of Wood River including various areas of the community as shown in the study and plan. (C-18-2018WR) (Hearing, Discussion, Action) 7.Preliminary and Final Plat – Wilkinson Subdivision – Located north of Interstate 80 and west of U.S. Highway 281 in the jurisdiction of Hall County, Nebraska. (3 lots, 8.69 acres). This property is zoned RC Restricted Commercial, sewer is available from the City of Grand Island and the sanitary improvement district. Water will be provided by private wells. The proposed development includes proposed sewer lines to serve properties to the west and easements for ingress and egress to provide access to those properties from U.S. Highway 281. The actual to that property along 281 is at the Platte River bridge and is unusable. (Discussion, Action) 8.Text Amendment of Hall County Zoning Resolution. Concerning proposed amendments to various parts of Article 2 Section 2.03 Definition of Terms, and Article 4 Section 4.02 Agricultural – Primary District and Section 4.03 A-2 Secondary Agricultural District relative to livestock production. This is a continuation of the discussion of potential changes to the Hall County zoning regulations regarding livestock. No action is expected. This is an opportunity for the whole commission to discuss proposed changes in an open session prior to public hearing. (C-06- 2017HC) (Discussion) Grand Island Regular Meeting - 4/4/2018 Page 6 / 158 Hall County Regional Planning Commission Wednesday, April 4, 2018 Regular Meeting Item B1 Reserve Time To Speak Staff Contact: Grand Island Regular Meeting - 4/4/2018 Page 7 / 158 Hall County Regional Planning Commission Wednesday, April 4, 2018 Regular Meeting Item 1 Presentation of Charleston-Ptak Award Staff Contact: Grand Island Regular Meeting - 4/4/2018 Page 8 / 158 Hall County Regional Planning Commission Wednesday, April 4, 2018 Regular Meeting Item E1 Approval of Minutes from the March 14, 2018 Meeting Staff Contact: Grand Island Regular Meeting - 4/4/2018 Page 9 / 158 THE REGIONAL PLANNING COMMISSION OF HALL COUNTY, GRAND ISLAND, WOOD RIVER AND THE VILLAGES OF ALDA, CAIRO, AND DONIPHAN, NEBRASKA Minutes for March 14, 2018 The meeting of the Regional Planning Commission was held Wednesday, March 14th, 2018, at City Hall – Grand Island, Nebraska. Notice of this meeting appeared in the "Grand Island Independent" on March 2nd, 2018. Present: Jaye Monter Leonard Rainforth Les Ruge Dean Kjar Judd Allan Greg Robb Carla Maurer Absent: Pat O’Neill, Robin Hendricksen, Derek Apfel, Hector Rubio, Tony Randone, Other: Grand Island City Administrator Marlan Ferguson. Brent Lueke Staff: Chad Nabity, Rashad Moxey. Press: Austin Koeller, Grand Island Independent. 1.Call to order. Vice Chairman Monter called the meeting to order at 6:04 p.m. Monter stated that this was a public meeting subject to the open meetings laws of the State of Nebraska. She 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. Monter also noted the Planning Commission may vote to go into Closed Session on any agenda item as allowed by State Law. The Commission will discuss and may take action on any item listed on this agenda. Grand Island Regular Meeting - 4/4/2018 Page 10 / 158 The order of items on the agenda may be reorganized by the Chair to facilitate the flow of the meeting to better accommodate the public. 2. Minutes of the February 7th, 2018 meeting. A motion was made Maurer and seconded by Allan to approve the minutes of the February 7th, 2018 meeting. The motion carried with seven members in favor (Maurer, Allan, Robb, Monter, Rainforth, Kjar and Ruge) and no members voting no or abstaining. 3.Request Time to Speak. The following requested time to speak during discussion: Mayor Greg Cramer, 1008 Marshall Street, Item 5,6,7; Curtis Rohrich, 15025 West Old Military Road, Item 5,6; Mark Wooldrik 1952 Highway 32, Item 5,6; Trent Mettenbrink 4172 Michigan Ave, Item 5,6; Sonja Weinrich,1522 South Gunbarrel Road, Item 7; Arend Baack, 2618 Chisholm Trail Circle, Item 8; K. C. Hehnke, 8406 North 110th Road, Item 8; Ken Kohlhoff 11225 West Loup River Road, Item 8. 4. Public Hearing- Annexation Wood River- Concerning annexation of land, located between Green Street and Wood River Road and Dodd Street and Walnut Street in Wood River. (C-12-2018WR) Monter opened the public hearing. Nabity introduced the proposed annexation area by location. He showed the commission the following maps from the Director’s recommendation: A Location map and an Aerial map of the proposed annexation area. He also explained that the annexation was done voluntary by the land owners. Nabity continued to explain the proposed use is aligned with the existing Future Land Use plan for Wood River. Nabity recommended that Wood River also annex the county road adjacent to the property as per Nebraska State statutes Wood River would have to take care of the roadway adjacent to the annexed areas even if it was not a part of the annexation. Mayor Greg Cramer spoke in favor of the annexation explaining that the proposed area has been in the works for years for development and believes that it is the right time to move forward. Commissioner Ruge asked if Dodd Street will continue to the north and connect to Wood River Road. Mayor Cramer explained that Dodd Street will be extended, however will not connect to Wood River Road and is planned to go eastwardly towards Walnut Street. Monter closed the public hearing. A motion was made by Maurer and seconded by Allen to recommend approval of the Annexation for land, located between Green Street and Wood River Road and Dodd Street and Walnut Street in Wood River. (C-12-2018WR) Grand Island Regular Meeting - 4/4/2018 Page 11 / 158 A roll call vote was taken and the motion passed with seven members in favor (Maurer, Allan, Robb, Monter, Rainforth, Ruge and Kjar) and no members voting no or abstaining. Monter combined both agenda items # 5 & 6 for discussion and opened both hearings simultaneously. The public hearings and discussion on both items occurred at the same time. 5.Public hearing – Re-adoption of and amendment to the Wood River Future Land Use Map – Public hearing to consider readopting the Wood River Future Land Use Map as produced using the Hall County GIS with changes to designate property located north of U.S. Highway 30 and east of 150th Road for Industrial use and property north of U.S. Highway 30 and east of the intersection of U.S. Highway 30 and Schultz Road for Commercial Use. A copy of the proposed changes is available at the Hall County Regional Planning Department office (C-13-2018WR) 6.Public hearing- Amendment to the Wood River Zoning Map – Public hearing to consider changes to the Wood River Zoning Map to change the zoning on property located north of U.S. 30 and east of 150th Road for from AG-Agriculture to I2-Heavy Industry. A copy of the proposed changes is available at the Hall County Regional Planning Department office (C-13-2018WR) Monter opened the public hearings. Nabity introduced the Re-adoption and Amendment to Wood River’s Future land Use (Agenda item #5), during this time he explained that the digital files needed to make adjustments to the said map were not provided to Wood River or the Regional Planning Commission by the consultant so have been created by planning department staff. He then showed the commission the Recreation of the Future Land Use map which was approved January, 2016 and explained that the map was done as accurately as possible but wanted to have on record what was done. Nabity then went on to show two locations on the map recommended for amendments on the Future Land Use map. Nabity introduced the proposed location for amendment for the zoning map of Wood River (Agenda item #6). He showed the commission the current zoning map with an outline of the proposed area with a recommendation for zoning change of the from AG to I-2 Curtis Rohrich expressed concern about having an industrial tract located near his residence and spoke about the proposed project expected to be done at this location. He expressed concerns about what will happen 5-10 years from now if the proposed project was sold and the potential of a scrap yard or other heavy industrial use opening up on the property. Rohrich went on to express his concern about more traffic being introduced to the area and the welfare and safety of kids riding their bikes in the vicinity of 150th street or Schultz road. Nabity explained to Rohrich that in order for a scrap yard to be placed at this particular Grand Island Regular Meeting - 4/4/2018 Page 12 / 158 site, a conditional use permit would be needed which would require an additional public hearing and notifications. He ensured such permit cannot be given without a public hearing. Mark Wooldrik explained the investors of the said project mentioned by Rohrich intend on developing a building that fits into the area and will upkeep the exterior of the building. He also explained that the project in mind with be completely enclosed and is built at a high standard comparing it to Minnesota standards. Wooldrik went on to explain that large freight trucks will not be an issue as freight trucks will only be used to bring products to the facility and that most of it products will be sold locally and to the surrounding areas. He explained that there might be a minimal increase in traffic of farmers and their pick-up trailers but no large freight vehicles. Monter closed the public hearings. A motion was made by Ruge and seconded by Robb to recommend approval readopting the Wood River Future Land Use Map as produced using the Hall County GIS with changes to designate property located north of U.S. Highway 30 and east of 150th Road for Industrial use and property north of U.S. Highway 30 and east of the intersection of U.S. Highway 30 and Schultz Road for Commercial Use. Along with an adjustment to be made to the commercial area proposed drawn on the map to make the line perpendicular to the ½ section line on the west side of the property. The motion carried with seven members in favor (Ruge, Robb, Maurer, Monter, Rainforth, Kjar and Allan) and no members voting no or abstaining. Public hearing- Amendment to the Wood River Zoning Map A motion was made by Robb and seconded by Rainforth to recommend approval of the Wood River Zoning Map to change the zoning on property located north of U.S. 30 and east of 150th Road for from AG-Agriculture to I2-Heavy Industry. The motion carried with seven members in favor (Robb, Rainforth, Kjar, Allan, Ruge, Maurer and Monter) and no members voting no or abstaining. 7.Public Hearing- Redevelopment Plan – Weinrich Developments Inc. – Concerning an amendment to the redevelopment plan for CRA Area 1 for a Site Specific Redevelopment Plan of 408 E. Second, Grand Island, Hall County, Nebraska (C-14- 2018GI) Monter opened the public hearing. Nabity introduced introduce this project. The Weinrich’s have made an offer to purchase property at 408 E. 2nd Street, owned by the CRA. This property has been vacant for 12 years and the CRA has been taking proposals but had not received one that fit the area until now. The Weinrich’s are proposing to build a 3 unit apartment building on the site. The apartments will be 2 stories with parking in the rear of the building. The area is planned for downtown commercial development that includes Grand Island Regular Meeting - 4/4/2018 Page 13 / 158 multifamily housing. There are houses on both sides of this lot and the proposed development is consistent with both the comprehensive plan and the existing uses on the block. Sonja Weinrich spoke on behalf of Weinrich Development Inc., She stated that the development proposed will fit into the existing environment and structures. She went on to explain that the triplex will be a two story style structure same as the neighboring structures. Weinrich went on to discuss parking explaining that there will be off street parking for residence. Monter closed the publich eharing A motion was made by Kjar and seconded by Maurer to recommend approval of the redevelopment plan for CRA Area 1 for a Site Specific Redevelopment Plan of 408 E. Second, Grand Island, Hall County, Nebraska and approve resolution 2018-06. The motion carried with seven members in favor (Kjar, Maurer Allan, Ruge, Robb, Monter and, Rainforth,) and no members voting no or abstaining. 8.Public Hearing - Text Amendment of Hall County Zoning Resolution - Concerning proposed amendments to various parts of Article 2 Section 2.03 Definition of Terms, and Article 4 Section 4.02 Agricultural – Primary District and Section 4.03 A-2 Secondary Agricultural District relative to livestock production. (C-06-2017HC) Nabity went through the proposed changes to Article 2 section 2.03 and article 4 sections 4.02 and 4.03 on a page by page basis explaining in detail which changes were being made and why they were recommended to be change. Monter opened the public hearing. Arend Baack expressed, that the proposed changes addressed his concerns. He went on to explain that he believed the changes made addressed the need of the public and supported the recommendations. Commissioner Robb expressed his concerns about the language in the proposed changes, particularly, among the amount of cattle considered an operation. He raised concerns about the individuals wanting to have a 4H project, explaining that the proposed changes would make it difficult due to the combination of animal unit numbers and setback distances. He would like more review of this issue. K.C. Hehnke expressed concerns about the existing regulations, explaining that it is extremely difficult to enforce the current regulations. He expressed concerns about how exactly is one to know the amount of cattle being contained on a particular property. Hehnke went onto say that there should be a solution to regulating and controlling current codes before trying to change them. Commissioner Robb, also expressed concerns the concerns and suggestions were Grand Island Regular Meeting - 4/4/2018 Page 14 / 158 proposed by the special committee were not included in the way that they were last suggested. Nabity explained that the modifications to the article being presented were based on the public comments from previous meetings. He explained that the current modifications were sent out to the committee and a meeting was in the works to go over the changes but due to conflicts in schedules, it never came to fruition. Nabity admitted that he did make changes to the suggested regulations that made them more similar to the existing regulation than some of the changes suggested by the committee. Both Commissioners Ruge and Robb expressed interest with including more classes to the proposal to allow for smaller livestock businesses and 4H projects to be successful. Commissioner Kjar asked Nabity who is responsible for regulating the current resolutions and the proposed changes. Nabity explained that the County and the County Attorney are ultimately those responsible for controlling and regulation the resolution. Monter closed the public hearing. A motion was made by Ruge and seconded by Rainforth for continuation to the next meeting and to adjust the necessary text within the proposal. The motion carried with seven members in favor (Ruge, Rainforth, Kjar, Allan, Maurer, Robb and Monter) and no members voting no or abstaining. Monter combined both agenda items # 9 & 10 for discussion and opened both hearings simultaneously. The public hearings and discussion on both items occurred at the same time. 9.Public Hearing - Text Amendment of Grand Island Zoning Ordinance Proposed amendments for Section 36-22 Yard Requirements and Section 36-96 Off Street Parking Requirements relative to garages with doors facing the street. (C-15- 18GI) 10.Public Hearing - Text Amendment of Grand Island Subdivision Ordinance Proposed amendments to Section 33-12 Streets and Alleys relative to street design standards. (C-15-18GI) Monter opened the public hearings. Nabity introduce both ordinances with a digital copy of each chapter. Nabity explained that the proposed changes for section 36-22 and 36-96 for off street parking. Nabity went on to say that the proposed changes are not impacting the width of streets allowed but rather how to handle and regulate them. He stated that the current street standard was adopted in 2014 and has had time to be used practically and has shown difficulty in some areas. The propose changes are designed to help combat these issues. This will Grand Island Regular Meeting - 4/4/2018 Page 15 / 158 be an iterative process and future changes are likely to be needed as well. Nabity then went on to explain the changes made for section 33-12. He then recommended that a street matrix should be introduce to explain which design is best for and allowed in a particular zoning district Nabity explained that the proposed changes are so a minimum 20 foot lane is maintained for fire and rescue vehicles. Monter closed both public hearings. A motion was made by Robb and seconded by Allan approval of the text amendment of Grand Island Zoning Ordinance (Section 36-22 & Section 36-96) The motion carried with seven members in favor (Robb, Allan, Monter, Rainforth, Kjar, Ruge, and Maurer,) and no members voting no or abstaining. A motion was made by Allan and seconded by Ruge approval of text amendment of Grand Island Subdivision Ordinance (Section 33-12) The motion carried with seven members in favor (Allan, Ruge, Maurer, Robb, Monter, Rainforth and Kjar) and no members voting no or abstaining. 11.Director’s Report. Nabity explained that both he and Rashad Moxey (Planning Technician) were at the Nebraska Planning and Zoning Conference in Kearney, NE. Nabity went on to say that he is expected to attend the National APA conference in the near future. 9.Next Regular Meeting April 4th, 2017. 10.Adjourn Monter adjourned the meeting at 7:52 p.m. ___________________________________________ Leslie Ruge, Secretary By Chad Nabity, and Rashad Moxey Grand Island Regular Meeting - 4/4/2018 Page 16 / 158 Hall County Regional Planning Commission Wednesday, April 4, 2018 Regular Meeting Item F1 Rezoning (Arby's on Webb Road) Lot 1 Block 9 of the Second Amendment of Lot 1 Block 9 Continental Gardens Subdivision from CD Zone to Amended CD Zone (C-16-2018GI) Staff Contact: Grand Island Regular Meeting - 4/4/2018 Page 17 / 158 Agenda Item 4 PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION: March 26, 2017 SUBJECT:Concerning the rezone of Lot One (1) Block Nine (9) of the Second Amendment to Lot1 Block 9 of Continental Gardens Subdivision, in the City of Grand Island, Hall County, Nebraska from CD Commercial Development to Amended Commercial Development Zone. This property is located east of Webb Road and south of Rue de College. (C-16-2018GI) The Development Plan for of Lot One (1) Block Nine (9) of the Second Amendment to Lot1 Block 9 of Continental Gardens Subdivision was approved by the Grand Island City Council in August of 1997. The amended plan allowed for expansion of the building to the north as shown below. The owners of the building are proposing to build a new restaurant on the parking lot north of the existing building, and then tear down the old building and replace it with parking lot. Development Plan for Lot 1 as Approved in August 1997 Grand Island Regular Meeting - 4/4/2018 Page 18 / 158 Proposed Development Plan for Lot 1 as submitted March 2018 PROPOSAL: The proposed change would allow a new building oriented north and south will ultimately provide additional parking on site and new drive through access. This lot would not have access directly to Rue de College or Webb Road . The CD Zone allows for up to 50% of the property to be covered with buildings. The proposed coverage within this development at full development as shown is well below the maximum coverage. OVERVIEW: Site Analysis Current zoning designation:CD-Commercial Development Zone. Permitted and conditional uses:Commercial, Office and Retail Uses Comprehensive Plan Designation: Commercial development Existing land uses.Retail development and vacant property Grand Island Regular Meeting - 4/4/2018 Page 19 / 158 Adjacent Properties Analysis Current zoning designations:South West and East CD Commercial Development Zone North: R4 High Density Residential Permitted and conditional uses:CD – Commercial, office and retail uses as permitted and built according to the approve development plan. R4 Residential uses up to a density of 43 units per acre, along with a variety of non-profit, recreational and educational uses. Comprehensive Plan Designation: North, South, East and West: Designated for commercial development and uses. Existing land uses:North: Detention Cell East: Strip Commercial West: Northwest Commons, fast food and commercial uses South: Strip Commercial, parking lot EVALUATION: Positive Implications: Consistent with the City’s Comprehensive Land Use Plan: The subject property is designated for commercial development. Is an infill development. This development is using property that is within the existing functional and legal boundaries of the City of Grand Island.  Accessible to Existing Municipal Infrastructure: Water and sewer services are available to service the area. Monetary Benefit to Applicant: Would allow the applicant to further develop this site. Negative Implications: None foreseen Other Considerations Commercial development zones allow up to 50% of the property within the CD zone to be covered with buildings. RECOMMENDATION: That the Regional Planning Commission recommend that the Grand Island City Council approve the amended CD zoning district and final development plan as shown. ___________________ Chad Nabity AICP, Planning Director Grand Island Regular Meeting - 4/4/2018 Page 20 / 158 Grand Island Regular Meeting - 4/4/2018 Page 21 / 158 Grand Island Regular Meeting - 4/4/2018 Page 22 / 158 Grand Island Regular Meeting - 4/4/2018 Page 23 / 158 Grand Island Regular Meeting - 4/4/2018 Page 24 / 158 Grand Island Regular Meeting - 4/4/2018 Page 25 / 158 Grand Island Regular Meeting - 4/4/2018 Page 26 / 158 APPLICATION FOR REZONING OR ZONING ORDINANCE CHANGE Regional Planning Commission Check Appropriate Location: RPC Filing Fee _________ __ City of Grand Island and 2 mile zoning jurisdiction (see reverse side) __ Alda, Cairo, Doniphan, Wood River and 1 mile zoning jurisdiction plus Municipal Fee* $50.00 __ Hall County *applicable only in Alda, Doniphan, Wood River A. Applicant/Registered Owner Information (please print): Applicant Name ____________________________ Phone (h)_______________(w)_______________ Applicant Address ____________________________________________________________________ Registered Property Owner (if different from applicant)______________________________________________ Address__________________________________ Phone (h)_______________(w)_______________ B. Description of Land Subject of a Requested Zoning Change: Property Address _____________________________________________________________________ Legal Description: (provide copy of deed description of property) Lot ____ Block ____ Subdivision Name _______________________________________, and/or All/part ____ ¼ of Section ____ Twp ___ Rge ___ W6PM C. Requested Zoning Change: 1. Property Rezoning (yes__) (no__) (provide a properly scaled map of property to be rezoned) From __________________________________ to ______________________________________ 2. Amendment to Specific Section/Text of Zoning Ordinance (yes__) (no__) (describe nature of requested change to text of Zoning Ordinance) ____________________________________________________________________________ ____________________________________________________________________________ D. Reasons in Support of Requested Rezoning or Zoning Ordinance Change: _______________________________________________________________________________ _______________________________________________________________________________ NOTE: This application shall not be deemed complete unless the following is provided: 1. Evidence that proper filing fee has been submitted. 2. A properly scaled map of the property to be rezoned (if applicable), and copy of deed description. 3. The names, addresses and locations of all property owners immediately adjacent to, or within, 300 feet of the perimeter of the property to be rezoned (if the property is bounded by a street, the 300 feet shall begin across the street from the property to be rezoned). 4. Acknowledgement that the undersigned is/are the owner(s), or person authorized by the owner(s) of record title of any property which is requested to be rezoned: *A public hearing will be held for this request* Signature of Owner or Authorized Person __________________________________ Date ________________________ Note: Please submit a copy of this application, all attachments plus any applicable municipal filing fee to the appropriate Municipal Clerk’s Office. RPC filing fee must be submitted separately to the Hall County Treasurer’s Office (unless application is in Grand Island or its 2 mile zoning jurisdiction, then the RPC filing fee must be submitted to the G.I. City Clerk’s Office). Application Deemed Complete by RPC: mo.____ day.____ yr.____ Initial____ RPC form revised 4/30/07 Zanadu Inc. c/o Karl Nance 308-379-3051 806 South Clark Street, Grand Island, Nebraska 68801 Zana Trustee/James Scott 209 Lakeside Drive, Grand Island, NE 68801 2333 Webb Road North, Grand Island, NE 68801 1 9 Continental Gardens, Grand Island, Nebraska X CD (Commercial Development Zone)CD (Commercial Development Zone) See attached drawings Purpose for zoning change is to demolish the existing Arby's building and construct a new Arby's building north of the existing structure. See drawings for location. The proposed demolition and new construction will utilize the new Arby's building model. This plan will also use existing circulation and access drives to public right-of-way. Interior lot parking and drive-thru circulation will be improved with the new building location and orientation. Grand Island Regular Meeting - 4/4/2018 Page 27 / 158 Hall County Regional Planning Commission Wednesday, April 4, 2018 Regular Meeting Item F2 Rezoning 33.57 Acres south of One R Road east of Webb Road from AG-1 Primary Agriculture to PUD Planned Unit Development C-17-2018HC) Staff Contact: Grand Island Regular Meeting - 4/4/2018 Page 28 / 158 Agenda Item #5 PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION: March 23, 2017 SUBJECT:Zoning Change (C-17-2018HC) PROPOSAL:This application includes approximately 33.57 acres at the east of Webb Road and south of One-R Road. The property is located to the east of One–R School in the Hall County zoning jurisdiction. The applicant is asking that the zoning on this property be changed from A1-Agricultural Primary District to PUD Planned Unit Development for Single Family Residential. The stated purpose of this rezoning is to allow the applicant to subdivide the property for residential development. The Hall County Zoning Resolution permits Planned Unit Development on property zoned for agricultural uses. OVERVIEW: Site Analysis Current zoning designation:A1-Agricultural/Primary District Proposed zoning designation PUD- Single Family Homes on acreage lots Permitted and conditional uses:A1 - Agricultural uses, recreational uses and residential uses at a density of 1 unit per 20 acres PUD- A variety of housing and commercial, recreational and cultural uses as approved with the development plan. Comprehensive Plan Designation:Designated for agricultural uses. Existing land uses.Alfalfa and Hay Adjacent Properties Analysis Current zoning designations:North, East and West: A1-Agriculture/Primary District South: A2-Agricultural/Secondary District Permitted and conditional uses:A1- Agricultural uses, recreational uses and residential uses at a density of 1 unit per 20 acres. A2- Same as A1, but more restrictions on new feeding operations due to the proximity to municipal jurisdictions. PUD in September of 2017 Hall County approved 9 lots for residential development at this site. Comprehensive Plan Designation:South: Agricultural Existing land uses:East: Prairie Creek and farmstead North: Agricultural and farmstead West: Agricultural, elementary school, farmstead and residential acreages. Grand Island Regular Meeting - 4/4/2018 Page 29 / 158 EVALUATION: Positive Implications: Soil types will support the development: According to the Hall County Comprehensive Plan the following statements can be made about the soil types on this property: Characteristic Limitations Majority of County Septic Tanks Severely Limited Severely Limited Dwellings w/ Basements Not Limited Not or Severely Limited Local Roads and Streets Somewhat Limited Severely Limited Paths and Trails Not Limited Not Limited The proposed lot sizes will support both a well and septic systems without any additional approvals by the state of Nebraska. This site would not be appropriate for numerous septic systems on lots with less than 3 acres. Will not remove irrigated prime agricultural ground from production: The subject property is currently alfalfa and pasture. It is not irrigated prime agricultural ground. Will provide for additional housing lots near Grand Island: There are very few residential lots available in and around Grand Island. This development would provide for larger acreage lots in the northwest part of Hall County. This development could be compared to Amick Acres in southeast Hall County. Direct Access to Webb Road: This development will have direct access onto Webb Road. The County will have minimal increased cost for road maintenance as a result of this development. Improved transportation routes: The addition of the proposed 9 houses will not impact the traffic volumes and capacity of the surrounding road. Close to U.S. Highway 281: This site is within 1 mile of U.S. Highway 281. Monetary benefit to the applicant: The applicant will be able to develop the property as proposed if the rezoning is permitted. Negative Implications: Opens agricultural areas of Hall County to residential development: As residential uses encroach into the agricultural areas of Hall County, we are likely to see increased conflict between these uses. This is the main reason to limit residential development on prime agricultural ground. Drainage issues on this site: The same characteristics that make this site a picturesque place for residential development may cause issues with drainage and flooding. The site does drain into the Prairie Creek and primary drainage from the property will be directed toward the creek. Grand Island Regular Meeting - 4/4/2018 Page 30 / 158 Flood Plain: This site is located within a regulatory flood plain. Structures will need to be elevated to meet flood plain regulations. Fill would be permitted on any of these lots. It would be appropriate to place limitation on the net fill on these lots similar to the provisions approved with the first subdivision. Other Comments: This development as presented would allow the development of 8 residential lots (one of the lots is part of the previously approved Prairie Creek Meadows Subdivision one has the existing farm stead) each of which is more than 3.0 acres in size. This property is not prime agricultural ground. It is an old farmstead. It is conducive to housing development for individuals who may want a small acreage in a picturesque setting. The location adjacent to One-R Road (paved) and its proximity to U.S. Highway 281 strengthens the proposal as it will not increase demand on county roads. All new lots will front onto Boxelder Drive a new private road. This private road will be owned and maintained by the property owners similar to the drives at Amick Acres or Equus Lane north of Cairo. Access to One-R Road will be restricted at the request of the Hall County highway superintendent. The larger lots will be able to accommodate development of septic systems with sufficient reserve space. This property is zoned A1 and livestock operations are permitted in the A1 zone but the density of residential development near this site and the proximity of the school would severely limit the potential of this property for livestock production. Since this property is zoned A1 currently and the properties to the north and east are also A1, it would be appropriate given the size of these lots to follow the A1 setbacks within this subdivision. This should be included in the resolution approving the subdivision and the subdivision agreement. RECOMMENDATION: That the Regional Planning Commission recommends that the Hall County Board rezone this site from A1-Agricultural/Primary District to PUD-Planned Unit Development and approve the preliminary plat for this district as presented. ___________________ Chad Nabity AICP, Planning Director Grand Island Regular Meeting - 4/4/2018 Page 31 / 158 Grand Island Regular Meeting - 4/4/2018 Page 32 / 158 Grand Island Regular Meeting - 4/4/2018 Page 33 / 158 Grand Island Regular Meeting - 4/4/2018 Page 34 / 158 Grand Island Regular Meeting - 4/4/2018 Page 35 / 158 Grand Island Regular Meeting - 4/4/2018 Page 36 / 158 Grand Island Regular Meeting - 4/4/2018 Page 37 / 158 Grand Island Regular Meeting - 4/4/2018 Page 38 / 158 Grand Island Regular Meeting - 4/4/2018 Page 39 / 158 Grand Island Regular Meeting - 4/4/2018 Page 40 / 158 Grand Island Regular Meeting - 4/4/2018 Page 41 / 158 Grand Island Regular Meeting - 4/4/2018 Page 42 / 158 Grand IslandRegular Meeting - 4/4/2018Page 43 / 158 Grand IslandRegular Meeting - 4/4/2018Page 44 / 158 Hall County Regional Planning Commission Wednesday, April 4, 2018 Regular Meeting Item F3 Blight Study and Redevelopment Plan for Part of Wood River Staff Contact: Grand Island Regular Meeting - 4/4/2018 Page 45 / 158 Agenda Item #6 PLANNING DIRECTOR RECOMMENDATION TO REGIONAL PLANNING COMMISSION: March 23, 2018 SUBJECT:Declaration of a portion of the City of Wood River as blighted and substandard. (C-18-2018WR) PROPOSAL:This site is located within the City of Wood River a detailed map and legal description are included in the attached study. OVERVIEW The Statutory authority and direction to the Planning Commission is referenced below to explain the Planning Commission purpose in reviewing the study: Section 18-2109 Redevelopment plan; preparation; requirements. An authority shall not prepare a redevelopment plan for a redevelopment project area unless the governing body of the city in which such area is located has, by resolution adopted after a public hearing with notice provided as specified in section 18-2115, declared such area to be a substandard and blighted area in need of redevelopment. The governing body of the city shall submit the question of whether an area is substandard and blighted to the planning commission or board of the city for its review and recommendation prior to making its declaration. The planning commission or board shall submit its written recommendations within thirty days after receipt of the request. Upon receipt of the recommendations or after thirty days if no recommendation is received, the governing body may make its declaration. ~Reissue Revised Statutes of Nebraska If this study is approved subsequent action will be necessary by both the Planning Commission and the Village Board prior to any action involving Tax Increment Financing or the expenditure of tax dollars from the CRA budget within this area. It is appropriate for the planning commission in conducting its review and considering its recommendations regarding the substandard and blighted designation to: Grand Island Regular Meeting - 4/4/2018 Page 46 / 158 1.review the study, 2.take testimony from interested parties, 3.make findings of fact, and 4.Include those findings of fact as part of its recommendation to Council. Blighted and Substandard Defined The terms blighted and substandard have very specific meanings within the context of the Community Redevelopment Statutes. Those terms as defined by Statute are included below: Section 18-2103 Terms, defined. For purposes of the Community Development Law, unless the context otherwise requires: (10) Substandard areas shall mean an area in which there is a predominance of buildings or improvements, whether nonresidential or residential in character, which, by reason of dilapidation, deterioration, age or obsolescence, inadequate provision for ventilation, light, air, sanitation, or open spaces, high density of population and overcrowding, or the existence of conditions which endanger life or property by fire and other causes, or any combination of such factors, is conducive to ill health, transmission of disease, infant mortality, juvenile delinquency, and crime, (which cannot be remedied through construction of prisons), and is detrimental to the public health, safety, morals, or welfare; (11) Blighted area shall mean an area, which (a) by reason of the presence of a substantial number of deteriorated or deteriorating structures, existence of defective or inadequate street layout, faulty lot layout in relation to size, adequacy, accessibility, or usefulness, insanitary or unsafe conditions, deterioration of site or other improvements, diversity of ownership, tax or special assessment delinquency exceeding the fair value of the land, defective or unusual conditions of title, improper subdivision or obsolete platting, or the existence of conditions which endanger life or property by fire and other causes, or any combination of such factors, substantially impairs or arrests the sound growth of the community, retards the provision of housing accommodations, or constitutes an economic or social liability and is detrimental to the public health, safety, morals, or welfare in its present condition and use and (b) in which there is at least one of the following conditions: (i) Unemployment in the designated area is at least one hundred twenty percent of the state or national average; (ii) the average age of the residential or commercial units in the area is at least forty years; (iii) more than half of the plotted and subdivided property in an area is unimproved land that has been within the city for forty years and has remained unimproved during that time; (iv) the per capita income of the area is lower than the average per capita income of the city or village in which the area is Grand Island Regular Meeting - 4/4/2018 Page 47 / 158 designated; or (v) the area has had either stable or decreasing population based on the last two decennial censuses. In no event shall a city of the metropolitan, primary, or first class designate more than thirty-five percent of the city as blighted, a city of the second class shall not designate an area larger than fifty percent of the city as blighted, and a village shall not designate an area larger than one hundred percent of the village as blighted; ~Reissue Revised Statutes of Nebraska ANALYSIS-Blight and Substandard Study The analysis of the substandard and blighted factors is conducted on pages 20 to 45 of the attached study. The following tables are summaries from the study found on pages 7 and 9. Grand Island Regular Meeting - 4/4/2018 Page 48 / 158 Grand Island Regular Meeting - 4/4/2018 Page 49 / 158 Grand Island Regular Meeting - 4/4/2018 Page 50 / 158 RECOMMENDATION: Blight and Substandard Designation Planning Commission staff is recommending consideration of the following questions as a starting point in the analysis of this Study and in making a recommendation on the question of whether the property is blighted and substandard. Recommend Questions for Planning Commission Does this property meet the statutory requirements to be considered blighted and substandard? (See the prior statutory references.) Are the blighted and substandard factors distributed throughout the Redevelopment Area. Good areas should not be arbitrarily found to be substandard and blighted simply because of proximity to areas which are substandard and blighted. Is development of adjacent property necessary to eliminate blighted and substandard conditions in the area? Is public intervention appropriate and/or necessary for the redevelopment of the area? Will a blight declaration increase the likelihood of development/redevelopment in the near future and is that in the best interest of the Village? What is the policy of the Village toward increasing development and redevelopment in this area of the Village? Findings of fact must be based on the study and testimony presented including all written material and staff reports. The recommendation must be based on the declaration, not based on any proposed uses of the site. All of the testimony, a copy of the study and this memo along with any other information presented at the hearing should be entered into the record of the hearing. If the Regional Planning Commission concludes that the area in question meets the definition of blighted and substandard and supports such conclusion with findings of fact they should move to recommend approval of the declaration as blighted and substandard based on the facts presented and identified at this meeting. If the Regional Planning Commission concludes that the area in question does not meet the definition of blighted and substandard and supports such conclusions with findings of fact, they should move to recommend denial of the declaration as blighted and substandard based on the facts identified. Grand Island Regular Meeting - 4/4/2018 Page 51 / 158 ___________________ Chad Nabity AICP, Planning Director Grand Island Regular Meeting - 4/4/2018 Page 52 / 158 Wood River, Nebraska Blight & Substandard Determination Study & General Redevelopment Plan. Redevelopment Area #1 – Revised. March, 2018 Prepared for: The City of Wood River, Nebraska. Grand Island Regular Meeting - 4/4/2018 Page 53 / 158 WOOD RIVER, NEBRASKA – TABLE OF CONTENTS. 2018 REDEVELOPMENT AREA #1 – REVISED. i TABLE OF CONTENTS Table of Contents ........................................................................................................ i List of Tables and Illustrations ............................................................................... ii Blight and Substandard Determination Study ................................................... 1 Executive Summary ............................................................................................ 1 Purpose of Study/Conclusion .............................................................................. 1 Location ............................................................................................................... 1 Conclusion ......................................................................................................... 12 1. Basis for Redevelopment ........................................................................ 13 2. The Study Area ....................................................................................... 15 3. The Research Approach ......................................................................... 19 4. Eligibility Survey and Analysis Findings ............................................. 20 Substandard Factors (1) Dilapidation/Deterioration of Structures ................................... 20 (2) Age of Obsolescence ..................................................................... 24 (3) Inadequate Provision for Ventilation, Light, Air Sanitation or Open Space .......................................................... 25 (4) The Existence of Conditions which Endanger Life or Property by Fire and Other Causes .............................. 26 Blight Factors (1) Dilapidation/Deterioration of Structures ................................... 28 (2) Existence of Defective or Inadequate Street Layout .................. 33 (3) Faulty Lot Layout in Relation to Size, Adequacy Accessibility, or Usefulness ....................................................... 34 (4) Insanitary and Unsafe Conditions .............................................. 35 (5) Deterioration of Site Improvements ........................................... 36 (6) Diversity of Ownership ............................................................... 37 (7) Tax or Special Assessment Delinquency Exceeding the Fair Value of the Land ........................................................ 38 (8) Defective or Unusual Condition of Title ..................................... 39 (9) Improper Subdivision or Obsolete Platting ................................ 40 (10) The Existence of Conditions which Endanger Life or Property by Fire and Other Causes ...................................... 41 (11) Other Environmental and Blighting Factors ............................. 43 (12) Additional Blighting Conditions ................................................. 44 5. Determination of Redevelopment Area Eligibility ................................ 45 Appendix Structural/Site Conditions Survey Form .................................................................... 47 Structural/Site Conditions Survey: Results Spreadsheet .......................................... 48 Grand Island Regular Meeting - 4/4/2018 Page 54 / 158 WOOD RIVER, NEBRASKA – TABLE OF CONTENTS. 2018 REDEVELOPMENT AREA #1 – REVISED. ii TABLE OF CONTENTS General Redevelopment Plan ................................................................................ 52 Purpose of Plan/Conclusion .............................................................................. 52 Location ............................................................................................................. 53 Project Planning and Implementation Recommendations .............................. 56 Implementation ................................................................................................. 58 1. Future Land Use Plan ............................................................................ 59 2. Future Zoning Districts ......................................................................... 59 3. Recommended Public Improvements .................................................... 62 4. Alternative Energy Considerations ....................................................... 62 LIST OF TABLES Tables 1 Substandard Factors ................................................................................ 7 2 Blighted Factors ....................................................................................... 9 3 Existing Land Use .................................................................................. 16 4/5 Exterior Survey Findings .................................................................. 24/32 LIST OF ILLUSTRATIONS Illustrations 1 Context Map ............................................................................................. 4 2 Existing Land Use Map ......................................................................... 17 3 Existing Zoning Map .............................................................................. 18 4 Context Map ........................................................................................... 55 5 Future Land Use Map ............................................................................ 60 6 Future Zoning Map ................................................................................ 61 COMPREHENSIVE PLANS & ZONING * HOUSING STUDIES * DOWNTOWN, NEIGHBORHOOD & REDEVELOPMENT PLANNING * CONSULTANTS FOR AFFORDABLE HOUSING DEVELOPMENTS* ------------ *Lincoln, Nebraska* 402.464.5383 * ------------ * Becky Hanna, Tim Keelan, Lonnie Dickson, AICP & Keith Carl * Grand Island Regular Meeting - 4/4/2018 Page 55 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 1 BLIGHT & SUBSTANDARD DETERMINATION STUDY. EXECUTIVE SUMMARY. Purpose of Study/Conclusion The purpose of this Blight and Substandard Determination Study is to apply the criteria set forth in the Nebraska Community Development Law, Section 18-2103, to the re-evaluation and revision of the current Redevelopment Area #1 in Wood River, Nebraska. The results of this Study will assist the City in re- declaring Redevelopment Area #1 - Revised as both blighted and substandard. Location Redevelopment Area #1 is situated throughout the City of Wood River, Nebraska, generally bound by Wood River Road (north), and Elm Street or County Road 130th (east), Fifth Street (southeast), south Corporate Limits and County Road 150th (southwest) and Highway 11 (northwest). Redevelopment Area #1 is comprised of mixed land uses, single family residential dwellings, commercial and industrial properties, public/quasi-public facilities and undeveloped tracts of land. Three important land use features in Area #1 include the Wood River Downtown, industrial uses adjacent the Highway 30/Union Pacific Railroad Corridor and the Green Plains Inc. ethanol facility. Undeveloped tracts of land in the northern and southeastern portions of the City are targeted for future residential and industrial development. Illustration 1, Context Map, identifies Redevelopment Area #1 in the City of Wood River. The Thelen Subdivision, at this writing, is not located within the Corporate Limits of Wood River, but will be annexed at the time of official platting. All remaining portions of the Redevelopment Area are located within the Corporate Limits of Wood River. All maps in this document present the entire Redevelopment Area within the Corporate Limits of Wood River. The primary streets within the Redevelopment Area are Nebraska Highway 11, U.S. Highway 30, Main Street and Ninth Street. The referenced Wood River Redevelopment Area #1, in the City of Wood River, Nebraska, includes the following parcels of record on file with the Hall County Assessor Office: Original Town Plat: Block 20, lots 7-12; Block 21 lots 7-18; Block 22 all; Blocks 25-28 all. Cargill Addition: Lot 1 All. Cargill Second Addition: Lots 1 and 2 All. Grand Island Regular Meeting - 4/4/2018 Page 56 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 2 Clarks Addition: Blocks 1-7 all. Clarks 2nd Addition: Lots 1-2. Chamberlin’s Addition: Blocks 1-4, Lots 1&2. MacColl & Leflang’s Addition: Blocks 1-2 and 4-6 All. Dodd & Marshall’s Addition: Block 7, Lots 7 to 10. Dodd & Marshall’s 2nd Addition: All of Lots 1, 2, West North Lawn Second Addition: Block 3, Lots 1-4. Thelen Subdivision First Addition: Lots 36 and 37. Thelen Second Subdivision: Lot 1. Thelen Fourth Subdivision: Lot 1. Bond Subdivision: Lot 1. F & H Opp Subdivision: Lots 1 and 2. Brett Addition: Lots 1-15 All. Brett & Johnson’s Addition: Blocks 7 and 12 All. Reeder Subdivision: Lots 1-3 All. Hall County Irregular Tracts Of Land:  Wood River Village County Sub 19-10-11 Lots 1 & 2.  Wood River Village County Sub 19-10-11 Pt Lot 3. Grand Island Regular Meeting - 4/4/2018 Page 57 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 3  Wood River TWP XC 2.63 Ac Hwy Pt N 1/2 NW 1/4 19-10-11 (27.83 Ac). (also known as the Thelen property).  Wood River Village Miscellaneous Tracts 19-10-11 Pt NW Corner in SW 1/4 SE 1/4 (2.91 Ac).  Jackson TWP Pt SE 1/4 SE 1/4 24-10-12 (0.23 Ac).  Wood River Village Miscellaneous Tracts 19-10-11 To the City of Wood River PT SE 1/4 (45.90 Ac). These structures and uses of land are all included within the right-of-way of the Union Pacific Railroad and do not have individual parcel identifications. Additionally, public right-of-ways of municipal streets and alleys, as well as State Highway 11 and U.S. Highway 30, are also included within the boundaries of Redevelopment Area #1. Grand Island Regular Meeting - 4/4/2018 Page 58 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 4 CONTEXT MAP REDEVELOPMENT AREA #1 - REVISED WOOD RIVER, NEBRASKA LEGEND Redevelopment Area #1 - Revised Boundary. Corporate Limits. ILLUSTRATION 1 * Lincoln, Nebraska * 402.464.5383 * Grand Island Regular Meeting - 4/4/2018 Page 59 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 5 The blight and substandard evaluation for Wood River Redevelopment Area #1 included a detailed exterior structural survey of 146 individual buildings, a parcel-by-parcel Structural/Site Conditions Survey, conversations with City of Wood River administrative and utilities staff and a review of available reports and documents containing information which could substantiate the existence of blight and substandard conditions. SUBSTANDARD AREA As set forth in the Nebraska legislation, a substandard area shall mean one in which there is a predominance of buildings or improvements, whether nonresidential or residential in character, which by reason of the presence of the following factors: 1. Dilapidated/deterioration; 2. Age or obsolescence; 3. Inadequate provision for ventilation, light, air, sanitation or open spaces; 4. (a) High density of population and overcrowding; or (b) The existence of conditions which endanger life or property by fire and other causes; or (c) Any combination of such factors, is conducive to ill health, transmission of disease, infant mortality, juvenile delinquency, and crime, and is detrimental to the public health, safety, morals or welfare. BLIGHTED AREA As set forth in the Section 18-2103 (11) Nebraska Revised Statutes (Cumulative Supplement 1994), a blighted area shall mean "an area, which by reason of the presence of the following factors: 1. A substantial number of deteriorated or deteriorating structures; 2. Existence of defective or inadequate street layout; 3. Faulty lot layout in relation to size, adequacy, accessibility, or usefulness; 4. Insanitary or unsafe conditions; 5. Deterioration of site or other improvements; 6. Diversity of ownership; 7. Tax or special assessment delinquency exceeding the fair value of the land; 8. Defective or unusual conditions of title; Grand Island Regular Meeting - 4/4/2018 Page 60 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 6 9. Improper subdivision or obsolete platting; 10. The existence of conditions which endanger life or property by fire or other causes; 11. Any combination of such factors, substantially impairs or arrests the sound growth of the community, retards the provision of housing accommodations or constitutes an economic or social liability; and 12. Is detrimental to the public health, safety, morals or welfare in its present condition and use; and in which there is at least one or more of the following conditions exists; 1. Unemployment in the study or designated blighted area is at least one hundred twenty percent of the state or national average; 2. The average age of the residential or commercial units in the area is at least 40 years; 3. More than half of the plotted and subdivided property in an area is unimproved land that has been within the City for 40 years and has remained unimproved during that time; 4. The per capita income of the study or designated blighted area is lower than the average per capita income of the City or Village in which the area is designated; or 5. The area has had either stable or decreasing population based on the last two decennial censuses." While it may be concluded the mere presence of a majority of the stated Factors may be sufficient to make a finding of blight and substandard, this evaluation was made on the basis that existing Blight and Substandard Factors must be present to an extent which would lead reasonable persons to conclude public intervention is appropriate or necessary to assist with any development or redevelopment activities. Secondly, the distribution of Blight and Substandard Factors throughout Redevelopment Area #1 must be reasonably distributed so basically good areas are not arbitrarily found to be blighted simply because of proximity to areas which are blighted and substandard. Grand Island Regular Meeting - 4/4/2018 Page 61 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 7 On the basis of this approach, Wood River Redevelopment Area #1 is found to be eligible as both "blighted" and "substandard", within the definition set forth in the legislation. Specifically: SUBSTANDARD FACTORS All four of the Substandard Factors set forth in the Nebraska Community Development Law have a “strong presence” in Redevelopment Area #1. Specific conditions supporting these Factors are described below. TABLE 1 SUBSTANDARD FACTORS REDEVELOPMENT AREA #1 - REVISED WOOD RIVER, NEBRASKA 1. Dilapidated/deterioration. ◙ 2. Age or obsolescence. ◙ 3. Inadequate provision for ventilation, light, air, ◙ sanitation or open spaces. 4. Existence of conditions which endanger life or ◙ property by fire and other causes. Strong Presence of Factor ◙ Reasonable Presence of Factor ◘ No Presence of Factor  Source: Hanna:Keelan Associates, P.C., 2018. Strong Presence of Factor - A Structural/Site Conditions Survey completed for the Area determined that the Factor, Deterioration/Dilapidation has a strong presence in Redevelopment Area #1. The Survey recorded 57 structures, or 39 percent of the 146 total structures as being deteriorated with major defects. An additional 30 structures, or 20.5 percent of the total structures in the Redevelopment Area were recorded as being dilapidated. Combined, 87 structures, or 60 percent of the 146 total structures were classified as deteriorating or dilapidated. A total of 118, or 81 percent of the 146 total structures in the Area are 40+ years of age (built prior to 1978). According to the Hall County Assessor Office, the average age of residential structures in the Redevelopment Area is approximately 72 years and the average age of commercial structures is estimated to be 86 years. The Factor of Age or Obsolescence is a strong presence throughout the Area. Grand Island Regular Meeting - 4/4/2018 Page 62 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 8 The conditions which result in the Inadequate Provision for Ventilation, Light, Air, Sanitation or Open Space are a strong presence throughout the Redevelopment Area. Undeveloped tracts of land south of Wood River Road and east of Walnut Street are currently lacking public infrastructure. Water and sewer mains are adjacent these undeveloped tracts and will require extensions to promote new development. Additionally, water and sewer mains throughout the Redevelopment Area are inadequately sized, significantly aged and constructed of outmoded materials. The Structural/Site Conditions Survey determined that the Factor, Existence of Conditions Which Endanger Life or Property, by fire and other causes, is a strong presence throughout Redevelopment Area #1. Primary contributing elements include deteriorating buildings and the existence of wood frame buildings containing combustible elements and fixtures. Additionally, water and sewer mains are approximately 50 to 60 years of age, undersized and constructed of outmoded materials. The prevailing substandard conditions, evident in buildings and the public infrastructure, as determined by the Structural/Site Conditions Survey, include: 1. Aging structures; 2. Deteriorating structures; 3. Frame and masonry buildings with wooden structural elements that both contain combustible building components and materials are potential fire hazards; 4. Average age of both residential and commercial structures being 40+ years; 5. A portion of Redevelopment Area #1 is serviced by water and sewer mains that range from 50 to 60 years of age, are undersized and constructed of outmoded materials; and 6. Functionally and economically obsolete structures and land areas, including the undeveloped tract of land south of Wood River Road and east of Walnut Street and the industrial tract in the southeastern portion of the City. Grand Island Regular Meeting - 4/4/2018 Page 63 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 9 BLIGHT FACTORS Of the 12 Blight Factors set forth in the Nebraska Community Development Law, 10 represent a “strong presence” within Redevelopment Area #1. The Factor, “tax or special assessment exceeding the fair value of land,” was of “little or no presence.” The Factor “defective or unusual condition of title,” was not reviewed. TABLE 2 BLIGHT FACTORS REDEVELOPMENT AREA #1 - REVISED WOOD RIVER, NEBRASKA 1. A substantial number of deteriorated or dilapidated structures. ◙ 2. Existence of defective or inadequate street layout. ◙ 3. Faulty lot layout in relation to size, adequacy, ◙ accessibility or usefulness. 4. Insanitary or unsafe conditions. ◙ 5. Deterioration of site or other improvements. ◙ 6. Diversity of Ownership. ◙ 7. Tax or special assessment delinquency exceeding the fair value of land.  8. Defective or unusual condition of title. NR 9. Improper subdivision or obsolete platting. ◙ 10. The existence of conditions which endanger ◙ life or property by fire or other causes. 11. Other environmental and blighting factors. ◙ 12. One of the other five conditions. ◙ Strong Presence of Factor ◙ Reasonable Presence of Factor ◘ Little or No Presence of Factor  Not Reviewed NR Source: Hanna:Keelan Associates, P.C., 2018 Grand Island Regular Meeting - 4/4/2018 Page 64 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 10 Strong Presence of Factor – Deteriorated and Dilapidated Structures are a strong presence in Redevelopment Area #1. A total of 57 structures, or 39 percent of the 146 total structures were recorded as deteriorating to a major extent. An additional 30 structures, or 21 percent of the total structures were recorded as dilapidated. Combined, 87, or 60 percent of the total 146 structures were in a deteriorating to dilapidated condition. Several structures are substantially dilapidated and not cost-effective to be rehabilitated and should be considered for demolition. Defective or Inadequate Street Layout is a strong presence in Redevelopment Area #1, due to a lack of platted and developed streets and existing streets being “fair” in condition. The assessment of street conditions revealed that 18 parcels, or 10 percent of the total 175 parcels front on streets in “fair” condition. The street layout in the Redevelopment Area consists of two major highways and local access streets. Undeveloped portions of the Redevelopment Area lack adequate street access. Streets and public infrastructure are needed to support future development on tracts of land south of Wood River Road and east of Walnut Street. Faulty Lot Layout is a strong presence throughout the Redevelopment Area. Conditions contributing to the presence of this Factor include parcels that are undersized for development and/or redevelopment activities. The Redevelopment Area contains land that is both functionally and economically obsolescent. The undeveloped tract of land in the northern portion of the Redevelopment Area has not been platted, but is identified in the Wood River Comprehensive Plan as an ideal, future residential growth area. Insanitary or Unsafe Conditions are a strong presence throughout the entire Redevelopment Area. Conditions contributing to this Factor include water and sewer mains that range from 50 to 60 years of age, are constructed of outmoded materials and undersized to support modern uses. Sidewalk conditions and the overall lack of sidewalks also contribute to unsafe conditions. Of the 175 parcels evaluated, 120 parcels, or 69 percent were lacking sidewalks. This is a hindrance to pedestrians and makes it difficult if not possible for individuals with disabilities to move throughout the Area. Deterioration of Site or Other Improvements is a strong presence throughout the Redevelopment Area. The Structural/Site Conditions Survey revealed 70 percent, or 122 parcels have “fair” to “poor” overall site conditions. The Diversity of Ownership is a strong presence throughout Redevelopment Area #1. Research of public records from the Hall County Assessor office indicates that 103 individuals or corporations own property in the Area. Grand Island Regular Meeting - 4/4/2018 Page 65 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 11 Improper Subdivision or Obsolete Platting is a strong presence throughout Redevelopment Area #1. The undeveloped, irregular tract of land to the south of Wood River Road should be re-platted for future development, guided by the City of Wood River Subdivision Regulations. Also, many lots located within and adjacent the Downtown were platted as 25’ and 50’ wide and 100’ to 140’ long, substantially smaller than modern requirements. The Existence of Conditions Which Endanger Life or Property by fire or other causes, are a strong presence throughout Redevelopment Area #1. Conditions associated with this Factor include the existence of wood frame buildings containing combustible elements and fixtures. Several buildings are in a state of deterioration and in need of repair or demolition. Additionally, portions of the Redevelopment Area are serviced by water and sewer mains that are 50 to 60 years of age, undersized and subject to breakage. Additionally, water and sewer mains south of the Union Pacific Railroad Corridor are less than 4” in diameter and constructed of outmoded materials. Other Environmental and Blighting Factors including economically and socially undesirable land uses and functional obsolescence, is a strong presence throughout Redevelopment Area #1. Several commercial, industrial and residential buildings exist in the Area are primary examples of both functionally and economically obsolete real estate. Area #1 contains several buildings that are deteriorating with major defects, or dilapidated and in substandard condition. A total of 60 percent, or 87 of the total 146 buildings are deteriorating with major defects or dilapidated. Much of the Area is serviced by outmoded infrastructure that is 50 to 60 years of age and undersized by today’s development standards. Grand Island Regular Meeting - 4/4/2018 Page 66 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 12 One of the Required Five Additional Blight Factors has a strong presence throughout the Redevelopment Area. The estimated average age of residential buildings is an estimated 72 years, while the average age of commercial buildings is an estimated 86 years. Conclusion It is the conclusion of the Consultant retained by the City of Wood River that the number, degree and distribution of Blight and Substandard Factors, as documented in this Executive Summary, are beyond remedy and control solely by regulatory processes in the exercise of the police power and cannot be dealt with effectively by the ordinary operations of private enterprise without the aids provided in the Nebraska Community Development Law. It is also the opinion of the Consultant that the findings of this Blight and Substandard Determination Study warrant designating Wood River Redevelopment Area #1 as "substandard" and "blighted." The conclusions presented in this Study are those of the Consultant engaged by the City of Wood River to examine conditions of blight and substandard. The Wood River City Council should review this Study and, if satisfied with the summary of findings contained herein, may adopt a resolution making a finding of blight and substandard and this Study a part of the public record. Grand Island Regular Meeting - 4/4/2018 Page 67 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 13 BASIS FOR REDEVELOPMENT For a project in the City of Wood River to be eligible for redevelopment under the Nebraska Community Development Law, for the use of Tax Increment Financing, the subject area or areas must first qualify as both a “substandard” and “blighted” area, within the definition set forth in the Nebraska Community Development Law. This Study has been undertaken to determine whether conditions exist which would warrant designation of the Redevelopment Area as a "blighted and substandard area" in accordance with provisions of the law. As set forth in Section 18-2103 (10) Neb. Rev. Stat. (Cumulative Supplement 1994), a substandard area shall mean an area in which there is a predominance of buildings or improvements, whether nonresidential or residential in character, which by reason of the following: 1. Dilapidation/deterioration; 2. Age or obsolescence; 3. Inadequate provision for ventilation, light, air, sanitation or open spaces; 4. (a) High density of population and overcrowding; or (b) The existence of conditions which endanger life or property by fire and other causes; or (c) Any combination of such factors is conducive to ill health, transmission of disease, infant mortality, juvenile delinquency and crime, and is detrimental to the public health, safety, morals or welfare. As set forth in the Nebraska legislation, a blighted area shall mean an area, which by reason of the presence of: 1. A substantial number of deteriorating structures; 2. Existence of defective or inadequate street layout; 3. Faulty lot layout in relation to size, adequacy, accessibility or usefulness; 4. Insanitary or unsafe conditions; 5. Deterioration of site or other improvements; 6. Diversity of ownership; 7. Tax or special assessment delinquency exceeding the fair value of the land; 8. Defective or unusual conditions of title; Grand Island Regular Meeting - 4/4/2018 Page 68 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 14 9. Improper subdivision or obsolete platting; 10. The existence of conditions which endanger life or property by fire or other causes; 11. Any combination of such factors, substantially impairs or arrests the sound growth of the community, retards the provision of housing accommodations or constitutes an economic or social liability; 12. Is detrimental to the public health, safety, morals, or welfare in its present condition and use; and in which there is at least one of the following conditions: 1. Unemployment in the designated blighted area is at least one hundred twenty percent of the state or national average; 2. The average age of the residential or commercial units in the area is at least 40 years; 3. More than half of the plotted and subdivided property in the area is unimproved land that has been within the City for 40 years and has remained unimproved during that time; 4. The per capita income of the designated blighted area is lower than the average per capita income of the City or Village in which the area is designated; or 5. The area has had either stable or decreasing population based on the last two decennial censuses. The Consultant for this Blight and Substandard Determination Study was guided by the premise that the finding of blight and substandard must be defensible and sufficient evidence of the presence of Factors should exist so members of the Wood River City Council (local governing body), acting as reasonable and prudent persons, could conclude public intervention is necessary or appropriate. Therefore, each factor was evaluated in the context of the extent of its presence and the collective impact of all Factors found to be present. Also, these deficiencies should be reasonably distributed throughout the Wood River Redevelopment Area #1. Such a "reasonable distribution of deficiencies test" would preclude localities from taking concentrated areas of blight and substandard conditions and expanding the areas arbitrarily into non-blighted/ substandard areas for planning or other reasons. The only exception which should be made to this rule is where projects must be brought to a logical boundary to accommodate new development and ensure accessibility, but even in this instance, the inclusion of such areas should be minimal and related to an area otherwise meeting the reasonable distribution of deficiencies test. Grand Island Regular Meeting - 4/4/2018 Page 69 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 15 THE STUDY AREA Purpose of Study/Conclusion The purpose of this Blight and Substandard Determination Study is to apply the criteria set forth in the Nebraska Community Development Law, Section 18-2103, to the re-evaluation and revision of the current Redevelopment Area #1 in Wood River, Nebraska. The results of this Study will assist the City in re- declaring Redevelopment Area #1 - Revised as both blighted and substandard. Location Redevelopment Area #1 is situated throughout the City of Wood River, Nebraska, generally bound by Wood River Road (north), and Elm Street or County Road 130th (east), Fifth Street (southeast), south Corporate Limits and County Road 150th (southwest) and Highway 11 (northwest). Redevelopment Area #1 is comprised of mixed land uses, single family residential dwellings, commercial and industrial properties, public/quasi-public facilities and undeveloped tracts of land. Three important land use features in Area #1 include the Wood River Downtown, industrial uses adjacent the Highway 30/Union Pacific Railroad Corridor and the Green Plains Inc. ethanol facility. Undeveloped tracts of land in the northern and southeastern portions of the City are targeted for future residential and industrial development. Illustration 1, Context Map, identifies Redevelopment Area #1 in the City of Wood River. The Thelen Subdivision, at this writing, is not located within the Corporate Limits of Wood River, but will be annexed at the time of official platting. All remaining portions of the Redevelopment Area are located within the Corporate Limits of Wood River. All maps in this document present the entire Redevelopment Area within the Corporate Limits of Wood River. The primary streets within the Redevelopment Area are Nebraska Highway 11, U.S. Highway 30, Main Street and Ninth Street. Grand Island Regular Meeting - 4/4/2018 Page 70 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 16 Redevelopment Area #1 is comprised primarily of single family residential dwellings, mobile homes, commercial and industrial uses, parks/recreation, public/quasi-public and several undeveloped tracts of land. Existing land uses are identified in Illustration 2. Area #1 contains an estimated 294 acres, of which an estimated 79 percent has been developed. Table 3 identifies the estimated existing land use within the Redevelopment Area in terms of number of acres and percentage of total for each existing land use. TABLE 3 EXISTING LAND USE REDEVELOPMENT AREA #1 WOOD RIVER, NEBRASKA Land Use Acres Percent Parks/Recreation 5.1 1.7% Public/Quasi Public Single Family 2.2 12.2 0.8% 4.2% Mobile Home 5.9 2.0% Commercial 7.0 2.4% Industrial 103.0 35.0% Municipal Streets/Alleys 93.5 31.7% Railroad Corridor 2.8 1.0% Undeveloped Land 62.5 21.2% Total Acreage 294.2 100.0% Source: Hanna:Keelan Associates, P.C., 2018. Illustration 3 identifies the existing Zoning Classifications in Redevelopment Area #1. Zoning activities throughout the Redevelopment Area are administered by the City of Wood River and the Hall County Regional Planning Commission. All portions of the Area are located within the Wood River Corporate Limits. Grand Island Regular Meeting - 4/4/2018 Page 71 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 17 EXISTING LAND USE MAP REDEVELOPMENT AREA #1 - REVISED WOOD RIVER, NEBRASKA ILLUSTRATION 2 *Lincoln, Nebraska* 402.464.5383 * Grand Island Regular Meeting - 4/4/2018 Page 72 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 18 EXISTING ZONING MAP REDEVELOPMENT AREA #1 - REVISED WOOD RIVER, NEBRASKA ILLUSTRATION 3 *Lincoln, Nebraska* 402.464.5383 * LEGEND TA TRANSITIONAL AGRICULTURAL DISTRICT R-6 MEDIUM DENSITY RESIDENTIAL DISTRICT R-9 LOW DENSITY RESIDENTIAL DISTRICT BGC CENTRAL GENERAL BUSINESS DISTRICT BG GENERAL BUSINESS DISTRICT I-1 LIGHT INDUSTRIAL DISTRICT I-2 HEAVY INDUSTRIAL DISTRICT CORPORATE LIMITS REDEVELOPMENT AREA BOUNDARY Grand Island Regular Meeting - 4/4/2018 Page 73 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 19 THE RESEARCH APPROACH The blight and substandard determination research approach implemented for Redevelopment Area #1 included an area-wide assessment (100 percent sample) of all of the Blight and Substandard Factors identified in the Nebraska Community Development Law, with the exception of defective or unusual condition of title. All Factors were investigated on an area-wide basis. Structural/Site Conditions Survey Process The rating of building conditions is a critical step in determining the eligibility of an area for redevelopment. It is important that the system for classifying buildings be based on established evaluation standards and criteria and that it result in an accurate and consistent description of existing conditions. A Structural/Site Conditions Survey was conducted in April, 2017, and re- evaluated in January, 2018. A total of 146 individual structures received an exterior evaluation. These structures were evaluated to document structural deficiencies and to identify related environmental deficiencies in Redevelopment Area #1. The “Structural/Site Conditions Survey Form” utilized in this process is provided in the Appendix. The Structural/Site Conditions Survey process, also, included a parcel-by- parcel evaluation, conducted in April, 2017, and re-evaluated in January, 2018. A total of 175 separate parcels or sites adjacent individual buildings were identified and evaluated for existing and adjacent land uses, overall site conditions, existence of debris, parking conditions and street, sidewalk and alley surface conditions. The “Structural/Site Conditions Survey Form” is included in the Appendix, as well as the results of the Survey. Research of Property Ownership and Financial Assessment of Properties Public records and aerial photographs of all parcels in Redevelopment Area #1 were analyzed to determine the number of property owners within the Area. An examination of public records was conducted to determine if tax delinquencies existed for properties in the Redevelopment Area. The valuation, tax amount and any delinquent amount was examined for each of the properties. Grand Island Regular Meeting - 4/4/2018 Page 74 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 20 ELIGIBILITY SURVEY AND ANALYSIS FINDINGS An analysis was made of each of the Blight and Substandard Factors listed in the Nebraska legislation to determine whether each or any were present in Redevelopment Area #1 and, if so, to what extent and in what locations. The following represents a summary evaluation of each Blight and Substandard Factor presented in the order of listing in the law. SUBSTANDARD FACTORS (1) Dilapidation/Deterioration of Structures The rating of building conditions is a critical step in determining the eligibility of a substandard area for redevelopment. The system for classifying buildings must be based on established evaluation standards and criteria and result in an accurate and consistent description of existing conditions. The following summarizes the process used for assessing building conditions in Redevelopment Area #1, the standards and criteria used for evaluation and the findings as to the existence of dilapidation/deterioration of structures. The building condition analysis was based on an exterior inspection of all 146 existing structures, within the Area, to note structural deficiencies in individual buildings and to identify related environmental deficiencies for individual sites or parcels within the Area. 1. Structures/Building Systems Evaluation. During the on-site field analysis, each component of a structure/building was examined to determine whether it was in sound condition or has minor, major, or critical defects. Structures/building systems examined included the following three types, one Primary and two Secondary. Structural Systems (Primary Components). These include the basic elements of any structure/building: roof structure, wall foundation, and basement foundation. Grand Island Regular Meeting - 4/4/2018 Page 75 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 21 (Secondary Components) Building Systems. These components include: roof surface condition, chimney, gutters/down spouts, and exterior wall surface. Architectural Systems. These are components generally added to the structural systems and are necessary parts of the structure/building, including exterior paint, doors, windows, porches, steps, and fire escape, and driveways and site conditions. The evaluation of each individual parcel of land included the review and evaluation of: adjacent land use, street surface type, street conditions, sidewalk conditions, parking, railway track/right-of-way composition, existence of debris, existence of vagrants, and overall site condition, and the documentation of age and type of structure/ building. 2. Criteria for rating components for structural, building and architectural systems. The components for the previously identified Systems were individually rated utilizing the following criteria. Sound. Component that contained no defects, is adequately maintained, and requires no treatment outside of normal ongoing maintenance. Minor Defect. Component that contains minor defects (loose or missing material or holes and cracks over a limited area). These can be corrected through the course of normal maintenance. The correction of such defects may be accomplished by the owner or occupant, such as pointing masonry joints over a limited area or replacement of less complicated systems. Minor defects are considered in rating a structure/building as deteriorating/dilapidated. Major Defect. Components that contained major defects over a widespread area and would be difficult to correct through normal maintenance. Structures/buildings having major defects would require replacement or rebuilding of systems by people skilled in the building trades. Grand Island Regular Meeting - 4/4/2018 Page 76 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 22 Critical Defect. Components that contained critical defects (bowing, sagging, or settling to any or all exterior systems causing the structure to be out-of-plumb or broken, loose or missing material and deterioration over a widespread area) so extensive the cost of repairs would be excessive in relation to the value returned on the investment. 3. Final Structure/Building Rating. After completion of the Exterior Rating of each structure/building, each individual structure/building was placed in one of four categories, based on the combination of defects found with Components contained in Structural, Building and Architectural Systems. Each final rating is described below: Sound. Defined as structures/buildings that can be kept in a standard condition with normal maintenance. Structures/buildings, so classified, have less than six points. Deteriorating-Minor. Defined as structures/buildings classified as deficient--requiring minor repairs--having between six and 10 points. Deteriorating-Major. Defined as structures/buildings classified as deficient--requiring major repairs-- having between 11 and 20 points. Dilapidated. Defined as structurally substandard structures / buildings containing defects that are so serious and so extensive that it may be most economical to raze the structure/building. Structures/buildings classified as dilapidated will have at least 21 points. An individual Structure/Site Conditions Survey Form is completed for each structure/building. The results of the Exterior Rating of all structures/buildings are presented in a Table format. Primary Components Secondary Components One Critical = 11 pts. One Critical = 6 pts. Major Deteriorating = 6 pts. Major Deteriorating = 3 pts. Minor = 2 pts. Minor = 1 pt. Grand Island Regular Meeting - 4/4/2018 Page 77 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 23 Major deficient buildings are considered to be the same as deteriorating buildings as referenced in the Nebraska legislation; substandard buildings are the same as dilapidated buildings. The word "building" and "structure" are presumed to be interchangeable. 4. Structural/Site Conditions Survey Conclusions. The conditions of the 146 buildings within the Redevelopment Area were determined based on the finding of the exterior survey. These surveys indicated the following: - Thirty-Six (36) structures were classified as structurally sound; - Twenty-Three (23) structures were classified as deteriorating with minor defects. - Fifty-Seven (57) structures were classified as deteriorating with major defects; and - Thirty (30) structures were classified as dilapidated. The results of the Structural/Site Conditions Survey recorded the status of structures throughout Redevelopment Area #1. Of the 146 total structures, 57 (39 percent) are deteriorated with major defects, while an additional 30 (20.5 percent) are dilapidated. Combined, these buildings equate to 87 (60 percent) of the 146 structures as being deteriorating or dilapidated to a substandard condition. Conclusion. The results of the Structural/Site Conditions Survey documented that both deteriorated and dilapidated structures are a strong presence throughout the Redevelopment Area. Table 4 identifies the results of the structural rating process per building type. Grand Island Regular Meeting - 4/4/2018 Page 78 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 24 TABLE 4 EXTERIOR SURVEY FINDINGS REDEVELOPMENT AREA #1 - REVISED WOOD RIVER, NEBRASKA Structural Condition Rating Activity Sound Deteriorating (Minor) Deteriorating (Major) Dilapidated Number of Structures Deteriorating Major and/ or Dilapidated Residential 12 16 32 22 82 54 Commercial 10 3 12 5 30 17 Industrial 11 2 11 2 26 13 Other 3 2 2 1 8 3 Totals 36 23 57 30 146 87 Percent 24.7% 15.8% 39.0% 20.5% 100.0% 59.5% Source: Hanna:Keelan Associates, P.C., 2018. (2) Age or Obsolescence. As per the results of the Structural/Site Conditions Survey, with confirmation from the Hall County Assessor Office, a total of 118, or 81 percent of the total 146 structures in the Redevelopment Area were 40+ years of age, or built prior to 1978. Additionally, the estimated average age of residential structures in the Area was 72 years, while the estimated average age of commercial structures was 86 years. Conclusion. Both Age and Obsolescence of structures are a strong presence in Redevelopment Area #1. Grand Island Regular Meeting - 4/4/2018 Page 79 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 25 (3) Inadequate Provision for Ventilation, Light, Air, Sanitation or Open Spaces. The results of the Structural/Site Conditions Survey, in addition to other important, pertinent field data, provided the basis for the identification of structures and parcels that contribute to the inadequate provision for ventilation, light, air, sanitation or open spaces in Redevelopment Area #1 Factors contributing to these conditions are discussed below. There are wood framed buildings with combustible elements and fixtures located within Redevelopment Area #1. A total of 57 structures, or 39 percent of the total 146 buildings were identified as deteriorating with major defects and an additional 30 structures, or 21 percent as dilapidated. Site features, such as private driveways, sidewalks and yard and landscaping conditions are noticeably deteriorating on properties in the Redevelopment Area. Approximately 44 percent, or 77 of the total 146 parcels were identified as having “fair” overall site conditions, while 45 additional parcels, or 26 percent, have “poor” overall site conditions. Overall, an estimated 70 percent of the total 146 parcels have “fair” to “poor” overall site conditions. According to City personnel, portions of water and sanitary sewer mains within Redevelopment Area #1 are substandard and will need to be replaced. Water and sewer mains within the Area range from 1 ½” to 10” diameter and are an estimated 50 and 60 years of age. Privately owned and maintained service lines to properties are also estimated to be 60 years of age. Water mains generally located south of the Union Pacific Railroad Corridor are an estimated 1 ½” to 4” in diameter. As these utility mains and service lines continue to age, substandard conditions will become more prohibitive to future development in the Area. An estimated 69 percent of the total 175 parcels in Redevelopment Area #1 lack sidewalks. Properties lacking sidewalks pose a hindrance to pedestrians. It also makes it difficult, if not impossible, for persons with disabilities to safely move throughout the Area. Conclusion The Inadequate Provision for Ventilation, Light, Air, Sanitation or Open Spaces in Redevelopment Area #1 is a strong presence. Grand Island Regular Meeting - 4/4/2018 Page 80 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 26 4) The Existence of Conditions which Endanger Life or Property by Fire and Other Causes. 1. Building Elements that are Combustible and Advanced Age of Structures. There are wood framed buildings with combustible elements and fixtures located within Redevelopment Area #1. A total of 57 structures, or 39 percent of the total 146 buildings were rated as deteriorating with major defects and an additional 30 structures, or 21 percent as dilapidated. A total of 118 structures, or 81 percent of the total 146 structures in the Redevelopment Area were built prior to 1978, thus 40+ years of age. The average age of the residential structures is estimated to be 72 years, while the average age of commercial structures is estimated to be 86 years. 2. Lack of Adequate Utilities. According to City personnel, portions of water and sanitary sewer mains within Redevelopment Area #1 are substandard and will need to be replaced. Water and sewer mains within the Area range from 1 ½” to 10” diameter and are an estimated 50 and 60 years of age. Privately owned and maintained service lines to properties are also estimated to be 60 years of age. Water mains generally located south of the Union Pacific Railroad Corridor are an estimated 1 ½” to 4” in diameter. As these utility mains and service lines continue to age, substandard conditions will become more prohibitive to future development in the Area. Grand Island Regular Meeting - 4/4/2018 Page 81 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 27 3. Overall Site Conditions. The Structural/Site Conditions Survey identified 77 parcels, or 44 percent of the total 175 parcels as being in “fair” condition and an additional 45 parcels, or 26 percent being in “poor” condition. These conditions combine for 70 percent of the total parcels having “fair” to “poor” overall site conditions. This determination included the evaluation of the general condition of structures, site improvements and adjacent right-of-way conditions. Conclusion. The Conditions which Endanger Life or Property by Fire and Other Causes are a strong presence throughout Redevelopment Area #1. Grand Island Regular Meeting - 4/4/2018 Page 82 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 28 BLIGHT FACTORS (1) Dilapidation/Deterioration of Structures. The rating of building conditions is a critical step in determining the eligibility of a substandard area for redevelopment. The system for classifying buildings must be based on established evaluation standards and criteria and result in an accurate and consistent description of existing conditions. This section summarizes the process used for assessing building conditions in Redevelopment Area #1, the standards and criteria used for evaluation and the findings as to the existence of dilapidation/deterioration of structures. The building condition analysis was based on an exterior inspection of 146 existing structures, within the Area, to note structural deficiencies in individual buildings and to identify related environmental deficiencies for individual sites or parcels within the Redevelopment Area. 1. Structures/Building Systems Evaluation. During the on-site field analysis, each component of a structure/building was examined to determine whether it was in sound condition or has minor, major, or critical defects. Structures/building systems included the following three types, one Primary and two Secondary. Structural Systems (Primary Components). These include the basic elements of any structure/building: roof structure, wall foundation, and basement foundation. (Secondary Components) Building Systems. These components include: roof surface condition, chimney, gutters/down spouts, and exterior wall surface. Architectural Systems. These are components generally added to the structural systems and are necessary parts of the structure/building, including exterior paint, doors, windows, porches, steps, and fire escape, and driveways and site conditions. Grand Island Regular Meeting - 4/4/2018 Page 83 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 29 The evaluation of each individual parcel of land included the review and evaluation of: adjacent land use, street surface type, street conditions, sidewalk conditions, parking, railway track/right-of-way composition, existence of debris, existence of vagrants, and overall site condition, and the documentation of age and type of structure/ building. 2. Criteria for Rating Components for Structural, Building and Architectural Systems. The components for the previously identified Systems, are individually rated utilizing the following criteria. Sound. Component that contained no defects, is adequately maintained, and requires no treatment outside of normal ongoing maintenance. Minor Defect. Component that contained minor defects (loose or missing material or holes and cracks over a limited area) which often can be corrected through the course of normal maintenance. The correction of such defects may be accomplished by the owner or occupant, such as pointing masonry joints over a limited area or replacement of less complicated systems. Minor defects are considered in rating a structure/building as deteriorating/dilapidated. Major Defect. Components that contained major defects over a widespread area and would be difficult to correct through normal maintenance. Structures/buildings having major defects would require replacement or rebuilding of systems by people skilled in the building trades. Critical Defect. Components that contained critical defects (bowing, sagging, or settling to any or all exterior systems causing the structure to be out-of-plumb or broken, loose or missing material and deterioration over a widespread area) so extensive the cost of repairs would be excessive in relation to the value returned on the investment. Grand Island Regular Meeting - 4/4/2018 Page 84 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 30 3. Final Structure/Building Rating. After completion of the Exterior Rating of each structure/building, each individual structure/building was placed in one of four categories, based on the combination of defects found with Components contained in Structural, Building and Architectural Systems. Each final rating is described below: Sound. Defined as structures/buildings that can be kept in a standard condition with normal maintenance. Structures/buildings, so classified, have less than six points. Deteriorating-Minor. Defined as structures/buildings classified as deficient--requiring minor repairs--having between six and 10 points. Deteriorating-Major. Defined as structures/buildings classified as deficient--requiring major repairs-- having between 11 and 20 points. Dilapidated. Defined as structurally substandard structures/buildings containing defects that are so serious and so extensive that it may be most economical to raze the structure/building. Structures/buildings classified as dilapidated will have at least 21 points. An individual Structure/Site Conditions Survey Form is completed for each structure/building. The results of the Exterior Rating of all structures/buildings are presented in a Table format. Primary Components Secondary Components One Critical = 11 pts. One Critical = 6 pts. Major Deteriorating = 6 pts. Major Deteriorating = 3 pts. Minor = 2 pts. Minor = 1 pt. Major deficient buildings are considered to be the same as deteriorating buildings as referenced in the Nebraska legislation; substandard buildings are the same as dilapidated buildings. The word "building" and "structure" are presumed to be interchangeable. Grand Island Regular Meeting - 4/4/2018 Page 85 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 31 4. Structural/Site Conditions Survey Conclusions. The conditions of the 146 buildings within the Redevelopment Area were determined based on the finding of the exterior survey. These surveys indicated the following: - Thirty-Six (36) structures were classified as structurally sound; - Twenty-Three (23) structures were classified as deteriorating with minor defects. - Fifty-Seven (57) structures were classified as deteriorating with major defects; and - Thirty (30) structures were classified as dilapidated. The results of the Structural/Site Conditions Survey recorded the status of structures throughout Redevelopment Area #1. Of the 146 total structures, 57 (39 percent) are deteriorated with major defects, while an additional 30 (20.5 percent) are dilapidated. Combined, these buildings equate to 87 (60 percent) of the 146 structures as being deteriorating or dilapidated to a substandard condition. Conclusion. The results of the Structural/Site Conditions Survey documented that both deteriorated and dilapidated structures are a strong presence throughout the Redevelopment Area. Table 4 identifies the results of the structural rating process per building type. Grand Island Regular Meeting - 4/4/2018 Page 86 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 32 TABLE 5 EXTERIOR SURVEY FINDINGS REDEVELOPMENT AREA #1 - REVISED WOOD RIVER, NEBRASKA Structural Condition Rating Activity Sound Deteriorating (Minor) Deteriorating (Major) Dilapidated Number of Structures Deteriorating Major and/ or Dilapidated Residential 12 16 32 22 82 54 Commercial 10 3 12 5 30 17 Industrial 11 2 11 2 26 13 Other 3 2 2 1 8 3 Totals 36 23 57 30 146 87 Percent 24.7% 15.8% 39.0% 20.5% 100.0% 59.5% Source: Hanna:Keelan Associates, P.C., 2018. Grand Island Regular Meeting - 4/4/2018 Page 87 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 33 2) Existence of Defective or Inadequate Street Layout. Streets within Redevelopment Area #1 are situated in north/south and east/west grid alignments. The primary streets within the Redevelopment Area are U.S. Highway 30, Nebraska Highway 11, Main Street and Ninth Street. Conditions that contribute to this Factor are discussed below. 1. Inadequate street layout. Irregular tracts of undeveloped land lack adequate access to streets and associated infrastructure. New and improved roads are necessary to attract development opportunities to Redevelopment Area #1. 2. Condition of streets. Street conditions throughout Redevelopment Area #1, overall, were found to be in “good” condition. The majority of the streets within the Redevelopment Area are concrete with curbs and gutters. Ninth Street has asphalt surfacing with curbs and gutters within the Downtown, but has open storm water drainage ditches to the west of Main Street. Highway 11, north of 13th Street, is asphalt surfaced with open storm water drainage ditches. Several privately owned driveways and parking areas are gravel or dirt surfaced. A total of 76 parcels, in the Area, or 52 percent of the total 146 parcels have gravel or dirt surfaced driveways and parking areas that are deteriorated and in substandard condition. 3. Streets with inadequate speed control devices. Vehicles traveling within Redevelopment Area #1, specifically along Nebraska Highway 11 and U.S. Highway 30, were observed to be moving at speeds in excess of posted limits. Additional traffic control devices are recommended to reduce vehicle speeds that endanger pedestrians and other vehicles. Conclusion. The Existence of Defective or Inadequate Street Layout in Redevelopment Area #1 is a strong presence and constitutes a Blight Factor. Grand Island Regular Meeting - 4/4/2018 Page 88 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 34 3) Faulty Lot Layout in Relation to Size, Adequacy, Accessibility or Usefulness. The review of property ownership and subdivision records and Structural/Site Conditions Surveys resulted in the recording of conditions associated with faulty lot layout in relation to size, adequacy and accessibility, or usefulness of land within Redevelopment Area #1. The problem conditions include: 1. Inadequate Lot Size and Adequacy Issues. Several irregular, undeveloped tracts of land exist within Redevelopment Area #1 that, in their present state, cannot support today’s municipal development standards. These tracts of land would need to be subdivided and platted to support modern development. Additionally, irregularly subdivided lots exist in the Area that lack uniform width or depth within platted subdivisions, including those to the west of Downtown and south of the Union Pacific Railroad Corridor. 2. Accessibility or Usefulness. Irregular tracts of land are either used for agricultural purposes or are undeveloped. These tracts of land are both functionally and economically obsolete and will need to be subdivided, as per guidance of the City of Wood River Subdivision Regulations, and provide modern infrastructure prior to supporting future growth consistent with the Land Use Plan in the City’s Comprehensive Plan. Conclusion. Faulty Lot Layout in Relation to Size, Adequacy, Accessibility or Usefulness is a strong presence throughout Redevelopment Area #1. Grand Island Regular Meeting - 4/4/2018 Page 89 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 35 (4) Insanitary and Unsafe Conditions. The results of the Structural/Site Conditions Survey, along with information obtained from City Officials provided the basis for the identification of insanitary and unsafe conditions within the Wood River Redevelopment Area #1. 1. Age of Structures. The evaluation of 146 structures in the Redevelopment Area identified 81 percent, or 118 structures as being 40+ years of age or built prior to 1978. Additionally, the estimated average age of residential buildings is 72 years, while the estimated average age of commercial structures is 86 years. The advanced age of these structures can result in the occurrence of deteriorated buildings and other structures with deferred maintenance and, thus, create insanitary and unsafe conditions. 2. Deteriorating/Dilapidated Buildings. The deteriorated and dilapidated conditions of structures were prevalent in an estimated 60 percent, or 87 of the total 146 structures. Structures in this condition can result in hazards that are detrimental to adjacent properties and, thus, create insanitary and unsafe conditions. 3. Lack of Adequate Utilities. According to City personnel, portions of water and sanitary sewer mains within Redevelopment Area #1 are substandard and will need to be replaced. Water and sewer mains within the Area range from 1 ½” to 10” diameter and are an estimated 50 and 60 years of age. Privately owned and maintained service lines to properties are also estimated to be 60 years of age. Water mains generally located south of the Union Pacific Railroad Corridor are an estimated 1 ½” to 4” in diameter. As these utility mains and service lines continue to age, substandard conditions will become more prohibitive to future development in the Area. 4. Functional and Economic Obsolescence. Large irregular tracts of undeveloped land in the Area, located south of Wood River Road and east of Walnut Street, lack the necessary underground infrastructure to support modern development. City owned water and sewer mains are adjacent these undeveloped tracts of land. These tracts of land are considered both functionally and economically obsolete. Conclusion. Insanitary and Unsafe Conditions are a strong presence in Redevelopment Area #1. Grand Island Regular Meeting - 4/4/2018 Page 90 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 36 (5) Deterioration of Site or Other Improvements. The condition of site improvements within Redevelopment Area #1, were evaluated, including arterial and local streets, storm water drainage ditches, traffic control devices and off-street parking. The Appendix documents the present condition of these site features. The primary problems in Redevelopment Area #1 include the condition of buildings and associated property conditions, as well as street and sidewalk conditions and private parking areas. A total of 77 parcels, or 44 percent of the total 175 parcels within Redevelopment Area #1 received an overall site condition rating of “fair”, while an additional 45 parcels, or 26 percent were rated as being in “poor” condition. A total of 122 parcels, or 70 percent have “fair” or “poor” overall site conditions. The conditions that lead to these findings included: 1. A total of 120, or 69 percent of the parcels lack sidewalks. The lack of adequate sidewalks puts the health, safety and well-being of pedestrians at risk. 2. A total of 48 parcels, or 27 percent of the total 146 parcels that are accessed by privately owned access roads or driveways that were identified as being in “fair” condition. These access roads or driveways within the Redevelopment Area are gravel surfaced and in need of resurfacing. 3. Approximately 39 percent of the total 146 structures in Area #1 were observed to be deteriorated with major defects. An additional 20.5 percent were identified as being dilapidated. Combined, 60 percent of the total 146 structures, in the Area, need rehabilitation or, in several cases, demolition. In general, several structures lack upkeep and maintenance and exhibit minimal landscaping or other modern improvements. 4. Irregular and undeveloped tracts of land in Area #1 lack adequate infrastructure and utility systems and are both functionally and economically obsolete. The tracts located south of Wood River Road and east of Walnut Street will require an extension of all infrastructure systems to make these areas viable for future development. Conclusion. Deterioration of Site Improvements is a strong presence in Redevelopment Area #1. Grand Island Regular Meeting - 4/4/2018 Page 91 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 37 (6) Diversity of Ownership. The total number of unduplicated owners within Redevelopment Area #1 is estimated to be 103 private individuals, partnerships or corporations. Publicly owned lands and local street public rights-of-way are also located throughout the Redevelopment Area. The necessity to acquire numerous lots is a hindrance to redevelopment. Land assemblage of larger proportions is necessary for major developments to be economically feasible and attract financial support. Public patronage is also required to repay such financial support. Such assemblage is difficult without public intervention. Conclusion. The Factor, Diversity of Ownership, is a strong presence in Redevelopment Area #1. Grand Island Regular Meeting - 4/4/2018 Page 92 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 38 (7) Tax or Special Assessment Delinquency Exceeding the Fair Value of the Land. An examination of public records was conducted to determine the status of taxation of properties located in Redevelopment Area #1. It should be noted, real estate is taxed at approximately 98 percent of fair market value, rendering it almost impossible for a tax to exceed value in a steady real estate market. If a badly dilapidated property was assessed (or valued) too high, the public protest system is designed to give the owner appropriate relief and tax adjustment. 1. Real Estate Taxes. Public records were examined for the purposes of determining if delinquent taxes were currently outstanding on parcels within the Redevelopment Area. The records indicated that four of the 175 parcels were classified as “delinquent” by the Hall County Treasurer Office. 2. Real Estate Values. The tax values within Redevelopment Area #1 generally appeared to be equal to or greater than the market value of the properties. The estimated appraised valuation of the properties in the Redevelopment Area is $39,021,526. 3. Tax Exempt. There are 12 properties within the Redevelopment Area, identified by the Hall County Assessor and Treasurer Offices, as having full exemption from property taxes. An additional five residences have partial Homestead Exemption. Conclusion. Taxes or Special Assessments Delinquency were of little to no presence in Redevelopment Area #1. Grand Island Regular Meeting - 4/4/2018 Page 93 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 39 (8) Defective or Unusual Condition of Title. Whenever land is sold, mortgaged, or both, a title insurance policy is typically issued, at which time any title defects are corrected. Once title insurance has been issued, all other titles in the same subdivision or addition will only have to be checked for the period of time subsequent to the creation of the addition or subdivision, as everything previous is the same and any defects will already have been corrected. Thus, the only possibility for title problems are from improper filings, since platting on properties that have not been mortgaged or sold is very small. Conclusion. Examination of public records does not provide any basis for identifying any defective or unusual conditions of title. Such few conditions would contribute to neither any existing problems nor to difficulty in acquisition or redevelopment and are therefore not found to exist at a level large enough to constitute a Blight Factor in Redevelopment Area #1. Grand Island Regular Meeting - 4/4/2018 Page 94 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 40 (9) Improper Subdivision or Obsolete Platting. An analysis of the subdivision conditions in Redevelopment Area #1 revealed that improper subdivision and obsolete platting is present. Several individual lots and parcels within Area #1 have a range of sizes not in conformance with modern planning standards. The individual lot sizes designed for single family dwellings vary in size and shape, due to development inconsistent with the original platting. The typical lot sizes in the older portions of the City range in size from 25’ to 50’ wide and 100’ to 140’ long. The inadequate small size of these lots is confirmed by homes constructed on multiple lots. Later subdivisions had lot sizes that were an estimated 75’ to 107’ wide and 104’ to 197’ long. The Photo at the right depicts older homes fronting on both Eleventh and Twelfth Streets that despite being long and narrow, were not constructed on a single platted lot. The homes on the north side of the block, fronting on Twelfth Street show homes built on two platted lots. Two houses that front on Harrison Street are constructed on corner lots to front on the side street, needing multiple lots to reconfigure the platted lot. Undeveloped tracts of land, such as the parcel located south of Wood River Road, in the Redevelopment Area are both functionally and economically obsolete and lack infrastructure needed to support development. These tracts of land should be properly subdivided as per the City of Wood River Subdivision Regulations. For redevelopment/development of functionally and economically obsolete properties to occur, the platting or re-platting of the land areas would be necessary with the provision of modern infrastructure. Conclusion. A strong presence of Improper Subdivision or Obsolete Platting exists throughout Redevelopment Area #1. Grand Island Regular Meeting - 4/4/2018 Page 95 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 41 10) The Existence of Conditions which Endanger Life or Property by Fire and Other Causes. 1. Building Elements that are Combustible and Advanced Age of Structures. There are wood framed buildings with combustible elements and fixtures located within Redevelopment Area #1. A total of 57 structures, or 39 percent of the total 146 buildings were rated as deteriorating with major defects and an additional 30 structures, or 21 percent as dilapidated. A total of 118 structures, or 81 percent of the total 146 structures in the Redevelopment Area were built prior to 1978, thus 40+ years of age. The average age of the residential structures is estimated to be 72 years, while the average age of commercial structures is estimated to be 86 years. 2. Lack of Adequate Utilities. According to City personnel, portions of water and sanitary sewer mains within Redevelopment Area #1 are substandard and will need to be replaced. Water and sewer mains within the Area range from 1 ½” to 10” diameter and are an estimated 50 and 60 years of age. Privately owned and maintained service lines to properties are also estimated to be 60 years of age. Water mains generally located south of the Union Pacific Railroad Corridor are an estimated 1 ½” to 4” in diameter. As these utility mains and service lines continue to age, substandard conditions will become more prohibitive to future development in the Area. Grand Island Regular Meeting - 4/4/2018 Page 96 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 42 3. Overall Site Conditions. The Structural/Site Conditions Survey identified 77 parcels, or 44 percent of the total 175 parcels as being in “fair” condition and an additional 45 parcels, or 26 percent being in “poor” condition. These conditions combine for 70 percent of the total parcels having “fair” to “poor” overall site conditions. This determination included the evaluation of the general condition of structures, site improvements and adjacent right-of-way conditions. Conclusion. The Conditions which Endanger Life or Property by Fire and Other Causes are a strong presence throughout Redevelopment Area #1. Grand Island Regular Meeting - 4/4/2018 Page 97 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 43 (11) Other Environmental and Blighting Factors. Included in the Nebraska Community Development Law is a statement of purpose that has an additional criterion for identifying blight, viz., "economically or socially undesirable land uses." Conditions which are considered to be economically and/or socially undesirable include: (a) incompatible uses or mixed-use relationships, (b) economic obsolescence, and c) functional obsolescence. For purpose of this analysis, functional obsolescence relates to the physical utility of a structure and economic obsolescence relates to a property's ability to compete in the market place. These two definitions are interrelated and complement each other. Both functional and economic obsolescence is apparent in existing large, irregular tracts of undeveloped land, located south of Wood River Road and east of Walnut Street. These tracts of land currently lack the necessary infrastructure to attract development. City owned water and sewer mains exist adjacent these undeveloped properties. Much of the western portion of the Redevelopment Area has streets with open storm water drainage ditches in need of maintenance. Infrastructure improvements are needed throughout Redevelopment Area #1. Numerous development activities exist to allow for the comprehensive development of the undeveloped portions of the Redevelopment Area, including the proper subdividing of properties and the installation or improvement of streets, sidewalks, water and sewer systems. Conclusion. Other Environmental Blighting Factors are a strong presence throughout Redevelopment Area #1, containing functionally and economically obsolete parcels. Grand Island Regular Meeting - 4/4/2018 Page 98 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 44 (12) Additional Blighting Conditions. According to the definition set forth in the Nebraska Community Development Law, Section 18-2102, in order for an area to be determined "blighted" it must (1) meet the eleven criteria by reason of presence and (2) contain at least one of the five conditions identified below: 1. Unemployment in the designated blighted and substandard area is at least one hundred twenty percent of the state or national average; 2. The average age of the residential or commercial units in the area is at least forty years; 3. More than half of the plotted and subdivided property in the area is unimproved land that has been within the City for forty years and has remained unimproved during that time; 4. The per capita income of the designated blighted and substandard area is lower than the average per capita income of the Village or City in which the area is designated; or 5. The area has had either stable or decreasing population based on the last two decennial censuses. One of the aforementioned criteria is prevalent throughout the designated blighted areas. The average age of the residential or commercial units in the area is at least forty (40) years. The estimated average age of residential structures in Redevelopment Area #1 is 72 years, while the average age of commercial structures is estimated at 86 years. Approximately 81 percent, or 118 of the total 146 structures throughout the Redevelopment Area are at least 40+ years of age. Conclusion. The criteria of Average Age of both Residential and Commercial Units is over 40 years of age as one of five additional blighting conditions is a strong presence throughout Redevelopment Area #1. Grand Island Regular Meeting - 4/4/2018 Page 99 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 45 DETERMINATION OF REDEVELOPMENT AREA ELIGIBILITY Redevelopment Area #1 meets the requirements of the Nebraska Community Development Law for designation as both a "Blighted and Substandard Area." All four Factors that constitute the Area as substandard are present to a strong extent. Of the 12 possible Factors that can constitute the Area blighted, 10 are a strong presence in the Redevelopment Area. Factors present in each of the criteria are identified below. Substandard Factors 1. Dilapidated/deterioration. 2. Age or obsolescence. 3. Inadequate provision for ventilation, light, air, sanitation or open spaces. 4. Existence of conditions which endanger life or property by fire and other causes. Blight Factors 1. A substantial number of deteriorated or dilapidated structures. 2. Existence of defective or inadequate street layout. 3. Faulty lot layout in relation to size, adequacy, accessibility or usefulness. 4. Insanitary or unsafe conditions. 5. Deterioration of site or other improvements. 6. Diversity of Ownership 7. Improper subdivision or obsolete platting. 8. The existence of conditions which endanger life or property by fire or other causes. 9. Other environmental and blighting factors. 10. One of the other five conditions. Grand Island Regular Meeting - 4/4/2018 Page 100 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 46 Although all of the previously listed Factors are at least reasonably present throughout Redevelopment Area #1, the conclusion is that the condition and age of structures, insanitary and unsafe conditions, deterioration of site or other improvements and the existence of conditions which endanger life or property by fire or other causes are a sufficient basis for designation of Redevelopment Area #1 as blighted and substandard. The extent of Blight and Substandard Factors in Redevelopment Area #1, addressed in this Study, is presented in Tables 1 and 2, Pages 7 and 9. The eligibility findings indicate that Redevelopment Area #1 is in need of revitalization and strengthening to ensure it will contribute to the physical, economic and social well-being of the City of Wood River and support any value added developments. Indications are that the Area, on the whole, has not been subject to comprehensive, sufficient growth and development through investment by the private sector nor would the areas be reasonably anticipated to be developed without public action or public intervention. Grand Island Regular Meeting - 4/4/2018 Page 101 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 47 Structural/Site Conditions Parcel # Survey Form Address: Section I: 1. Type of Units: SF MF Mixed Use Duplex No. of Units 2. Units: Under construction/rehab For Sale Both 3. Vacant Units: Inhabitable Uninhabitable 4. Vacant Parcel: Developable Undevelopable 5. Non-residential Use: Commercial Industrial Public Other/Specify: Section II: Structural Components Primary Components (Critical) Dilapidated (Major) Deteriorating Minor None Sound 1 Roof 2 Wall Foundation 3 Foundation Concrete Stone Rolled Asphalt Brick Other Secondary Components (Critical) Dilapidated (Major) Deteriorating Minor None Sound 4 Roof Asphalt Shingles Rolled Asphalt Cedar Combination Other 5 Chimney 6 Gutters, Downspouts 7 Wall Surface Frame Masonry Siding Combination Stucco Other 8 Paint 9 Doors 10 Windows 11 Porches,Steps,Fire Escape 12 Driveways, Side Condition Final Rating: Sound Deficient-Minor Deteriorating Dilapidated Built Within: 1 year 1-5 years 5-10 years 10-20 years 20-40 years 40-100 years 100+ years Section III: Revitalization Area 1. Adjacent Land Usage: 2. Street Surface Type: 3. Street Condition: E G F P 4. Sidewalk Condition: N E G F P 5. Parking (Off-Street): N # of Spaces Surface 6. Railway Track/Right-of Way Composition: N E G F ____P 7. Existence of Debris: MA MI N 8. Existence of Vagrants: MA MI N 9. Overall Site Condition: E G F P Grand Island Regular Meeting - 4/4/2018 Page 102 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 48 TOTAL PERCENT RESIDENTIAL COMMERCIAL INDUSTRIAL VACANT OTHER 1-5 Years 5 3.4%1 2 2 N/A 0 5-10 Years 4 2.7%0 0 4 N/A 0 10-20 Years 7 4.8%0 1 5 N/A 1 20-40 Years 12 8.2%5 2 5 N/A 0 40-100 Years 71 48.6%52 9 7 N/A 3 100+ Years 47 32.2%24 16 3 N/A 4 TOTAL 146 100.0%82 30 26 N/A 8 FINAL STRUCTURAL RATING Sound 36 24.7%12 10 11 N/A 3 Deteriorating-Minor 23 15.8%16 3 2 N/A 2 Deteriorating-Major 57 39.0%32 12 11 N/A 2 Dilapidated 30 20.5%22 5 2 N/A 1 TOTAL 146 100.0%82 30 26 N/A 8 STREET CONDITION None 11 6.3%0 0 0 10 1 Excellent 62 35.4%32 3 5 15 7 Good 54 30.9%11 27 13 3 0 Fair 48 27.4%39 0 9 0 0 Poor 0 0.0%0 0 0 0 0 TOTAL 175 100.0%82 30 27 28 8 SIDEWALK CONDITION None 120 68.6%63 8 27 20 2 Excellent 7 4.0%1 2 0 3 1 Good 43 24.6%16 19 0 4 4 Fair 5 2.9%2 1 0 1 1 Poor 0 0.0%0 0 0 0 0 TOTAL 175 100.0%82 30 27 28 8 DEBRIS None 162 92.6%78 30 19 28 7 Major 5 2.9%1 0 4 0 0 Minor 8 4.6%3 0 4 0 1 TOTAL 175 100.0%82 30 27 28 8 OVERALL SITE CONDITION Excellent 9 5.1%2 1 0 3 3 Good 44 25.1%12 14 6 8 4 Fair 77 44.0%37 10 15 15 0 Poor 45 25.7%31 5 6 2 1 TOTAL 175 100.0%82 30 27 28 8 PARKING SPACES Ranges 0-300 0.0%0-2 0-45 0-55 N/A 1-80 None 32 20.8%4 20 2 0 6 Hard Surfaced 44 28.6%33 5 6 0 0 Unimproved 78 50.6%53 5 18 0 2 TOTAL 154 100.0%90 30 26 0 8 WOOD RIVER REDEVELOPMENT AREA #1 - REVISED 2018 AGE OF STRUCTURE Grand Island Regular Meeting - 4/4/2018 Page 103 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 49 TOTAL PERCENT RESIDENTIAL COMMERCIAL INDUSTRIAL VACANT OTHER DOORS None 2 1.4%0 1 0 N/A 1 Sound 66 45.2%37 13 13 N/A 3 Minor 70 47.9%40 15 12 N/A 3 Substandard 6 4.1%4 1 0 N/A 1 Critical 2 1.4%1 0 1 N/A 0 TOTAL 146 100.0%82 30 26 N/A 8 WINDOWS None 8 5.5%0 2 5 N/A 1 Sound 56 38.4%29 15 9 N/A 3 Minor 76 52.1%48 13 11 N/A 4 Substandard 5 3.4%5 0 0 N/A 0 Critical 1 0.7%0 0 1 N/A 0 TOTAL 146 100.0%82 30 26 N/A 8 STREET TYPE None 0 0.0%0 0 0 0 0 Concrete 78 44.6%39 6 14 17 2 Asphalt 55 31.4%17 24 0 8 6 Gravel 41 23.4%25 0 13 3 0 Dirt 1 0.6%1 0 0 0 0 Brick 0 0.0%0 0 0 0 0 TOTAL 175 100.0%82 30 27 28 8 PORCHES… None 0 0.0%0 0 0 N/A 0 Sound 29 19.9%13 10 4 N/A 2 Minor 57 39.0%24 15 12 N/A 6 Substandard 59 40.4%45 5 9 N/A 0 Critical 1 0.7%0 0 1 N/A 0 TOTAL 146 100.0%82 30 26 N/A 8 PAINT None 9 6.2%4 1 4 N/A 0 Sound 52 35.6%22 11 12 N/A 7 Minor 55 37.7%38 9 8 N/A 0 Substandard 29 19.9%18 9 1 N/A 1 Critical 1 0.7%0 0 1 N/A 0 TOTAL 146 100.0%82 30 26 N/A 8 DRIVEWAY None 0 0.0%0 0 0 N/A 0 Sound 29 19.9%15 8 2 N/A 4 Minor 41 28.1%19 14 6 N/A 2 Substandard 75 51.4%48 8 17 N/A 2 Critical 1 0.7%0 0 1 N/A 0 TOTAL 146 100.0%82 30 26 N/A 8 WOOD RIVER REDEVELOPMENT AREA #1 - REVISED 2018 Grand Island Regular Meeting - 4/4/2018 Page 104 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 50 TOTAL PERCENT RESIDENTIAL COMMERCIAL INDUSTRIAL VACANT OTHER ROOF STRUCTURE None 0 0%0 0 0 N/A 0 Sound 32 22%10 8 11 N/A 3 Minor 85 58%49 19 13 N/A 4 Substandard 28 19%23 3 1 N/A 1 Critical 1 1%0 0 1 N/A 0 TOTAL 146 100%82 30 26 N/A 8 WALL FOUNDATION None 1 1%0 1 0 N/A 0 Sound 38 26%14 9 12 N/A 3 Minor 98 67%63 18 13 N/A 4 Substandard 8 5%5 2 0 N/A 1 Critical 1 1%0 0 1 N/A 0 TOTAL 146 100%82 30 26 N/A 8 FOUNDATION None 35 24%35 0 0 N/A 0 Sound 57 39%23 10 20 N/A 4 Minor 49 34%22 18 5 N/A 4 Substandard 2 1%2 0 0 N/A 0 Critical 3 2%0 2 1 N/A 0 TOTAL 146 100%82 30 26 N/A 8 FOUNDATION TYPE Concrete 106 73%46 27 26 N/A 7 Stone 0 0%0 0 0 N/A 0 Rolled Asphalt 2 1%1 1 0 N/A 0 Brick 2 1%0 1 0 N/A 1 Other/None 36 25%35 1 0 N/A 0 TOTAL 146 100%82 30 26 N/A 8 ROOF SURFACE None 0 0%0 0 0 N/A 0 Sound 62 42%33 11 13 N/A 5 Minor 56 38%27 16 11 N/A 2 Substandard 25 17%21 2 1 N/A 1 Critical 3 2%1 1 1 N/A 0 TOTAL 146 100%82 30 26 N/A 8 ROOF TYPE Asphalt Shingles 55 38%45 5 2 N/A 3 Rolled Asphalt 53 36%33 17 0 N/A 3 Cedar 0 0%0 0 0 N/A 0 Combination 2 1%0 2 0 N/A 0 Other 36 25%4 6 24 N/A 2 TOTAL 146 100%82 30 26 N/A 8 WOOD RIVER REDEVELOPMENT AREA #1 - REVISED 2018 Grand Island Regular Meeting - 4/4/2018 Page 105 / 158 WOOD RIVER, NEBRASKA - BLIGHT & SUBSTANDARD DETERMINATION STUDY. 2018 REDEVELOPMENT AREA #1 – REVISED. 51 TOTAL PERCENT RESIDENTIAL COMMERCIAL INDUSTRIAL VACANT OTHER CHIMNEY None 126 86%72 23 23 N/A 8 Sound 6 4%1 2 3 N/A 0 Minor 10 7%5 5 0 N/A 0 Substandard 4 3%4 0 0 N/A 0 Critical 0 0%0 0 0 N/A 0 TOTAL 146 100%82 30 26 N/A 8 GUTTER, DOWNSPOUTS None 62 42%46 7 8 N/A 1 Sound 58 40%26 11 17 N/A 4 Minor 21 14%7 10 1 N/A 3 Substandard 5 3%3 2 0 N/A 0 Critical 0 0%0 0 0 N/A 0 TOTAL 146 100%82 30 26 N/A 8 WALL SURFACE None 0 0%0 0 0 N/A 0 Sound 64 44%32 13 15 N/A 4 Minor 74 51%46 15 9 N/A 4 Substandard 7 5%4 2 1 N/A 0 Critical 1 1%0 0 1 N/A 0 TOTAL 146 100%82 30 26 N/A 8 WALL SURFACE TYPE Frame 5 3%3 1 1 N/A 0 Masonry 22 15%0 16 0 N/A 6 Siding 103 71%72 6 24 N/A 1 Combination 11 8%4 6 1 N/A 0 Stucco 3 2%1 1 0 N/A 1 Other 2 1%2 0 0 N/A 0 TOTAL 146 100%82 30 26 N/A 8 PARKING SURFACE None 30 21%3 20 1 N/A 6 Concrete 36 25%27 4 5 N/A 0 Asphalt 4 3%2 1 1 N/A 0 Gravel 55 38%33 4 18 N/A 0 Dirt 21 14%17 1 1 N/A 2 Brick 0 0%0 0 0 N/A 0 TOTAL 146 100%82 30 26 N/A 8 PARKING SPACES None 30 21%3 20 1 N/A 6 1 to 2 94 64%78 4 11 N/A 1 3 to 5 6 4%1 2 3 N/A 0 6 to 10 9 6%0 1 8 N/A 0 11 to 20 4 3%0 2 2 N/A 0 21 or More 3 2%0 1 1 N/A 1 TOTAL 146 100%82 30 26 N/A 8 WOOD RIVER REDEVELOPMENT AREA #1 - REVISED 2018 Grand Island Regular Meeting - 4/4/2018 Page 106 / 158 WOOD RIVER, NEBRASKA – GENERAL REDEVELOPMENT PLAN. 2018 REDEVELOPMENT AREA #1 – REVISED. 52 GENERAL REDEVELOPMENT PLAN. Purpose of Plan/Conclusion. The purpose of this General Redevelopment Plan is to serve as a comprehensive guide for implementation of development and redevelopment activities within Redevelopment Area #1 - Revised in the City of Wood River, Nebraska. Redevelopment and development activities associated with the Nebraska Community Development Law, State Statutes 18-2101 through 18-2154, should be utilized to promote the general welfare and enhance the tax base, as well as promote economic and social well-being of the Community. A General Redevelopment Plan prepared for the Wood River Community Development Agency (CDA) must contain the general planning elements required by Nebraska State Revised Statutes, Section 18-2111 re-issue 2012 items (1) through (6). A description of these items is as follows: (1) The boundaries of the redevelopment project area with a map showing the existing uses and condition of the real property therein; (2) a land-use plan showing proposed uses of the area; (3) information showing the standards of population densities, land coverage and building intensities in the area after redevelopment; (4) a statement of the proposed changes, if any, in zoning ordinances or maps, street layouts, street levels or grades, or building codes and ordinances; (5) a site plan of the area; and (6) a statement as to the kind and number of additional public facilities or utilities which will be required to support the new land uses in the area after redevelopment. Furthermore, the General Redevelopment Plan must further address the items required under Section 18-2113, "Plan; considerations", which the CDA must consider prior to recommending a redevelopment plan to the Hall County Regional Planning Commission and Wood River City Council for adoption. These "considerations" are defined as follows: "...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, sewage, and Grand Island Regular Meeting - 4/4/2018 Page 107 / 158 WOOD RIVER, NEBRASKA – GENERAL REDEVELOPMENT PLAN. 2018 REDEVELOPMENT AREA #1 – REVISED. 53 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." Location Redevelopment Area #1 is situated throughout the City of Wood River, Nebraska, generally bound by Wood River Road (north), and Elm Street or County Road 130th (east), Fifth Street (southeast), south Corporate Limits and County Road 150th (southwest) and Highway 11 (northwest). Redevelopment Area #1 is comprised of mixed land uses, single family residential dwellings, commercial and industrial properties, public/quasi-public facilities and undeveloped tracts of land. Three important land use features in Area #1 include the Wood River Downtown, industrial uses adjacent the Highway 30/Union Pacific Railroad Corridor and the Green Plains Inc. ethanol facility. Undeveloped tracts of land in the northern and southeastern portions of the City are targeted for future residential and industrial development. Illustration 1, Context Map, identifies Redevelopment Area #1 in the City of Wood River. The Thelen Subdivision, at this writing, is not located within the Corporate Limits of Wood River, but will be annexed at the time of official platting. All remaining portions of the Redevelopment Area are located within the Corporate Limits of Wood River. All maps in this document present the entire Redevelopment Area within the Corporate Limits of Wood River. The primary streets within the Redevelopment Area are Nebraska Highway 11, U.S. Highway 30, Main Street and Ninth Street. The referenced Wood River Redevelopment Area #1, in the City of Wood River, Nebraska, includes the following parcels of record on file with the Hall County Assessor Office: Original Town Plat: Block 20, lots 7-12; Block 21 lots 7-18; Block 22 all; Blocks 25-28 all. Cargill Addition: Lot 1 All. Cargill Second Addition: Lots 1 and 2 All. Clarks Addition: Blocks 1-7 all. Clarks 2nd Addition: Lots 1-2. Chamberlin’s Addition: Blocks 1-4, Lots 1&2. MacColl & Leflang’s Addition: Blocks 1-2 and 4-6 All. Grand Island Regular Meeting - 4/4/2018 Page 108 / 158 WOOD RIVER, NEBRASKA – GENERAL REDEVELOPMENT PLAN. 2018 REDEVELOPMENT AREA #1 – REVISED. 54 Dodd & Marshall’s Addition: Block 7, Lots 7 to 10. Dodd & Marshall’s 2nd Addition: All of Lots 1, 2, West North Lawn Second Addition: Block 3, Lots 1-4. Thelen Subdivision First Addition: Lots 36 and 37. Thelen Second Subdivision: Lot 1. Thelen Fourth Subdivision: Lot 1. Bond Subdivision: Lot 1. F & H Opp Subdivision: Lots 1 and 2. Brett Addition: Lots 1-15 All. Brett & Johnson’s Addition: Blocks 7 and 12 All. Reeder Subdivision: Lots 1-3 All. Hall County Irregular Tracts Of Land:  Wood River Village County Sub 19-10-11 Lots 1 & 2.  Wood River Village County Sub 19-10-11 Pt Lot 3.  Wood River TWP XC 2.63 Ac Hwy Pt N 1/2 NW 1/4 19-10-11 (27.83 Ac). (also known as the Thelen property).  Wood River Village Miscellaneous Tracts 19-10-11 Pt NW Corner in SW 1/4 SE 1/4 (2.91 Ac).  Jackson TWP Pt SE 1/4 SE 1/4 24-10-12 (0.23 Ac).  Wood River Village Miscellaneous Tracts 19-10-11 To the City of Wood River PT SE 1/4 (45.90 Ac). These structures and uses of land are all included within the right-of-way of the Union Pacific Railroad and do not have individual parcel identifications. Additionally, public rights-of-way of municipal streets and alleys, as well as State Highway 11 and U.S. Highway 30 are also included within the boundaries of Redevelopment Area #1. Grand Island Regular Meeting - 4/4/2018 Page 109 / 158 WOOD RIVER, NEBRASKA – GENERAL REDEVELOPMENT PLAN. 2018 REDEVELOPMENT AREA #1 – REVISED. 55 CONTEXT MAP REDEVELOPMENT AREA #1 - REVISED WOOD RIVER, NEBRASKA LEGEND Redevelopment Area #1 – Revised Boundary. Corporate Limits. ILLUSTRATION 4 Grand Island Regular Meeting - 4/4/2018 Page 110 / 158 WOOD RIVER, NEBRASKA – GENERAL REDEVELOPMENT PLAN. 2018 REDEVELOPMENT AREA #1 – REVISED. 56 The planning process for Redevelopment Area #1 – Revised has resulted in a listing of general planning and implementation recommendations. As discussed in the Blight and Substandard Determination Study, the average age of the structures, deterioration of site or other improvements and the existence of conditions which endanger life or property by fire or other causes are a sufficient basis for designation of Redevelopment Area #1 as blighted and substandard. Project Planning and Implementation Recommendations. To eliminate blight and substandard conditions and enhance private development and redevelopment activities within Redevelopment Area #1, the City of Wood River will need to consider the following general development and redevelopment initiatives. Tax Increment Financing (TIF) will need to be considered as a tool to assist in financing both development and redevelopment projects. General Development/Redevelopment Initiatives.  Create an “Economic Development Initiative” for Redevelopment Area #1 directed at increasing the property tax base. Utilize TIF and other available sources of economic development funding, including State and Federal and private foundation grants, as well as private investment, for the expansion of existing and the development of new residential, commercial and industrial uses in the Area in conformance with the City’s recently completed Comprehensive Development Plan and current Zoning Regulations, pending changes or amendments to both documents.  Develop public and private partnerships with funding entities and property developers to attract residential, commercial and industrial development to Redevelopment Area #1. Partnerships can include, but are not limited to the Wood River CDA, Wood River Area Economic Development Corporation, Wood River Housing Authority, South Central Economic Development District and Community Action Partnership of Mid-Nebraska. Utilize the Wood River Comprehensive Plan, Wood River Community Housing Study and other local, relevant planning documents to provide direction for Community development projects.  Promote the development of undeveloped land areas within the Redevelopment Area, targeting tracts of land that are currently both functionally and economically obsolete. Large, undeveloped tracts of land in Redevelopment Area #1 should be planned for selected mixed uses of commercial and residential development. Modern street and water/sewer systems should be in place to allow for development to occur. This includes the development of the Thelen Subdivision, in the northern portion of the Redevelopment Area, to allow for new housing programs of varying densities to be developed. Grand Island Regular Meeting - 4/4/2018 Page 111 / 158 WOOD RIVER, NEBRASKA – GENERAL REDEVELOPMENT PLAN. 2018 REDEVELOPMENT AREA #1 – REVISED. 57  Create new commercial development opportunities in and around the Downtown; first step, conduct a Downtown Revitalization Planning and Implementation Program. This will also enhance the attractiveness of the Area and create vibrant commercial nodes in the City of Wood River. To maintain the Downtown’s historic characteristics and designation as the Community’s Downtown, commercial building and property rehabilitation is a requirement. This includes the continued rehabilitation of structures with minor defects (paint, doors, windows, awnings, etc.) or major defects (foundations, roofs and other structural elements), or razing and replacing structures that are dilapidated and not cost effective to rehabilitate. Additional commercial development could include new retail bays for small and large-scale commercial entities along the Highway 30 Corridor.  The City of Wood River and/or the Wood River CDA could designate an Enhanced Employment Area within the Redevelopment Area in accordance with Nebraska State Statutes 18-2142.02 through 18-2142.04. These Statutes allow for the City to levy a “general business occupation tax” to pay for any or all costs and expenses of a redevelopment project within the designated Area.  Promote development within the new industrial park with rail-served business and industries in the Redevelopment Area. Future industrial development is recommended to be completed in conformance with the City of Wood River Comprehensive Plan. Include an industrial business park streetscape, infrastructure and landscape design plan to enhance future development within the industrial park.  Consider the addition of recreational opportunities with new developments in Redevelopment Area #1. The new Wood River Aquatic Center, in the northern portion of the Redevelopment Area, will benefit both the surrounding neighborhood and the Community as a whole.  Acquire dilapidated and functionally and economically obsolescent buildings/properties within the Redevelopment Area and retain or “land bank” these tracts for future development. The proposed LB854 would allow for any municipality in the State of Nebraska to establish a Land Bank Program as a means to promote development of vacant land within a community’s corporate limits/  Build and utilize alternative energy systems throughout Redevelopment Area #1 in conformance with Nebraska State Statutes regarding “Net Metering.” This would include the potential use of one or combinations of wind, solar, biomass, geothermal, hydropower and methane energy systems in both existing and new development areas and buildings. Grand Island Regular Meeting - 4/4/2018 Page 112 / 158 WOOD RIVER, NEBRASKA – GENERAL REDEVELOPMENT PLAN. 2018 REDEVELOPMENT AREA #1 – REVISED. 58 Infrastructure & Utility Systems Initiatives.  Replace, as needed, deteriorated and dilapidated municipal water, sewer and storm sewer mains throughout Redevelopment Area #1, to support both existing residential, commercial and industrial development.  Install modern water, storm sewer, sanitary sewer and transportation systems in undeveloped tracts of land in Redevelopment Area #1 to support future development opportunities.  Establish a program to improve the existing sidewalks, streets, street lighting, landscaping, private driveways, access roads and parking areas in the Area, identified as being in a state of deterioration and in substandard condition. This includes gravel surfaced streets that need to be hard surfaced. Implementation. Both a time line and budget should be developed for the implementation of this General Redevelopment Plan. Each of these processes should be designed in conformance with the resources and time available by the City. A reasonable time- line to complete the redevelopment activities identified in the Plan would be 10 to 15 years. Various funding sources exist for the preparation and implementation of a capital improvement budget designed to meet the funding needs of proposed development and redevelopment activities. These include local and federal funds commonly utilized to finance street improvement funds, i.e. Community Development Block Grants, Special Assessments, General Obligation Bonds and Tax Increment Financing (TIF). The use of TIF for development and redevelopment projects in Redevelopment Area #1 is deemed to be an essential and integral element. The use of TIF in connection with such projects is contemplated by this General Redevelopment Plan and such designation and use of TIF will not constitute a substantial modification to the Plan. The City agrees, when approving this General Redevelopment Plan, to the utilization of TIF for appropriate development and redevelopment projects and agrees to pledge the taxes generated from such projects for such purposes in accordance with the Act. Any redevelopment project receiving TIF is subject to a Cost Benefit Analysis. TIF, as a source of public financing, ultimately impacts taxing authorities in the City of Wood River and Hall County. Proposed projects using TIF must meet the Cost Benefit Analysis and the "But for" test. Accordingly, "But for TIF" a redevelopment project could not be fully executed and constructed in the Community. Grand Island Regular Meeting - 4/4/2018 Page 113 / 158 WOOD RIVER, NEBRASKA – GENERAL REDEVELOPMENT PLAN. 2018 REDEVELOPMENT AREA #1 – REVISED. 59 1. Future Land Use Patterns. The existing land use patterns in Redevelopment Area #1 are described in detail in the Blight and Substandard Determination Study (Pages 16 and 17). In general, the Redevelopment Area consists of public/quasi- public, parks/recreation, residential, commercial, industrial and undeveloped land use types. The Structural/Site Conditions Survey identified properties and structures classified as being in deteriorating condition or dilapidated. The irregular tracts of undeveloped land are ideally suited for future residential, commercial and industrial development. Illustration 5, Future Land Use Map, represents the land use density and coverage, as well as a general site plan for Redevelopment Area #1. The recommendations in this General Redevelopment Plan are consistent with the Wood River Comprehensive Plan and the Wood River Zoning Regulations. The future land use patterns within Redevelopment Area #1 support a mix of residential, commercial and industrial development. This General Redevelopment Plan recommends that future commercial be concentrated within the Downtown and along the Highway 30 corridor and single family residential land uses be buffered with triplex and four-plex higher density residential uses from the commercial/industrial corridor. The undeveloped tracts of land in the north portion of Area #1 are planned as future residential subdivisions to include a variety of residential types. Manufacturing and agricultural related industrial uses are recommended to be located to the south of the Union Pacific Railroad Corridor. 2. Future Zoning Districts. The recommended Future Zoning Map for Redevelopment Area #1 is identified in Illustration 6. This also represents the land development densities, land coverage and potential building intensities of Area #1. Two changes are recommended to the existing zoning designations, including: 1. The “TA – Traditional Agriculture” District in the eastern portion of Wood River being changed to “BG – General Commercial District;” and 2. “TA – Traditional Agriculture” District in the southern portion of Wood River being changed to “I-1 – Industrial.” The remaining zoning districts will remain as such as per the Hall County Assessor website. Grand Island Regular Meeting - 4/4/2018 Page 114 / 158 WOOD RIVER, NEBRASKA – GENERAL REDEVELOPMENT PLAN. 2018 REDEVELOPMENT AREA #1 – REVISED. 60 FUTURE LAND USE MAP REDEVELOPMENT AREA #1 - REVISED WOOD RIVER, NEBRASKA ILLUSTRATION 5 Grand Island Regular Meeting - 4/4/2018 Page 115 / 158 WOOD RIVER, NEBRASKA – GENERAL REDEVELOPMENT PLAN. 2018 REDEVELOPMENT AREA #1 – REVISED. 61 FUTURE ZONING MAP REDEVELOPMENT AREA #1 - REVISED WOOD RIVER, NEBRASKA ILLUSTRATION 6 LEGEND R-6 MEDIUM DENSITY RESIDENTIAL DISTRICT R-9 LOW DENSITY RESIDENTIAL DISTRICT BGC CENTRAL GENERAL BUSINESS DISTRICT BG GENERAL BUSINESS DISTRICT I-1 LIGHT INDUSTRIAL DISTRICT I-2 HEAVY INDUSTRIAL DISTRICT CORPORATE LIMITS REDEVELOPMENT AREA BOUNDARY Grand Island Regular Meeting - 4/4/2018 Page 116 / 158 WOOD RIVER, NEBRASKA – GENERAL REDEVELOPMENT PLAN. 2018 REDEVELOPMENT AREA #1 – REVISED. 62 3. Recommended Public Improvements. The primary purpose of a General Redevelopment Plan is to allow for the use of public financing in a specific area. This public financing is planned and implemented to serve as a "first step" for public improvements and encourage private development within the Redevelopment Area. The most common form of public improvements occurs with infrastructure, specifically streets, water, sanitary sewer and storm sewer systems, sidewalks, open space and recreational uses. The primary infrastructure concerns in the Redevelopment Area are the need to monitor utility and infrastructure systems in order to make repairs or replacement as these systems continue to age, as well as by expansion of modern infrastructure to undeveloped and agricultural land areas. The Blight and Substandard Determination Study focused on the condition of existing structures and sites, as well as improvement needs for deteriorated and dilapidated infrastructure systems to service developed and undeveloped land throughout the Redevelopment Area. It is recommended that the City of Wood River work closely with developers to ensure that future public roads and private driveways and parking areas within Redevelopment Area #1 are constructed in conformance with City development standards. New or redeveloped streets, sidewalks, alleys, municipal water and sewer mains and privately owned service lines should be designed to meet the provisions of the Subdivision Regulations of Wood River. 4. Alternative Energy Considerations. Development within Redevelopment Area #1 is recommended to supplement the standard energy sources for lighting, heating and cooling, with alternative energy systems such as wind, solar, geothermal, biomass and methane. Individual buildings and larger industrial business are strongly recommended to access these alternative energy sources in combination with “green building” techniques. “LEED” building certification also guides the use of energy conservation methods to reduce the consumption of energy by HVAC systems in new and rehabilitated buildings. In the United States, LEED certification is recognized as a standard for measuring building sustainability. Achieving this certification demonstrates that the building meets the ideals of being “green.” Grand Island Regular Meeting - 4/4/2018 Page 117 / 158 WOOD RIVER, NEBRASKA – GENERAL REDEVELOPMENT PLAN. 2018 REDEVELOPMENT AREA #1 – REVISED. 63 Conclusions. A successful General Redevelopment Plan for Redevelopment Area #1 should guide redevelopment and development opportunities, while supporting adjacent industrial uses. New construction should be compatible with similar materials exhibited by existing structures within, and adjacent the Redevelopment Area. The Wood River CDA and the City of Wood River should seek funding sources to create a revolving loan and/or grant program for the rehabilitation and improvement of buildings and public uses in Redevelopment Area #1. The demolition of substantially dilapidated existing buildings will enhance the visual appearance of the Area, making it more attractive for future development. Prior to transportation network improvements, the City and the CDA should develop a plan to accommodate efficient infrastructure development and improvements. The following identifies estimated costs for the improvement of various infrastructure features in Redevelopment Area #1. Normal Street Replacement Costs are dependent on street width and thickness of pavement or overlay. Concrete paving of 6” thick with integral curbs costs an estimated $52 per square yard. Asphalt overlay has a cost of $3.45 per square yard, per inch of thickness of asphalt overlay. The cost to construct a 6" thick, 30' wide concrete street is $170 per linear foot. The cost to construct a 6" thick, 60' wide concrete street is $345 per linear foot. The cost to construct a 2" thick, 30' wide asphalt overlay is $25 per linear foot. The cost to construct a 2" thick, 60' wide asphalt overlay is $50 per linear foot. Ramped Curb Cuts $1,400 each Sanitary Sewer $60 to $70 per linear foot Water Valves $850 each Fire Hydrants $2,800 each Overlay of Parking Lots Asphalt overlay costs $3 per square yard per inch of thickness of asphalt overlay. Therefore, the cost of a 2" overlay of a 150 x 150 foot parking lot is $17,000. Grand Island Regular Meeting - 4/4/2018 Page 118 / 158 WOOD RIVER, NEBRASKA – GENERAL REDEVELOPMENT PLAN. 2018 REDEVELOPMENT AREA #1 – REVISED. 64 Storm Sewers The cost of Storm Sewers is dependent upon the size of the storm sewer pipe and on the number of inlets required. A breakdown of approximate unit prices is as follows: 15" RCP costs $25 per linear foot 18" RCP costs $30 per linear foot 24" RCP costs $40 per linear foot 30" RCP costs $50 per linear foot 36" RCP costs $57 per linear foot 42" RCP costs $65 per linear foot 48" RCP costs $75 per linear foot Inlets cost an estimated $2,800 each. Therefore, assuming 470 linear feet of 30" storm sewer and four inlets per block, a block of storm sewer would cost $35,100. Public and Private Foundations. This General Redevelopment Plan addresses numerous community and economic development activities for Redevelopment Area #1, in Wood River, Nebraska. The major components of this General Redevelopment Plan will be accomplished as individual projects, however, a comprehensive redevelopment effort is recommended. Just as the redevelopment efforts should be tied together, so should the funding sources to ensure a complete project. The use of state and federal monies, local equity and tax incentives coupled with private funding sources, can be combined for a realistic and feasible funding package. The following provides a summary listing of the types of funding to assist in implementing this General Redevelopment Plan. Each selected redevelopment project should be accompanied with a detailed budget of both sources and uses of various funds. Building Improvement District Tax Increment Financing LB 840 or LB 1240 Historic Preservation Tax Credits (State & Federal) Low Income Housing Tax Credits Sales Tax Community Development Block Grants - Re-Use Funds Local Lender Financing Owner Equity Small Business Administration-Micro Loans Community Assistance Act Donations and Contributions Intermodal Surface Transportation Efficiency Act Grand Island Regular Meeting - 4/4/2018 Page 119 / 158 WOOD RIVER, NEBRASKA – GENERAL REDEVELOPMENT PLAN. 2018 REDEVELOPMENT AREA #1 – REVISED. 65 Private Foundations American Express Foundation Kellogg Corporate Giving Program Marietta Philanthropic Trust Monroe Auto Equipment Company Foundation Norwest Foundation Piper, Jaffray & Hopwood Corporate Giving Target Stores Corporate Giving Pitney Bowes Corporate Contributions Burlington Northern Santa Fe Foundation US West Foundation Woods Charitable Fund, Inc. Abel Foundation ConAgra Charitable Fund, Inc. Frank M. and Alice M. Farr Trust Hazel R. Keene Trust IBP Foundation, Inc. Mid-Nebraska Community Foundations, Inc. Northwestern Bell Foundation Omaha World-Herald Foundation Peter Kiewit and Sons Inc. Foundation Thomas D. Buckley Trust Valmont Foundation Quivey-Bay State Foundation Private Foundations American Express Foundation Kellogg Corporate Giving Program Marietta Philanthropic Trust Monroe Auto Equipment Company Foundation Norwest Foundation Piper, Jaffray & Hopwood Corporate Giving Target Stores Corporate Giving Pitney Bowes Corporate Contributions Burlington Northern Santa Fe Foundation US West Foundation Woods Charitable Fund, Inc. Abel Foundation ConAgra Charitable Fund, Inc. Frank M. and Alice M. Farr Trust Hazel R. Keene Trust IBP Foundation, Inc. Mid-Nebraska Community Foundations, Inc. Northwestern Bell Foundation Omaha World-Herald Foundation Peter Kiewit and Sons Inc. Foundation Thomas D. Buckley Trust Valmont Foundation Quivey-Bay State Foundation Grand Island Regular Meeting - 4/4/2018 Page 120 / 158 WOOD RIVER, NEBRASKA – GENERAL REDEVELOPMENT PLAN. 2018 REDEVELOPMENT AREA #1 – REVISED. 66 GENERAL REDEVELOPMENT PLAN AMENDMENTS PROJECT NAME / LOCATION AND COST RESOLUTION # 1. _____________________________________ _____________________ $____________________________________ 2. _____________________________________ _____________________ $____________________________________ 3. _____________________________________ _____________________ $____________________________________ 4. _____________________________________ _____________________ $____________________________________ 5. _____________________________________ _____________________ $____________________________________ 6. _____________________________________ _____________________ $____________________________________ 7. _____________________________________ _____________________ $____________________________________ 8. _____________________________________ _____________________ $____________________________________ 9. _____________________________________ _____________________ $____________________________________ 10. _____________________________________ _____________________ $____________________________________ Grand Island Regular Meeting - 4/4/2018 Page 121 / 158 Grand IslandRegular Meeting - 4/4/2018Page 122 / 158 Resolution Number 2018-07 HALL COUNTY REGIONAL PLANNING COMMISSION A RESOLUTION RECOMMENDING APPROVAL OF A SUBSTANDARD AND BLIGHTED AREA STUDY AND A GENERAL REDEVELOPMENT PLAN FOR THE CITY OF WOOD RIVER NEBRASKA; AND APPROVAL OF RELATED ACTIONS WHEREAS, the Mayor and City Council of Wood River, Nebraska, referred Substandard and Blighted Study and Generalized Redevelopment Plan the City of Wood River. 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 Wood River, 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 Substandard and Blight Study and Redevelopment Plan as to its conformity with the general plan for the development of the City of Wood River, Hall County finding; The proposed use as described in this plan is in compliance with the Comprehensive Plan for the City of Wood River. 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: April 4, 2018 HALL COUNTY REGIONAL PLANNING COMMISSION ATTEST:By: ___________________________________ Chair By: ___________________________________ Secretary Grand Island Regular Meeting - 4/4/2018 Page 123 / 158 Hall County Regional Planning Commission Wednesday, April 4, 2018 Regular Meeting Item L1 Wilkinson Subdivision (Hall County) Staff Contact: Grand Island Regular Meeting - 4/4/2018 Page 124 / 158 Grand IslandRegular Meeting - 4/4/2018Page 125 / 158 Grand Island Regular Meeting - 4/4/2018 Page 126 / 158 Grand Island Regular Meeting - 4/4/2018 Page 127 / 158 Grand Island Regular Meeting - 4/4/2018 Page 128 / 158 Grand Island Regular Meeting - 4/4/2018 Page 129 / 158 Grand Island Regular Meeting - 4/4/2018 Page 130 / 158 Grand Island Regular Meeting - 4/4/2018 Page 131 / 158 Grand Island Regular Meeting - 4/4/2018 Page 132 / 158 Hall County Regional Planning Commission Wednesday, April 4, 2018 Regular Meeting Item M1 Wilkinson Subdivision (Hall County) Staff Contact: Grand Island Regular Meeting - 4/4/2018 Page 133 / 158 S50°15'59"W 200.08' M 319.63'S90°00'00"W179.35'N90°00'00"E172.30'N90°00'00"E216.00' N00°00'00"E 213.78'103.04' 189.31'N01°08'35"W 1153.52' M N7 1 °32' 0 0 "E 4 03. 6 9' MS40°00'34"W 174.38' MS20°04'26"W 316.82' M 964.21' E XISTIN G UTILIT Y E ASE ME NT (2015-02890)35'25'10'25'(2015-02890) EASEMENT UTILITY EXISTING 77.26' 367.31' 77.00'N90°00'00"W 311.96'S01°08'35"E 669.21'N89°58'35"E 236.95'59.54'7.50'7.50'EASEMENT INGRESS/EGRESS PERMANENT 20'EASEMENTINGRESS/EGRESSPERMANENT 20'EASEMENT INGRESS/EGRESS PERMANENT 20'SETBACK10'SETBACK10'SETBACK20'SETBACK 10' SETBACK 10'SETBACK20'SETBACK100'EASEMENT (2015-02890) EXISTING UTILITY (2015-02890) EASEMENT UTILITY EXISTING SETBACK100'SETBACK 10' SETBACK 20' SETBACK 100' SETBACK100' SETBACK 10' SETBACK75' SETBACK 10' S01°10'36"E 69.57'126.94' S01°10'36"E 461.14' M 273.56' M SETBACK20'EASEMENTINGRESS/EGRESSPERMANENT 20'EASEMENTINGRESS/EGRESSPERMANENT 20'S01°10'36"E 204.45' 131.10' S01°10'36"E 175.00' 66.00'N88°49'24"E86.14' M S01°10'36"E 66.00'S88°49'24"W60.00' M&P85.00' M 30.00' M S01°10'36"E 175.00' M S01°10'36"E 145.28'BACKSET-100'SETBACK100'389.85'270.87'669.20' 187.58' M 150.74' N31°40'37"W 108.58' 125.19'276.01'402-479-2200 Lincoln, Nebraska 68508 825 M Street, Suite 100 Alfred Benesch & Company Job No. 111650.00 BEGINNING POINT OF OF ROW COR & 0.23' WEST 0.24' NORTH INSTRUMENT VACATED BY SEPARATE PORTION OF PLATTE STREET BOUNDARY PLAT BOUNDARY PLAT BOUNDARY PLAT BOUNDARY PLAT LEGAL DESCRIPTION NLEGEND DEDICATION OF PLAT 2637.08' M S0°46'38"E 112.35' MS89°12'46"WSURVEYORS CERTIFICATE LS-713 NEBRASKA REGISTERED L AN DSURVEYORC O RY L.RE INKENEBRASKA L.S. NO. 713 CORY L. REINKE INTERST ATE 80 ACCESS ACKNOWLEDGMENT FINAL PLAT HALL COUNTY, NEBRASKA EAST LINE SECTION 24-10N-10W APPROVALS HALL COUNTY RANGE 2 WESTTOWNSHIP 10 NORTHP M SECTION 24 LOCATION MAP NOT TO SCALE 0 60 120 CONC. S.B. LANE CHISELED 'X' W 25.70' CONC. LIGHT BASE CHISELED 'X' NE 83.78' CONC. LIGHT BASE CHISELED 'X' NW 21.34' TIES: 1" SURVEY MARK SEC 24-10N-10W NE CORNER S0°47'14"E 2961.59' M 2961.54' R IN CONC. PAVE. CHILELED 'X' SE 35.95' CONCRETE MARK SOUTH END NNW 64.23' LIGHT POLE NE CORNER OF CENT. OF BOLT SW 66.54' TIES: 2.5" ALUMINUM DISK SEC 24-10N-10W E 1/4 COR POWER POLE NAIL IN WSW 71.55' FENCE POST NAIL TOP SW 80.44' FENCE POST NAIL TOP NW 73.33' 1/2 " REBAR SEC 24-10N-10W SE COR 1767.26' M S00°47'14"E CHAIRMAN DATE ALDA, CAIRO, AND DONIPHAN, NEBRASKA. HALL COUNTY, CITIES OF GRAND ISLAND, WOOD RIVER, AND THE VILLAGES OF SUBMITTED TO AND APPROVED BY THE REGIONAL PLANNING COMMISSION OF SUBDIVISION WILKINSON NOTARY PUBLIC _________________________________________ MY COMMISSION EXPIRES ON __________________. _______________, NEBRASKA, ON THE DATE LAST ABOVE WRITTEN. WHEREOF, I HAVE HEREUNTO SUBSCRIBED MY NAME AND AFFIXED MY OFFICIAL SEAL AT ACKNOWLEDGED THE EXECUTION THEREOF TO BE HIS VOLUNTARY ACT AND DEED. IN WITNESS PERSONALLY KNOWN TO BE THE IDENTICAL PERSON WHOSE SIGNATURE IS AFFIXED HERETO AND NOTARY PUBLIC WITHIN AND FOR SAID COUNTY, PERSONALLY APPEARED FRED BOSSELMAN, TO ME ON THIS _____ DAY OF ____________, 2018, BEFORE ME ____________A COUNTY OF ________________________ SS. STATE OF __________________________ BOSSELMAN ENERGY INC. FRED BOSSELMAN __________________________________________ THE DESIRE OF THE UNDERSIGNED OWNERS AND PROPRIETORS. HEREON AS APPEARS ON THIS PLAT IS MADE WITH THE FREE CONSENT AND IN ACCORDANCE WITH THAT THE FOREGOING SUBDIVISION AS MORE PARTICULARLY DESCRIBED IN THE DESCRIPTION OBSTRUCTIONS UPON, OVER, ALONG OR UNDERNEATH THE SURFACE OF SUCH EASEMENTS, AND PROHIBITING THE PLANTING OF THREES, BUSHES AND SHRUBS, OR PLACING OTHER FOREVER, TOGETHER WITH THE RIGHT ON INGRESS AND EGRESS THERETO, AND HEREBY THEREON FOR THE LOCATION, CONSTRUCTION, AND MAINTENANCE OF PUBLIC SERVICE UTILITIES, THEREOF, AND DO HEREBY FREELY AND VOLUNTARILY DEDICATE THE EASEMENTS AS SHOWN PLATTED AND DESIGNATED AS WILKINSON SUBDIVISION AS SHOWN ON THE ACCOMPANYING PLAT THE OWNER OF THE LAND DESCRIBED HEREON HAVE CAUSED THE SAME TO BE SURVEYED, KNOW ALL MEN BY THESE PRESENTS: THAT I, FRED BOSSELMAN, BOSSELMAN ENERGY INC., BEING NUMBER OF LOTS: 3 ENGINEER: ALFRED BENESCH & CO. SURVEYOR: ALFRED BENESCH & CO. SUBDIVIDER: FRED BOSSELMAN, BOSSELMAN ENERGY INC. OWNER: FRED BOSSELMAN, BOSSELMAN ENERGY INC. LOT 1 LOT 3 LOT 2 1.15 ACRES 50,332 SQ. FT. 5.08 ACRES 221,122 SQ. FT. COUNTY CLERK DATE THIS ___ DAY OF ________, 2018. APPROVED AND ACCEPTED BY THE HALL COUNTY BOARD OF SUPERVISORS (HWY 34 & HWY 281) TOM OSBORNE EXPRESSWAYSTREETPLATTE 2.46 ACRES 107,173 SQ. FT. INSTRUMENT RIGHT OF WAY UNDER SEPARATE DEDICATED AS ADDITIONAL PLATTE ST. PROPERTY LINE SETBACK LINE EASEMENT LINE SECTION LINE SECTION CORNER AREAS AREAS / 1" BRASS MARKER IN PAVED W/LS 713 PLASTIC CAP IN NON-PAVED PROPERTY CORNER SET - #6 REBAR OTHERWISE PLASTIC CAP ON PIPE UNLESS NOTED PROPERTY CORNER FOUND - LS 557 PLAT DISTANCE MEASURED DISTANCE DATED THE _______ DAY OF ________________________, 2018 A.D. RECORDED MONUMENTS. OF THE LOTS ARE AS SHOWN ON THE PLAT; AND THAT SAID SURVEY WAS MADE WITH REFERENCE TO KNOWN AND MARKERS, EXCEPT WHERE INDICATED, WERE FOUND OR PLACED AT ALL LOT CORNERS AND THAT THE DIMENSIONS SUPERVISION; THAT THE ABOVE AND FOREGOING IS A TRUE AND CORRECT SURVEY THEREOF; THAT IRON RANGE TEN WEST OF THE 6TH P.M., HALL COUNTY, NEBRASKA, WAS PERFORMED BY ME OR UNDER MY DIRECT SURVEY REPRESENTED ON THIS PLAT OF WILKINSON SUBDIVISION LOCATED IN SECTION 24, TOWNSHIP TEN NORTH, I, CORY L. REINKE, A REGISTERED LAND SURVEYOR OF THE STATE OF NEBRASKA, HEREBY CERTIFY THAT THE TRACT CONTAIN 8.69 ACRES, MORE OR LESS. 1153.52 FEET; THENCE N71°32'00"E, 403.69 FEET TO THE POINT OF BEGINNING, SAID 2) S40°00'34"W, 174.38 FEET, 3) S50°15'59"W, 200.08 FEET; THENCE N01°08'35"W, INTERSTATE 80 FOR THE NEXT THREE (3) COURSES: 1) S20°04'26"W, 316.82 FEET, RIGHT OF WAY OF INTERSTATE 80; THENCE ON SAID NORTH RIGHT OF WAY OF WEST RIGHT OF WAY OF HIGHWAY 281, 86.14 FEET TO A POINT ON THE NORTH POINT ON SAID WEST RIGHT OF WAY OF HIGHWAY 281; THENCE S01°10'36"E ON SAID 66.00 FEET; THENCE S01°10'36"E, 175.00 FEET; THENCE N88°49'24"E, 66.00 FEET TO A SAID WEST RIGHT OF WAY OF HIGHWAY 281, 461.14 FEET; THENCE S88°49'24"W, HIGHWAY 281, SAID POINT BEING THE POINT OF BEGINNING; THENCE S01°10'36"E ON THENCE S89°12'46"W, 112.35 FEET TO A POINT ON THE WEST RIGHT OF WAY OF (ASSUMED BEARING) ON THE EAST LINE OF SAID SECTION 24, 1767.26 FEET; REFERRING TO THE NORTHEAST CORNER OF SAID SECTION 24; THENCE S00°47'14"E NEBRASKA, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS: TEN NORTH, RANGE TEN WEST OF THE SIXTH PRINCIPAL MERIDIAN, HALL COUNTY, GOVERNMENT LOT 9, ALL LOCATED IN THE EAST HALF OF SECTION 24, TOWNSHIP RECORDED SUBDIVISION, A VACATED PORTION OF PLATTE ST., AND A PART OF A TRACT OF LAND COMPRISED OF LOT 1 NEBMO SUBDIVISION, A PLATTED AND Grand Island Regular Meeting - 4/4/2018 Page 134 / 158 Hall County Regional Planning Commission Wednesday, April 4, 2018 Regular Meeting Item 1 Livestock Regulation Changes including Definitions, A-1 Agricultural Primary and A-2 Agricultural Secondary Discussion Only Staff Contact: Grand Island Regular Meeting - 4/4/2018 Page 135 / 158 Agenda Item # 8 PLANNING DIRECTOR MEMO TO REGIONAL PLANNING March 29, 2018 SUBJECT: Proposed changes regarding livestock operations in Hall County. In January of 2017 the Hall County Regional Planning Commission appointed a committee to review livestock zoning regulations within Hall County. The committee was composed of five planning commissioners - all four of those appointed by Hall County, Pat O’Neill, Len Rainforth, Judd Allan, and Greg Robb, and Les Ruge of Alda, who was appointed in 1990 and is the longest-serving planning commissioner. The Planning Commission requested that the Hall County Board assign one or two members of the board to the committee as well and Steve Schuppan and Karen Bredthauer were appointed. The committee began meeting in the latter part of January and has met several times since then to review the A-1 zoning regulations, livestock definitions, livestock operation siting matrix as developed for the Nebraska Department of Agriculture (NDA) and the Livestock Friendly County designation through the Nebraska Department of Agriculture. The committee began with a review of the current Hall County agriculture regulations and a comparison of those regulations with regulations from the surrounding counties. It was concluded that Hall County’s regulations, allowing 1,000 animal units as a permitted use on a farming operation were less strict than Adams, Buffalo and Howard Counties. Hamilton County regulations do not provide any guidance regarding the size of operation and Merrick County regulations would permit 2,500 animal units without a conditional use permit. Hamilton, Merrick, Howard and Adams counties have all been designated as Livestock Friendly by the Nebraska Department of Agriculture. The ag zoning regulation changes as proposed add a localized version of the Livestock Siting Matrix into the decision-making process. They do not proposed to change size categories within the livestock operation mix although earlier versions did contemplate adding a size between 1001 and 5000. They do address newer confinement technologies, such as hoop buildings. The committee did review the Nebraska Department of Agriculture definitions of types of feeding operations based on the manure management and the setbacks proposed by the NDA. The committee is recommending that Hall County continue to divide Livestock Feeding Operations (LFOs) by open lots and environmentally-controlled housing. It is recommended that the separation distances between LFOs and other uses remain as they are in the current regulations. The required separation for environmentally-controlled housing would remain the same for all classes. The Livestock Siting Matrix is a major change to the regulations. As proposed, the LFO Class II and above (1,001 animal units or more) would need to score at least 75 points to be considered as a permitted use. The first 25 point would come from approval and compliance with Nebraska Department of Environmental Quality (NDEQ) permits and regulations that apply to all LFOs with more than 1,000 animal units. The second 25 points would come from meeting the county separation distances or having impact easements that waive the separation distance. Those 50 points would be required. The other 25 points would be based on management practices including, but not limited to, environmental compliance, water quality protection, odor and dust control, manure application practices, traffic, economic impact and aesthetics. Another significant change that has been suggested is that the county would recognize impact easements that could be agreed upon by all property owners that would allow feeding operations to locate closer to a neighboring use than the regulations would allow or allow a house to locate closer to a feeding operation than would otherwise be allowed. The Nebraska courts have validated these mutually agreed upon impact easements for livestock operations. The Planning department did receive a number of comments on the proposed regulations after the meeting in April of 2017 many of the comments referenced both the Livestock Friendly County Designation and the proposed Grand Island Regular Meeting - 4/4/2018 Page 136 / 158 changes. Copies of those comments were included in the March 14 Regional Planning Commission packet and are available online or from the office. In May of 2017, the Hall County Board authorized the Planning Department to make an application to the State of Nebraska Department of Agriculture for Hall County to be designated as Livestock Friendly. The Livestock Friendly County Designation was officially awarded to the Hall County during the Governor’s Breakfast the first Sunday of the 2017 Nebraska State Fair. At the March 2018 Regional Planning Commission meeting a hearing was held on the proposed changes. The commission chose to take no action on the proposed changes and referred them back to the committee for further discussion. The commission specifically directed the committee to consider expanding the number of classifications to allow a classification between the type I and type II operations as had been previously considered and to eliminate the need for conditional use permit for at least some of the operations with more than 1000 animal units. The commission also wanted to clarify the ability of people living in the primary agricultural zone to house animals for 4-H projects and similar activities. The committee decided to recommend no changes to the minimum size for the type I operation. Their suggestion is that operations with between 301 and 1000 animal units continue to be classified as a type I LFO. The previous version would have classified any operation with less than 1001 animal units as a type I LFO. This should also help address 4-H projects and other activities. At the meeting on April 4, 2018, the planning commission will be considering these changes for discussion only. Prior to making a final recommendation to the Hall County Board regarding any proposed changes the planning commission will advertise and hold a public hearing to gather additional public comments. A recommendation will not occur before the May 2, 2018 regular meeting of the Hall County Regional Planning Commission. ____________________ Chad Nabity AICP, Planning Director Grand Island Regular Meeting - 4/4/2018 Page 137 / 158 ARTICLE 4: DISTRICTS AND INTERPRETATION OF DISTRICT BOUNDARIES 1 HALL COUNTY, NEBRASKA ZONING RESOLUTION A resolution, consistent with the Comprehensive Development Plan, Adopted for the purpose of promoting health, safety, morals, convenience, order, prosperity, and welfare of the present and future inhabitants of Hall County, Nebraska, to regulate and restrict the location, height, bulk, number of stories, size of buildings and other structures, including tents, cabins, house trailers, and automobile trailers; the percentage of lot areas which may be occupied, building setback lines; size of yards, courts, and other open spaces; the density of population; the uses of buildings; and the uses of the land for agriculture, forestry, recreation, residence, industry, and trade, after considering factors relating to soil conservation, water supply conservation, surface water drainage and removal, or other uses; to divide the County into districts of such number, shape, and area as may be best suited to carry out the purposes of this resolution to regulate, restrict, or prohibit the erection, construction, reconstruction, alteration or use of non-farm buildings or structures, and the use, conditions of use or occupancy of land in the unincorporated areas of the County; to provide for the adoption of a zoning map; to provide for a board of adjustment, its members, powers, and duties; to provide for off-street parking and loading area requirements; to provide for conditional uses by conditional use permit; to provide for the proper subdivision and development of land, as provided in the Subdivision Regulations; to provide for non-conforming uses, to provide for the administration and the enforcement of these provisions, and for the violations of its provisions and the prescribed penalties, and including among others such specific purposes as: (1) Developing both urban and non-urban areas; (2) Lessening congestion in the streets or roads; (3) Reducing the waste of excessive amounts of roads; (4) Securing safety from fire and other dangers; (5) Lessening or avoiding the hazards to persons and damage to property resulting from the accumulation or run-off of storm or flood waters; (6) Providing adequate light and air; (7) Preventing excessive concentration of population and excessive and wasteful scattering of population or settlement; (8) Promoting such distribution of population, such classification of land uses, and such distribution of land development as will assure adequate provisions for transportation, water flowage, water supply, drainage, sanitation, recreation, soil fertility, food supply, and other public requirements; (9) Protecting the tax base; (10) Protecting property against blight and depreciation; (11) Securing economy in governmental expenditures; (12) Fostering the County's agriculture, recreation, and other industries; (13) Encouraging the most appropriate use of land in the County; and (14) Preserving, protecting, and enhancing historic buildings, places, and districts, all in accordance with the comprehensive plan. WHEREAS Nebraska Revised Reissued Statutes, 1943, Sections 23-114 through 23-114.05 and 23-164 through 23-174.06 as amended, empowers the County to adopt a zoning and subdivision resolution and to provide for its administration, enforcement, and amendment; and WHEREAS, the Hall County Board of Supervisors deem it in the interest of the public health, safety, morals, convenience, order, prosperity, and welfare of said County and its present and future residents; and WHEREAS, the Hall County Board of Supervisors has adopted a Comprehensive Development Plan pursuant to Neb. R. R. S. 1943, Sections 23-114 through 23-114.03, as amended, and known as Hall County Comprehensive Development Plan, 2003, as amended; and WHEREAS, the Hall County Planning Commission has recommended the division of the unincorporated areas of the County into districts and recommended regulations pertaining to such districts consistent with the adopted Comprehensive Development Plan based on a future land use plan designed to lessen congestion on roads and highways, to secure safety from fire, panic and other dangers, to provide adequate light and air, to prevent the Grand Island Regular Meeting - 4/4/2018 Page 138 / 158 ARTICLE 4: DISTRICTS AND INTERPRETATION OF DISTRICT BOUNDARIES 2 overcrowding of land, to avoid undue concentration of population, to conserve agricultural land and values, to facilitate sewerage, schools, parks, and other public needs; and WHEREAS, the County Planning Commission has given reasonable consideration, among other things, to the prevailing agricultural and rural characteristics now predominant in the County, to the character of the districts and their peculiar suitability for the particular permitted uses, with a reasonable understanding of the objective to conserve the value of lands and improvements while encouraging the development of the most appropriate uses of land throughout the County; and WHEREAS, the County Planning Commission has made a preliminary report, held public hearings, submitted its recommended final report to the County Board of Supervisors; and the County Board of Supervisors have given due public notice of hearings relating to the Comprehensive Development Plan, to the zoning districts, regulations, subdivision regulations, and restrictions, and has held such public hearing; and WHEREAS, The County Board of Supervisors have deemed it necessary to adopt the Comprehensive Development Plan, the zoning districts, regulations, subdivision regulations, and restrictions for the purpose of the conservation of the existing rural agricultural developments and land uses, of providing for the harmonious development and orderly expansion of urban areas radiating outwardly from existing rural communities, for the orderly extension and planned arrangements of county roads, utilities, for adequate sanitary facilities, for safe and health drinking water, and for reducing flood damage potentials; and WHEREAS, the requirements of Neb. R.R.S. 1943, Section s 23-114 through 23-124.05, Sections 23-164 through 23-174, and Section 23-174.02, as amended, with regard to the recommendations of the Planning Commission, the Comprehensive Development Plan, the zoning districts, regulations, subdivision regulations and restrictions and the subsequent action of the County Board of Supervisors have been met; NOW THEREFORE BE IT RESOLVED BY THE COUNTY BOARD OF SUPERVISORS OF HALL COUNTY, NEBRASKA. Grand Island Regular Meeting - 4/4/2018 Page 139 / 158 ARTICLE 4: DISTRICTS AND INTERPRETATION OF DISTRICT BOUNDARIES 3 Definitions 2.03.09 ACREAGE shall mean any tract or parcel of land that does not qualify as a farm or development. 2.03.23 AGRICULTURAL AND FARM BUILDINGS AND STRUCTURES shall mean any building or structure which is necessary or incidental to the normal conduct of a farm including but not limited to residence of the operator, residence of hired men, barns, buildings and sheds for housing livestock, poultry and farm machinery, buildings for the storage or shelter of grain, hay and other crops, silos, windmills and water storage tanks. 2.03.24 AGRICULTURAL OPERATIONS (see “Farming”) 2.03.25 AGRICULTURE shall mean the use of land for agricultural purposes, of obtaining a profit by raising, harvesting, and selling crops or by the feeding, breeding, management, and sale of, or the produce of, livestock, poultry, fur-bearing animals, or honeybees, or for dairying and the sale of dairy products, or any other agricultural or horticultural use. Agricultural use shall not be construed to include any parcel of land of less than twenty acres or any non-agricultural commercial or industrial development. 2.03.79 BUFFER ZONE shall mean an area of land that separates two zoning districts and/or land uses that acts to soften or mitigate the effects of one use on the other. 2.03.92 CEMETERY shall mean land used or intended to be used for the burial of the dead and dedicated for such purposes, including columbariums, crematoriums, and mausoleums. 2.03.104 COMMERCIAL FEEDING OPERATION (See Livestock Feeding Operation) 2.03.112 COMPATIBLE USES shall mean a land use that is congruous with, tolerant of, and has no adverse effects on existing neighboring uses. Incompatibility may be affected by pedestrian or vehicular traffic generation, volume of goods handled and environmental elements such as noise, dust, odor, air pollution, glare, lighting, debris generated, contamination of surface or ground water, aesthetics, vibration, electrical interference, and radiation. 2.03.114 CONDITIONAL USE shall mean a use allowed by the district regulations that would not be appropriate generally throughout the entire zoning district without special restrictions. However, said use if controlled as to number, size, area, location, relation to the neighborhood or other minimal protective characteristics would not be detrimental to the public health, safety, and general welfare. 2.03.115 CONDITIONAL USE PERMIT shall mean a permit issued by the Planning Commission and County Board that authorizes the recipient to make conditional use of property in accordance with the provisions of Article 5 and any additional conditions placed upon, or required by said permit. 2.03.117 CONFINED ANIMAL FEEDING OPERATION, LARGE shall mean an farming operation which meets the following minimum numbers: 700 mature dairy cows 125,000 chickens except laying hens (other than liquid manure handling system) 1,000 beef cattle or heifers 82,000 laying hens (other than liquid manure handling system) 2,500 swine (each 55lbs or more) 1,000 veal calves 10,000 swine (each under 55 lbs.) 500 horses 30,000 ducks (other than liquid manure handling system) 10,000 sheep 5,000 ducks (liquid manure systems) 55,000 turkeys 30,000 chickens (liquid manure systems) Any combination of animals shall follow the definition of Animal Units in order to establish the intensity of Confined Animal Feeding Operation Grand Island Regular Meeting - 4/4/2018 Page 140 / 158 ARTICLE 4: DISTRICTS AND INTERPRETATION OF DISTRICT BOUNDARIES 4 2.03.122 CONFINED ANIMAL FEEDING OPERATION, MEDIUM shall mean an farming operation which meets the following minimum numbers: 200 mature dairy cows 37,500 chickens except laying hens (other than liquid manure handling system) 300 beef cattle or heifers 25,000 laying hens (other than liquid manure handling system) 750 swine (each 55lbs or more) 300 veal calves 3,000 swine (each under 55 lbs.) 150 horses 10,000 ducks (other than liquid manure handling system) 3,000 sheep or lambs 1,500 ducks (liquid manure systems) 16,500 turkeys 9,000 chickens (liquid manure systems) Any combination of animals shall follow the definition of Animal Units in order to establish the intensity of Confined Animal Feeding Operation 2.03.123 CONFINEMENT shall mean totally roofed buildings, which may be open-sided (for ventilation purposes only) or completely enclosed on the sides, wherein animals or poultry are housed over solid concrete or dirt floors, or slatted (partially open) floors over pits or manure collection areas in pens, stalls, cages, or alleys, with or without bedding materials and mechanical ventilation. The word "confinement" shall not mean the temporary confined feeding of livestock during seasonal adverse weather. 2.03.124 CONFLICTING LAND USE shall mean the use of property that transfers over neighboring property lines, negative economic or environmental effects. Including, but not limited to, noise, vibration, odor, dust, glare, smoke, pollution, water vapor, mismatched land uses and/or density, height, mass, mismatched layout of adjacent uses, loss of privacy, and unsightly views. 2.03.135 DAIRY FARM shall mean any place or premises upon which milk is produced for sale or other distribution. 2.03.170 ENVIRONMENTALLY CONTROLLED HOUSING shall mean any livestock operation meeting the definition of a Livestock Feeding Operation (LFO) and is contained within a building which is roofed, and may or may not have open sides and contains floors which are hard surfaced, earthen, slatted or other type of floor. The facility is capable of maintaining and regulating the environment in which the livestock are kept. Does not include Hoop Houses with dry bedding. 2.03.179 FARM shall mean an area containing at least 20 acres or more which is used for growing of the usual farm products such as vegetables, fruit, and grain, and the storage on the area, as well as for the raising thereon of the usual farm poultry and farm animals. The term farming includes the operating of such area for one or more of the above uses with the necessary accessory uses for treating or storing the produce and the feeding of livestock as hereinafter prescribed; provided such accessory uses do not include the feeding of garbage or offal to swine or other animals. 2.03.180 FARMING shall mean the planting, cultivating, harvesting and storage of grains, hay or plants commonly grown in Nebraska with the necessary accessory uses for treating or storing the produce and the feeding of livestock as prescribed hereunder, provided such accessory uses do not include the feeding of garbage or offal to swine or other animals. 2.03.181 FARMSTEAD, In contrast to a farmstead dwelling, a tract of land of not less than one (1) acre and not more than 20 acres, upon which a farm dwelling and other outbuildings and barns existed at the time of the adoption of this resolution and was used for single-family resident purposes. 2.03.182 FEED LOT shall mean the confinement of horses, sheep, pigs, and other food animals in buildings, lots, pens, pools or ponds which normally are not used for raising crops or for grazing animals. Grand Island Regular Meeting - 4/4/2018 Page 141 / 158 ARTICLE 4: DISTRICTS AND INTERPRETATION OF DISTRICT BOUNDARIES 5 HOOP HOUSE shall mean a temporary or permanent structure typically constructed with, but not limited to, piping or other material covered with translucent material. Hoop houses are typically used for the purpose of growing food, ornamental crops and livestock, but not for storage of inorganic materials. A hoop house for raising livestock that uses a dry bedding systems shall be treated as an open feed lot. A hoop house for raising livestock with a slatted floor, deep pit or other liquid manure management system shall be treated as environmentally controlled housing." IMPACT EASEMENT shall mean an easement or deed restriction recorded in the office of the County Register of Deeds. Impact easements shall run with the land. Impact easements are an agreement between property owners where the grantor shall hold the grantee harmless for odor, smoke, dust, or other legal impacts associated with such use on the grantor’s property when such use is operated in accordance with the terms of such easement or deed restriction. Eg. The owner of a home may grant an impact easement to a Livestock Feeding Operation allowing the operation to expand or locate closer to the home than permitted by the County regulations. Conversely, the owner of a Livestock Feeding Operation may grant an impact easement to allow the construction of a house within the separation distance required between the feeding operation and a new residential structure under different ownership than the feeding operation. 2.03.233 LAGOON shall mean a wastewater treatment facility that is a shallow, artificial pond where sunlight, bacterial action, and oxygen interact to restore wastewater to a reasonable state of purity. This includes both human and livestock wastes. All lagoons shall meet the minimum design criteria established by the Nebraska Department of Environmental Quality and the Nebraska Department of Health and Human Services. All lagoons shall have the proper permits approved prior to starting construction. 2.03.239 LIQUID MANURE shall mean that type of livestock waste that is in liquid form, collected in liquid manure pits or lagoons and which can be sprayed or injected beneath the surface. 2.03.240 LIQUID MANURE STORAGE PITS shall mean earthen or lined pits wholly or partially beneath a semi or totally housed (ECH) livestock operation or at some removed location used to collect waste production. 2.03.241 LIVESTOCK (See Animals, Farm) 2.03.242 LIVESTOCK FEEDING OPERATION (LFO) shall mean any farming operation exceeding the per acre Animal Unit (A.U.) ratio as defined under “farming” or the feeding, farrowing, or raising cattle, swine, sheep, poultry, or other livestock, in a confined area where grazing is not possible, and where the confined area is for more than six (6) months in any one calendar year, and where the number of animals so maintained exceeds three 300 Animal Units as defined below. The confined area of the LFO shall include the pens, corrals, sheds, buildings, feed storage areas, waste disposal ponds, and related facilities. Such facilities shall be constructed and operated in conformance with applicable county, state, and federal regulations. Two (2) or more LFO's under common ownership are deemed to be a single LFO if they are adjacent to each other; or if they utilize a common area of system for the disposal of livestock wastes regardless of ownership. Animal Units (A.U.) are defined as follows: One (1) A.U.= One (1) Cow/Calf combination; One (1) A.U.= One (1) Slaughter, Feeder Cattle; One (1) A.U.= One-half (1/2) Horse; One (1) A.U.= Seven Tenths (.7) Mature Dairy Cattle; One (1) A.U.= Two and One Half (2.5) Swine (55 lbs or more); One (1) A.U.= Twenty Five (25) Weaned Pigs (less than 55 lbs); One (1) A.U.= Two (2) Sows with Litters; One (1) A.U.= Ten (10) Sheep; One (1) A.U.= One Hundred (100) Chickens; One (1) A.U.= Fifty (50) Turkeys; One (1) A.U.= Five (5) Ducks. 2.03.242a LIVESTOCK SITING MATRIX shall mean the matrix attached to this zoning resolution as APPENDIX B as adopted by the Hall County Board of Supervisors for the purpose of determining if a new Grand Island Regular Meeting - 4/4/2018 Page 142 / 158 ARTICLE 4: DISTRICTS AND INTERPRETATION OF DISTRICT BOUNDARIES 6 livestock operation in classes II, III, and IV should be allowed or if an existing operation should be allowed to expand into classes II, III or IV. 2.03.243 LIVESTOCK WASTES shall mean animal and poultry excreta and associated feed losses, bedding, spillage, or overflow from watering systems, wash and flushing waters, sprinkling waters from livestock cooling, precipitation polluted by falling on or flowing onto a livestock operation, and other materials polluted by livestock or their direct product. 2.03.282 NON-FARM BUILDINGS are all buildings except those buildings utilized for agricultural purposes on a farmstead of twenty acres or more which produces one thousand dollars or more of farm products each year. NON-FARM RESIDENCE any residential dwelling not located on a farm. 2.03.289 OPEN LOTS shall mean pens or similar concentrated areas, including small shed-type areas or open-front buildings, with dirt, or concrete (or paved or hard) surfaces, wherein animals or poultry are substantially or entirely exposed to the outside environment except for possible small portions affording some protection by windbreaks or small shed-type areas. 2.03.309 POULTRY, COMMERCIAL FEEDING shall mean a poultry commercial feed lot, whether the confined feeding operations are enclosed or outdoors. 2.03.438 WASTE HANDLING SYSTEM shall mean any and all systems, public or private, or combination of said structures intended to treat human or livestock excrement and shall include the following types of systems 1. Holding pond shall mean an impoundment made by constructing an excavated pit, dam, embankment or combination of these for temporary storage of liquid livestock wastes, generally receiving runoff from open lots and contributing drainage area. 2. Lagoon shall mean an impoundment made by constructing an excavated pit, dam, embankment or combination of these for treatment of liquid livestock waste by anaerobic, aerobic or facultative digestion. Such impoundment predominantly receives waste from a confined livestock operation. 3. Liquid manure storage pits shall mean earthen or lined pits located wholly or partially beneath a semi or totally housed livestock operation or at some removed location used to collect waste production. 4. Sediment shall mean a pond constructed for the sole purpose of collecting and containing sediment. 2.03.439 WASTEWATER LAGOON (See Lagoon) 2.03.440 WATERS OF THE STATE shall mean all waters within the jurisdiction of this state, including all streams, lakes, ponds, impounding reservoirs, marshes, wetlands, watercourses, waterways, wells, springs, irrigation systems, drainage systems, and all other bodies or accumulations of water surface or underground, material or artificial, public or private, situated wholly within or bordering upon the state. Grand Island Regular Meeting - 4/4/2018 Page 143 / 158 ARTICLE 4: DISTRICTS AND INTERPRETATION OF DISTRICT BOUNDARIES 7 Article 3: General Regulations Section 3.23 Building Setback 1. The building setback lines shall be determined by measuring the horizontal distance from the property line to the furthest architectural projection of the existing or proposed structure. 2. All new non-farm residences shall locate no less than at the corresponding distances provided in Section 4.02.08 from an Existing permitted LFO with more than 100 300 animal units. located in any affected adjacent Zoning District . Grand Island Regular Meeting - 4/4/2018 Page 144 / 158 ARTICLE 4: DISTRICTS AND INTERPRETATION OF DISTRICT BOUNDARIES 8 Section 4.02: A-1 Agricultural – Primary District 4.02.01 Intent The A-1 Agricultural District regulations are intended to provide for the preservation of lands best suited for agricultural uses of all types including feed lots and the commercial feeding of livestock and accessory uses; to prevent encroachment of uses of land that could be mutually incompatible and continue to provide for agricultural uses as a major uses to the economy of the area for the use and conservation of agricultural land, to protect the value of such land, and to protect it from indiscriminate residential and urban development and other incompatible and conflicting land uses. The A-1 Agricultural District is also intended to conserve and protect the value of open space, wooded areas, streams, mineral deposits and other natural resources and to protect them from incompatible land uses and to provide for their timely utilization. The district intends to provide for the location and to govern the establishment and operation of land uses that are compatible with agriculture and are of such nature that their location away from residential, commercial and industrial areas is most desirable. In addition, to provide for the location and to govern the establishment of residential uses which are accessory to and necessary for the conduct of agriculture and to provide for the location and to govern the establishment and use of limited non-agricultural residential uses. Such non-agricultural residential uses shall not be so located as to be detrimental to or conflict with other uses that are named as permitted or conditional uses in this district and are appropriate to other property in the area. The nature of the A-1 Agricultural District and the uses allowed outright or by conditional use permit precludes the provision of services, amenities and protection from other land uses which are afforded to residential uses by the regulations of other districts, and it is not intended that the A-1 Agricultural District regulations afford such services, amenities and protection to residential uses located therein. 4.02.012 Permitted Principal Uses The following principal uses are permitted in the Agriculture A-1 District. A Agricultural operations, and the usual agricultural and farm buildings and structures, including the residences of the owners and their families and any tenants and employees who are engaged in agricultural operations on the premises. 1. State Agencies shall govern all use of farm chemicals, including application of pesticides and herbicides, and applicants using restricted-use pesticides shall be required to be certified as required by law. 2. The spreading of manure by a “Farming” Operation. (as defined in Article 2 of this Resolution) 3. Agricultural operations having up to 1,000 A.U.’s are considered a farm and are permitted by right, provided other requirements in this district are met and submission of a no-fee livestock registration permit to the Hall County Regional Planning Director is done. 4. Operations having up to 1,000 animal units shall locate at least 1,320 feet from a platted residential area, Public Park, recreational area, church, cemetery, religious area, school, historical site, and Residential District. 5. Mobile homes are permitted only when the land is used or intended to be used only for agricultural operations. All mobile homes require a special one- (1) year permit which must be renewed annually and which shall be subject to the conditions of the permit. B Ranch and farm dwellings, subject to Section 4.02.08. C Recreational camps, parks, playgrounds, golf courses, country clubs, tennis courts, riding academies and other similar recreational uses. D Single family dwelling subject to Section 4.02.08 E Utility substation, pumping station, water reservoir and telephone exchange F Fire Stations. G Churches, seminary and convent. H Public and parochial school; college. I Publicly owned and operated buildings and facilities such as community centers, auditoriums, libraries, museums. J Private kennels and facilities, provided that all buildings and facilities be at least 100 feet from the property line and 300 feet from any neighboring residence. K Roadside stands offering agricultural products for sale on the premises. Grand Island Regular Meeting - 4/4/2018 Page 145 / 158 ARTICLE 4: DISTRICTS AND INTERPRETATION OF DISTRICT BOUNDARIES 9 L Seed and feed sales, machine repair shop, livestock equipment construction and sales, as a primary occupation in conjunction with an agricultural operation and be operated on the premises. M Farm and industrial equipment sales. N Public and private riding academies provided that no stable, building or structure in which horses or other animals are kept is no closer than 100 feet from the property line O Keeping of livestock on properties of less than 20 acres at a density not to exceed 2 animal units per acre regardless of other setback requirements NP Class II Livestock Feeding Operations provided they meet the minimum setback/separation requirements with 25 points (or have impact easements) and NDEQ requirements with 25 points (NDEQ requirements can be met after issuance of the conditional use permit but prior to operation) and score at least 25 additional points for a minimum score of 75 points on the Livestock Siting Matrix found in Appendix B OQ All other Permitted Uses as indicated as Permitted within the Zoning Matrix. 4.02.03 Conditional Uses The following uses are subject to any conditions listed in this Resolution and are subject to conditions relating to the placement of said use on a specific tract of ground in the A-1 Agricultural District. A Bed and breakfast residence subject to the following conditions in addition to those imposed by the County Board: A. The bed and breakfast residence shall be within a conforming single-family dwelling. B. Guest rooms shall be within the principal residential building only and not within an accessory building. C. Each room that is designated for guest occupancy must be provided with a smoke detector which is kept in good working order. D. Two (2) off-street parking spaces shall be provided for each dwelling unit plus one (1) off-street parking space for each sleeping room designated for guests. Such parking areas shall not be within the required front or side yards. E. One (1) identification sign on not more than four (4) square feet of sign area shall be permitted. B Publicly and privately owned dude ranches, forest and conservation areas, and golf driving ranges, motorized cart tracks, or other outdoor recreational areas such as gun clubs, and archery, trap and skeet ranges. C Industrial uses as provided in the Zoning Matrix and the following minimum conditions are met: A. Meets minimum lot requirements as established by this Resolution. B. Meets minimum off-street parking requirements as established by this Resolution. C. Meets minimum sanitary sewer requirements for the proposed use. D. The lot(s) takes access from an improved county road or highway or are along a developed public or private road that accesses an improved county road or highway. D Commercial uses as provided in the Zoning Matrix and the following minimum conditions are met: A. Meets minimum lot requirements as established by this Resolution. B. Meets minimum off-street parking requirements as established by this Resolution. C. Meets minimum sanitary sewer requirements for the proposed use. D. The lot(s) takes access from an improved county road or highway or are along a developed public or private road that accesses an improved county road or highway. E All other Conditional Uses as indicated within the Zoning Matrix, provided the following minimum conditions are met: A. Meets minimum lot requirements as established by this Resolution. B. Meets minimum off-street parking requirements as established by this Resolution. C. Meets minimum sanitary sewer requirements for the proposed use. D. The lot(s) takes access from an improved county road or highway or are along a developed public or private road that accesses an improved county road or highway. F Development of natural resources and the extraction of raw materials such as rock, gravel, sand, etc., including gas and oil extraction and exploration, and subject to the requirements of the Supplementary Regulations. G Radio, cellular and television towers and transmitters and are subject to the requirements of Section 6.01 of the Supplementary Regulations. H Airports. Grand Island Regular Meeting - 4/4/2018 Page 146 / 158 ARTICLE 4: DISTRICTS AND INTERPRETATION OF DISTRICT BOUNDARIES 10 I Manufacture of light sheet metal products including heating and ventilation equipment. J Manufacture and/or processing of agricultural products including but not limited to ethanol plants and mills. K Truck and freight terminals. L Commercial mining, quarries, sand and gravel pits and accessory uses. M Storage of trucks, tractors, and trailers engaged in the transportation of explosives. N Race tracks, drag strips and similar uses and associated accessory uses. O Wind Energy devices. P Community sewage disposal facilities. Q Sanitary landfill siting or expansion conducted in a manner and method approved by the County Board of Supervisors, provided said landfill is not closer than 1,000 feet to a municipal well and/or one mile to any village or city limits or any subdivision, addition or residence platted as of the effective date of this resolution, see Section 6.04 of the Supplemental Regulations. R Lawn and Garden Nurseries. S Commercial Kennels and facilities for the raising, breeding and boarding of dogs and other small animals, including exotic, non-farm and non-domestic animals, provided that all buildings and facilities be at least 100 feet from the property line and 300 feet from any neighboring residence. T The spreading, stockpiling, or composting of dead livestock, sludge, by-products from manufacturing or any processing plant, and/or paunch manure on agricultural land by municipalities or operations inside or outside of the County. U The application of livestock manure in Hall County by operations located outside the County. V Class III, and IV Livestock Feeding Operations, subject to the license requirements, waste disposal requirements and recommendations of the State of Nebraska and the Land Use specifications in the Hall County Comprehensive Plan. 4.02.04 Standards for Livestock Feeding Operations 1. The following setbacks and design standards are the minimum sanitation and odor practices for Hall County. In addition, the Hall County Board of Supervisors, when considering the health, safety, and general welfare of the public, may impose more restrictive requirements. These requirements should consider such things as:  property values,  dust,  lighting,  waste disposal and  Dead livestock. 3. A Conditional Use Permit may be approved after public notice has been given and public hearing is conducted as required by law. 4. Agricultural Operations of 1,000 A.U. and under are considered a farm as defined in these Regulations and do not require a Conditional Use Permit 5. All existing LFO’s that have been granted a conditional use permit may expand within their designated level; except for the 20,000 and above which requires a new Conditional Use Permit for each expansion beyond 20,000 A.U.’s, as outlined in Table 1, without applying for another conditional use permit. All new LFO’s and those expanding to the next level shall require a Conditional Use Permit and shall be located no less than at a distance from non-farm residences or other residences not on an owner's property in any affected Zoning District as hereafter described: A. Livestock Feeding Operations (LFO) will be categorized either as Environmentally Controlled Housing (ECH) Operations or Open Lot Operations. LFOs having more than one type of feeding operation at one location shall be categorized according to the operation which constitutes the majority of the total operation. Each operation type shall be classified in one of four levels according to total number of animal units (A.U.) in the operation at any one time. Levels will include: Class I Facility = 300-1,000 animal units; Class II Facility = 1,001-5,000 animal units; Class III Facility = 5,001-20,000 animal units; and Class IV Facility = 20,001 or more animal units. Grand Island Regular Meeting - 4/4/2018 Page 147 / 158 ARTICLE 4: DISTRICTS AND INTERPRETATION OF DISTRICT BOUNDARIES 11 LFOs having more than one type feeding operation at one location shall be categorized according to the total number of animal units. 6. TABLE 1: LFO SPACING AND DISTANCE (Distances given in feetmiles) Size of Proposed LFO in Animal Units. Non-farm or Other Residence and Other LFOs (feet) Class I 301-1000 ECH 1,320 OPEN 1,320 Class II 1001-5000 ECH 5,280 OPEN 2,640 Class III 5001-20,000 ECH 5,280 OPEN 2,640 Class IV 20,000+ ECH 7,920 OPEN 3,960 ECH = Environmentally Controlled Housing OPEN = Open Lot Operations B. LFOs having more than a 1,000 300 animal units shall also locate at a distance as specified under the ECH or Open Lots, in Table 1 from a a house under different ownership than the owner/operator of the LFO a platted, a residential area, public park, recreational area, church, cemetery (excluding abandoned and personal historic cemeteries), religious area, school, state or nationally designated historical site, and Rresidential Ddistrict. LFO’s may locate closer than the specified distance if the owner of said property has granted an impact easement (distance waiver) and filed said documents against the property granting the easement. C. All LFO’s over 20,000 Animal Units shall be required to obtain a new Conditional Use Permit prior to any expansion, unless it meets the standards of the exceptions in the Exceptions Section. D. The producer shall have a Pre-submission meeting with the Hall County Regional Planning Director and Hall County Building Inspector to discuss tentative plans and layouts prior to formal submission of the Conditional Use Permit for Livestock Feeding Operations. 1. A proposed site plan and conditions or requirements of this regulation pending approval of application for a proposed operation and waste disposal plan from the Nebraska Department of Environmental Quality (NDEQ) or any other applicable State Agency. 2. The applicant shall submit all pertinent materials and designs, as per the Conditional Use Permit Application for Livestock Feeding Operations. 3. The applicant shall file a copy of the proposed Operation and Maintenance Plan and proposed Manure Management Plan. The approved plans shall be submitted after NDEQ approval if different from the proposed. Said plans shall be filed with the Hall County Regional Planning Director. 4. Shall also file a copy of all approved NDEQ plans and permits with the Hall County Regional Planning Director within 30 days after they are issued by the NDEQ. 5. An annual manure management plan shall be submitted to the Hall County Regional Planning Director which shall follow “best possible management practices” as specified by NDEQ in order to protect the environment, as well as the health, safety and general welfare of the public and their property values. 6. If stockpiling of animal waste and/or composting of dead carcasses, as per State Statutes, are part of the manure management plan, the waste shall be maintained in an area as outlined in Table 1 of this Section. Said area shall also located on the proposed site plan indicated in number (A) above. 7. All ground surfaces within outside livestock pens shall be maintained to insure proper drainage of animal waste and storm or surface runoff in such a manner as to minimize Grand Island Regular Meeting - 4/4/2018 Page 148 / 158 ARTICLE 4: DISTRICTS AND INTERPRETATION OF DISTRICT BOUNDARIES 12 manure from being carried into any roadway ditch, drainage area or onto a neighbor's property. 8. In no event shall any manure storage unit or system be constructed where the bottom of the unit or system is either in contact with or below the existing water table where the unit or system is to be constructed. Application of manure in flooded areas of standing water shall be prohibited. 9. All runoff or waste generated by an LFO facility shall be contained within the associated farming operation, or, on the premises upon which the confined feeding facility or feedlot is located. The applicant must verify that all runoff control ponds, lagoons, methods of manure disposal and dust control measures are designed to minimize offer and air pollution, and avoid surface or groundwater contamination as regulated by the State of Nebraska. 10. The setbacks from an LFO to any non-farm dwelling, other residence or other LFO are as follows in Table 2: 5. Exceptions: A. Any Class I Livestock Feeding Operation use in existence as of the effective date of this Resolution, and which is located within the minimum spacing distance in Table 1 to any church, school, public use, other LFO or single-family dwelling within the current class or to the next class, may expand in animal units and/or land area under a Conditional Use Permit, provided the proposed expansion complies with all of the following limitations: 1. Such expansion will not decrease the distance from the LFO use to any church, school, public use, other LFO or single-family dwelling not of the same ownership and not on the same premises with said LFO which is less than the minimum prescribed spacing distance. 2. Any physical expansion of the existing LFO shall be immediately contiguous with the facilities of the existing LFO. 3. Such expansion may occur in phases over time, but in no event shall such expansion(s) result in a LFO that is more than 50% larger in animal units than the one-time capacity of the use which existed as of the effective date of this Resolution. Any expansion beyond this limitation is prohibited unless a Conditional Use Permit for expansion that meets all requirements is heard by the Planning Commission and authorized by the County Board of Supervisors. 4. If such expansion results in such LFO being required to obtain a new construction permit from NDEQ, introduction of additional animals shall be prohibited until said permit is issued by NDEQ or other applicable or successor agency has been issued and such LFO shall be operated at all times in a manner consistent with the requirements of said permit and applicable regulations of this Resolution. 4.02.05. Accessory Uses The following accessory buildings and uses are permitted in the A-1 District. 1. Buildings and uses customarily incidental to the permitted and conditional uses. 2. Home occupation. 3. Temporary buildings and uses incidental to construction work which shall be removed upon the completion or abandonment of the construction work. 4.02.06 Lot Requirements and Intensity of Use 1. The following table lists the minimum lot requirements and maximum building requirements in an A-1 District. These requirements shall be followed unless otherwise modified by this Resolution Setbacks Uses Min Lot Area (acres) Min. Lot Width (feet) Front Yard (feet) Rear Yard (feet) Side Yard (feet) Max. Lot Coverage Min Lot Area per dwelling unit (sq. ft.) Max. Building Height (feet) Permitted Uses 20 100 35 35 20 10% 20,000 351 Conditional Uses 20 100 35 35 20 10% 20,000 351 Grand Island Regular Meeting - 4/4/2018 Page 149 / 158 ARTICLE 4: DISTRICTS AND INTERPRETATION OF DISTRICT BOUNDARIES 13 Agricultural uses 1 100 35 35 20 10% 20,000 351 1 for structures intended for human occupancy, all others no restrictions. 2. The following requirements are allowed in specific situations within the jurisdiction of Hall County. These requirements are: A. ANY PERSON OR PERSONS WHO: (1) owns a tract of 80 acres or more may sell one tract per 80 acres for a single family dwelling, providing such sale has not been previously exercised on the large tract; and/or (2) owns an existing ranch or farm dwelling that is 10 years old or more may sell a tract containing such dwelling; (3) providing the following space limitations are complied with: Setbacks Min Lot Area (sq. ft.) Min. Lot Width (feet) Front Yard (feet) Rear Yard (feet) Side Yard (feet) Max. Lot Coverag e Max. Building Height (feet) 20,000 80 30 25 15 40% 351 1 for structures intended for human occupancy, all others no restrictions. 4.02.07 Prohibited Uses 1. Any use not specifically listed as a permitted principal use or permitted accessory use. 4.02.08. Supplementary Regulations 1. Residential dwelling units on non-agricultural land existing at the time of passage of these regulations, may construct accessory structures, make repairs, replace, remodel, rebuild or replace the residential structure in case of damage regardless of the percent of damage or extent of structural change provided the use does not change. 2. All new and existing livestock feeding operations and farms with livestock of 300 animal units or less shall require a no-fee livestock registration permit. In addition, all new or expanded Livestock Feeding Operations of over 300 animal units shall meet the minimum setback/separation requirements with 25 points (or have impact easements) and NDEQ requirements with 25 points (NDEQ requirements can be met after issuance of the conditional use permit but prior to operation) and score at least 25 additional points for a minimum score of 75 points on the Livestock Siting Matrix found in Appendix B and require a Conditional Use Permit as subject to in Section 4.03, subsection B of this Article. A. New non-farm residences shall be located no less than at the following distances and those shown in Table 2: Non-farm Residentialce Spacing and Distance, from an existing agricultural operation having between 50 and 3001000 animal units and an LFO based upon the type of operation. New residences may be located closer to an LFO if the owner of such residence has been granted an impact easement from the owner of the LFO and the owner of the residence has granted an impact easement to the LFO.. Both easements shall be filed with the Register of Deeds. TABLE 2: NON-FARM RESIDENTIALCE SPACING AND DISTANCE (Distances given in feet) 100-300 301-1,000 15,001-20,000 20,000+ New Residence* near open lots 1,980 1,9803960 3,960 5,940 New Residence* near ECH 1,980 1,9807,970 7,920 11,880 *This shall not prohibit building a residence within the specified distance as part of the farming/feeding operation. Grand Island Regular Meeting - 4/4/2018 Page 150 / 158 ARTICLE 4: DISTRICTS AND INTERPRETATION OF DISTRICT BOUNDARIES 14 Section 4.03: A-2 – Secondary Agricultural Secondary District 4.03.01 Intent The intent of this district is to recognize the agricultural uses of land and communities; to encourage the continued use of that land which is suitable for agriculture, but limit the land uses that may be a detriment to the efficient pursuit of agricultural production. 4.03.02 Permitted Principal Uses The following principal uses are permitted in the A-2 – Secondary Agricultural Secondary District: 1. Agriculture, farming, dairy farming, livestock and poultry raising, and all uses commonly classed as agricultural, with no restrictions as to operation of such vehicles or machinery as are customarily incidental to such uses, and with no restrictions as to the sale or marketing of products raised on the premises; provided that the operation is no more than 500 animal units and, that any building, structure or yard for the raising, confinement, housing, or sale of livestock or poultry shall be located at least 1,320 feet from a neighbor’s dwelling, and further provided, that there shall be no feeding, spreading, accumulation or disposal of garbage, rubbish, or offal on any open surface of the land. 2. Churches and publicly owned and operated community buildings, public museums, public libraries. 3. Single-family dwellings, provided the intensity of use and all other requirements of this district are met. In no case are single-family dwellings permitted on tracts without legal access to an improved road. 4. Fish hatcheries, apiaries, aviaries. 5. Forests and wildlife reservations, or similar conservation projects. 6. Fur farming for the raising of fur bearing animals. 7. Golf courses and clubhouses customarily accessory thereto, except miniature golf, driving ranges and other similar activities operated as a business. 8. Hospitals, sanitariums, homes for the aged and feeble minded. 9. Private Kennels, provided the buildings and pens shall be located at least 100 feet from the property line and 300 feet from any neighboring residence. 10. Mushroom barns and caves. 11. Nurseries, greenhouses, and truck gardens. 12. Philanthropic or eleemosynary institutions. 13. Picnic groves. 14. Publicly owned parks and playgrounds, including public recreation or service building within such parks, public administrative building, police and fire stations and public utility buildings and structures. 15. Public schools, elementary and high, and private schools with curriculum equivalent to that of a public elementary or high school, and institutions of higher learning, including stadiums and dormitories in conjunction, if located on the campus. 16. Railroad rights-of-way not including railroad yards. 17. Riding stables and riding tracks. 18. Cemeteries and mortuaries. 18.19. Keeping of livestock on properties of less than 20 acres at a density not to exceed 2 animal units per acre regardless of other setback requirements 19.20. All Permitted Uses as indicated in the Zoning Matrix. 4.03.03 Conditional Uses The following conditional uses may be allowed as per Article 5 of this Resolution. Approval shall depend upon the ability of the application to meet specific minimum conditions/requirements. The final consideration may require additional conditions to be met that are specific to the site in question. 1. Airports and heliports. 2. Bed and breakfast residence subject to the following conditions in addition to those imposed by the Governing Body: A. The bed and breakfast residence shall be within a conforming single-family dwelling. B. Guest rooms shall be within the principal residential building only and not within an accessory building. Grand Island Regular Meeting - 4/4/2018 Page 151 / 158 ARTICLE 4: DISTRICTS AND INTERPRETATION OF DISTRICT BOUNDARIES 15 C. Each room that is designated for guest occupancy must be provided with a smoke detector which is kept in good working order. D. Two (2) off-street parking spaces shall be provided for each dwelling unit plus one (1) off- street parking space for each sleeping room designated for guests. Such parking areas shall not be within the required front or side yards. E. One (1) identification sign on not more than four (4) square feet of sign area shall be permitted. 3. Commercial kennels and facilities for the raising, breeding and boarding of dogs and other small animals, including exotic, non-farm and non-domestic animals, provided that all buildings and facilities be at least 100 feet from the property line and 300 feet from any neighboring residence. 4. Industrial uses as provided in the Zoning Matrix and the following minimum conditions are met: A. Meets minimum lot requirements as established by this Resolution. B. Meets minimum off-street parking requirements as established by this Resolution. C. Meets minimum sanitary sewer requirements for the proposed use. D. The lot(s) takes access from an improved county road or highway or are along a developed public or private road that accesses an improved county road or highway. 5. Commercial uses as provided in the Zoning Matrix and the following minimum conditions are met: A. Meets minimum lot requirements as established by this Resolution. B. Meets minimum off-street parking requirements as established by this Resolution. C. Meets minimum sanitary sewer requirements for the proposed use. D. The lot(s) takes access from an improved county road or highway or are along a developed public or private road that accesses an improved county road or highway. 6. All other Conditional Uses as indicated within the Zoning Matrix, provided the following minimum conditions are met: A. Meets minimum lot requirements as established by this Resolution. B. Meets minimum off-street parking requirements as established by this Resolution. C. Meets minimum sanitary sewer requirements for the proposed use. D. The lot(s) takes access from an improved county road or highway or are along a developed public or private road that accesses an improved county road or highway. 7. Farm and industrial equipment sales 8. Development of natural resources and the extraction of raw materials, such as rock, gravel, sand and soil and conditions referred to in Section 6.02 of the Supplemental Regulations. 9. Wind Energy systems 10. The application of manure by any livestock feeding operation (LFO as defined in these Regulations) from inside or outside the County. 11. Utility installations such as electric substations, sewer lift stations, telephone exchanges, gas regulators and major transmission lines (not including utility office, repair, storage or production facilities). 12. Radio, Cellular and television towers and transmitters and subject to the requirements of Section 6.01 of the Supplemental Regulations. 4.03.04 Permitted Accessory Uses. The following accessory buildings and uses are permitted in the A-2 District. 1. Buildings and uses customarily incidental to the permitted and conditional uses. 2. Home occupation. 3. Temporary buildings and uses incidental to construction work and shall be removed upon the completion or abandonment of the construction work. Grand Island Regular Meeting - 4/4/2018 Page 152 / 158 ARTICLE 4: DISTRICTS AND INTERPRETATION OF DISTRICT BOUNDARIES 16 4.03.05 Area and Intensity Regulations In the A-2 - Secondary Agricultural Secondary District the height of buildings, the minimum dimensions of lots and yards, and the minimum lot area per family permitted on any lot shall be as follows: The minimum lot requirements shall be as follows: Setbacks Uses Min Lot Area (acres) Min. Lot Width (feet) Front Yard (feet) Rear Yard (feet) Side Yard (feet) Max. Lot Coverage Min Lot Area per dwelling unit (sq. ft.) Max. Building Height (feet) Permitted Uses 3 100 30 25 15 25% 20,0002 351 Conditional Uses 3 100 30 25 15 25% 20,0002 351 1 for structures intended for human occupancy, all others no restrictions. 4.03.06 Prohibited Uses Any use not specifically listed as a permitted principal use or permitted accessory use. Grand Island Regular Meeting - 4/4/2018 Page 153 / 158 Grand Island Regular Meeting - 4/4/2018 Page 154 / 158 Grand Island Regular Meeting - 4/4/2018 Page 155 / 158 Grand Island Regular Meeting - 4/4/2018 Page 156 / 158 Grand Island Regular Meeting - 4/4/2018 Page 157 / 158 Grand Island Regular Meeting - 4/4/2018 Page 158 / 158